A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

3 Fairbank Court

Sold 7 August 2026 · 0.72 km away

Sold for

$1,055,000

Adjusted to this home

$1,137,985

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Street	this home 0.0329 · comparable -0.0568	+$75,707
Land size	this home 400 m² · comparable 331 m²	+$10,543
Floor area	this home 132 m² · comparable 126 m²	+$9,600
Micro-location	this home 0.0329 · comparable 0.0436	−$9,030
Distance to beach	this home 8.08 km · comparable 7.52 km	−$5,469
Year built	this home 2000 · comparable 1999	+$1,634
Net adjustment		+$82,985

A further 12 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 0.20 km away

Sold for

$1,330,000

Adjusted to this home

$1,097,743

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 132 m² · comparable 181.6 m²	−$79,360
Bedrooms	this home 3 · comparable 4	−$63,461
Street	this home 0.0329 · comparable 0.005	+$29,686
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 400 m² · comparable 487 m²	−$13,294
Micro-location	this home 0.0329 · comparable 0.0405	−$8,086
Year built	this home 2000 · comparable 2002	−$3,267
Distance to beach	this home 8.08 km · comparable 7.92 km	−$1,149
Net adjustment		−$232,257

A further 9 factors were compared and found the same on both properties, so no money moved.

14 Griffon Street

Sold 10 March 2026 · 0.28 km away

Sold for

$1,218,000

Adjusted to this home

$1,159,801

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Floor area	this home 132 m² · comparable 180 m²	−$76,800
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0329 · comparable 0.0274	+$5,359
Land size	this home 400 m² · comparable 411 m²	−$1,681
Year built	this home 2000 · comparable 1999	+$1,634
Street	this home 0.0329 · comparable 0.0335	−$585
Distance to beach	this home 8.08 km · comparable 7.96 km	−$526
Net adjustment		−$58,199

A further 11 factors were compared and found the same on both properties, so no money moved.

18 Nisbet Place

Sold 14 January 2026 · 0.65 km away

Sold for

$1,215,000

Adjusted to this home

$1,075,197

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 400 m² · comparable 858 m²	−$69,982
Floor area	this home 132 m² · comparable 110.21 m²	+$34,864
Micro-location	this home 0.0329 · comparable 0.0484	−$15,066
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1994	+$9,802
Net adjustment		−$139,803

A further 12 factors were compared and found the same on both properties, so no money moved.

73 Kingarry Circuit

Sold 25 March 2026 · 0.78 km away

Sold for

$1,245,000

Adjusted to this home

$1,167,308

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.0329 · comparable -0.0298	+$62,450
Pool	this home 0 · comparable 1	−$52,000
Floor area	this home 132 m² · comparable 121 m²	+$17,600
Micro-location	this home 0.0329 · comparable 0.0155	+$17,330
Land size	this home 400 m² · comparable 508 m²	−$16,502
Year built	this home 2000 · comparable 1996	+$6,534
Distance to beach	this home 8.08 km · comparable 7.6 km	−$5,378
Net adjustment		−$77,692

A further 10 factors were compared and found the same on both properties, so no money moved.

34 Merridown Drive

Sold 6 July 2026 · 1.17 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,001

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Car spaces	this home 2 · comparable 6	−$120,729
Street	this home 0.0329 · comparable 0.1323	−$63,496
Micro-location	this home 0.0329 · comparable 0.1211	−$56,342
Bedrooms	this home 3 · comparable 4	−$35,560
Pool	this home 0 · comparable 1	−$29,138
Land size	this home 400 m² · comparable 737 m²	−$28,854
Floor area	this home 132 m² · comparable 160 m²	−$25,103
Year built	this home 2000 · comparable 1990	+$9,154
Cladding	this home 3 · comparable 2	+$8,069
Net adjustment		−$341,999

A further 9 factors were compared and found the same on both properties, so no money moved.

12 Macallan Street

Sold 23 March 2026 · 1.03 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,401

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Floor area	this home 132 m² · comparable 251 m²	−$92,486
Car spaces	this home 2 · comparable 5	−$78,491
Street	this home 0.0329 · comparable 0.15	−$65,526
Micro-location	this home 0.0329 · comparable 0.1113	−$43,871
Bedrooms	this home 3 · comparable 4	−$30,826
Pool	this home 0 · comparable 1	−$25,258
Land size	this home 400 m² · comparable 735 m²	−$24,864
Year built	this home 2000 · comparable 1989	+$8,729
Cladding	this home 3 · comparable 2	+$6,994
Net adjustment		−$345,599

A further 9 factors were compared and found the same on both properties, so no money moved.

3 Cabot Court

Sold 20 April 2026 · 1.20 km away

Sold for

$1,000,000

Adjusted to this home

$1,220,439

What we added and subtracted to make this sale comparable to 28 Inwood Circuit
Floor area	this home 132 m² · comparable 93 m²	+$62,400
Car spaces	this home 2 · comparable 1	+$53,863
Street	this home 0.0329 · comparable -0.0193	+$41,760
Bathrooms	this home 2 · comparable 1	+$40,000
Year built	this home 2000 · comparable 1990	+$16,336
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0329 · comparable 0.0433	−$8,320
Net adjustment		+$220,439

A further 11 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 28 Inwood Circuit sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 28 Inwood Circuit over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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Valuation Report

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The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

Will Simpson · 84 seconds