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 · 1.32 km away

Sold for

$1,055,000

Adjusted to this home

$1,060,032

What we added and subtracted to make this sale comparable to 3 Cove Court
Street	this home 0.0472 · comparable -0.0568	+$87,776
Car spaces	this home 1 · comparable 2	−$53,863
Land size	this home 600 m² · comparable 331 m²	+$41,103
Bathrooms	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 3	−$14,400
Year built	this home 1991 · comparable 1999	−$13,069
Distance to beach	this home 8.7 km · comparable 7.52 km	−$5,469
Micro-location	this home 0.0471 · comparable 0.0436	+$2,954
Net adjustment		+$5,032

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

3 Cabot Court

Sold 20 April 2026 · 0.09 km away

Sold for

$1,000,000

Adjusted to this home

$1,141,234

What we added and subtracted to make this sale comparable to 3 Cove Court
Street	this home 0.0472 · comparable -0.0193	+$53,200
Floor area	this home 126 m² · comparable 93 m²	+$52,800
Land size	this home 600 m² · comparable 400 m²	+$30,560
Micro-location	this home 0.0471 · comparable 0.0433	+$3,040
Year built	this home 1991 · comparable 1990	+$1,634
Net adjustment		+$141,234

A further 13 factors were compared and found the same on both properties, so no money moved.

14 Griffon Street

Sold 10 March 2026 · 1.13 km away

Sold for

$1,218,000

Adjusted to this home

$1,085,567

What we added and subtracted to make this sale comparable to 3 Cove Court
Floor area	this home 126 m² · comparable 180 m²	−$86,400
Car spaces	this home 1 · comparable 2	−$53,863
Bathrooms	this home 1 · comparable 2	−$40,000
Land size	this home 600 m² · comparable 411 m²	+$28,879
Micro-location	this home 0.0471 · comparable 0.0274	+$19,196
Street	this home 0.0472 · comparable 0.0335	+$13,350
Year built	this home 1991 · comparable 1999	−$13,069
Distance to beach	this home 8.7 km · comparable 7.96 km	−$526
Net adjustment		−$132,433

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

73 Kingarry Circuit

Sold 25 March 2026 · 1.19 km away

Sold for

$1,245,000

Adjusted to this home

$1,093,688

What we added and subtracted to make this sale comparable to 3 Cove Court
Car spaces	this home 1 · comparable 4	−$161,590
Street	this home 0.0472 · comparable -0.0298	+$76,692
Pool	this home 0 · comparable 1	−$52,000
Bathrooms	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0471 · comparable 0.0155	+$31,474
Cladding	this home 2 · comparable 3	−$14,400
Land size	this home 600 m² · comparable 508 m²	+$14,058
Year built	this home 1991 · comparable 1996	−$8,168
Floor area	this home 126 m² · comparable 121 m²	+$8,000
Distance to beach	this home 8.7 km · comparable 7.6 km	−$5,378
Net adjustment		−$151,312

A further 8 factors were compared and found the same on both properties, so no money moved.

13 Willunga Place

Sold 1 December 2025 · 0.74 km away

Sold for

$1,080,000

Adjusted to this home

$1,161,980

What we added and subtracted to make this sale comparable to 3 Cove Court
Street	this home 0.0472 · comparable -0.0392	+$74,650
Micro-location	this home 0.0471 · comparable -0.0052	+$45,187
Bathrooms	this home 1 · comparable 2	−$40,000
Land size	this home 600 m² · comparable 418 m²	+$27,810
Floor area	this home 126 m² · comparable 140 m²	−$22,400
Year built	this home 1991 · comparable 1993	−$3,267
Net adjustment		+$81,980

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

34 Merridown Drive

Sold 6 July 2026 · 1.34 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 3 Cove Court
Car spaces	this home 1 · comparable 6	−$135,480
Street	this home 0.0472 · comparable 0.1323	−$48,803
Micro-location	this home 0.0471 · comparable 0.1211	−$42,438
Bedrooms	this home 3 · comparable 4	−$31,924
Floor area	this home 126 m² · comparable 160 m²	−$27,366
Pool	this home 0 · comparable 1	−$26,158
Bathrooms	this home 1 · comparable 2	−$20,122
Land size	this home 600 m² · comparable 737 m²	−$10,530
Year built	this home 1991 · comparable 1990	+$822
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 · 1.32 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,399

What we added and subtracted to make this sale comparable to 3 Cove Court
Car spaces	this home 1 · comparable 5	−$95,382
Floor area	this home 126 m² · comparable 251 m²	−$88,541
Street	this home 0.0472 · comparable 0.15	−$52,427
Micro-location	this home 0.0471 · comparable 0.1113	−$32,742
Bedrooms	this home 3 · comparable 4	−$28,094
Pool	this home 0 · comparable 1	−$23,021
Bathrooms	this home 1 · comparable 2	−$17,708
Land size	this home 600 m² · comparable 735 m²	−$9,132
Year built	this home 1991 · comparable 1989	+$1,446
Net adjustment		−$345,601

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

5 Felix Court

Sold 27 April 2026 · 1.47 km away

Sold for

$1,330,000

Adjusted to this home

$1,026,059

What we added and subtracted to make this sale comparable to 3 Cove Court
Car spaces	this home 1 · comparable 4	−$161,590
Floor area	this home 126 m² · comparable 181.6 m²	−$88,960
Bedrooms	this home 3 · comparable 4	−$63,461
Street	this home 0.0472 · comparable 0.005	+$44,901
Bathrooms	this home 1 · comparable 2	−$40,000
Year built	this home 1991 · comparable 2002	−$17,970
Land size	this home 600 m² · comparable 487 m²	+$17,266
Micro-location	this home 0.0471 · comparable 0.0405	+$7,022
Distance to beach	this home 8.7 km · comparable 7.92 km	−$1,149
Net adjustment		−$303,941

A further 9 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 3 Cove Court 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 3 Cove Court 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

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

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