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.

105 Harrier Drive

Sold 24 July 2026 · 0.25 km away

Sold for

$1,290,000

Adjusted to this home

$1,278,387

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Street	this home -0.1019 · comparable -0.0762	−$26,522
Micro-location	this home 0.0053 · comparable -0.0081	+$13,829
Floor area	this home 133 m² · comparable 128 m²	+$3,208
Land size	this home 400 m² · comparable 418 m²	−$1,598
Year built	this home 1996 · comparable 1998	−$1,459
Distance to beach	this home 2.45 km · comparable 2.49 km	+$929
Net adjustment		−$11,613

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

13 Nozomi Street

Sold 19 May 2026 · 0.56 km away

Sold for

$1,225,000

Adjusted to this home

$1,271,073

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Pool	this home 0 · comparable 1	−$132,401
Micro-location	this home 0.0053 · comparable -0.0671	+$70,952
Bathrooms	this home 2 · comparable 1	+$68,000
Cladding	this home 3 · comparable 2	+$24,000
Distance to beach	this home 2.45 km · comparable 2.8 km	+$7,718
Street	this home -0.1019 · comparable -0.1065	+$4,508
Floor area	this home 133 m² · comparable 129 m²	+$2,566
Year built	this home 1996 · comparable 1995	+$730
Net adjustment		+$46,073

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

2 Sugarleaf Court

Sold 10 July 2026 · 0.50 km away

Sold for

$1,330,000

Adjusted to this home

$1,380,531

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Micro-location	this home 0.0053 · comparable -0.0747	+$85,120
Condition	this home 6 · comparable 7	−$53,200
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 400 m² · comparable 629 m²	−$20,335
Distance to beach	this home 2.45 km · comparable 2.93 km	+$11,491
Year built	this home 1996 · comparable 1991	+$3,648
Floor area	this home 133 m² · comparable 133.3 m²	−$193
Net adjustment		+$50,531

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

5 Sugarleaf Court

Sold 11 June 2026 · 0.56 km away

Sold for

$1,452,000

Adjusted to this home

$1,301,353

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Pool	this home 0 · comparable 1	−$132,401
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0053 · comparable -0.0782	+$96,994
Floor area	this home 133 m² · comparable 191 m²	−$37,213
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 400 m² · comparable 634 m²	−$20,779
Distance to beach	this home 2.45 km · comparable 3 km	+$14,374
Year built	this home 1996 · comparable 1990	+$4,378
Net adjustment		−$150,647

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

32 Redleaf Court

Sold 4 August 2026 · 0.62 km away

Sold for

$1,530,000

Adjusted to this home

$1,306,738

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Pool	this home 0 · comparable 1	−$132,401
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0053 · comparable -0.066	+$87,271
Street	this home -0.1019 · comparable -0.0334	−$83,844
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 400 m² · comparable 669 m²	−$23,887
Floor area	this home 133 m² · comparable 160.69 m²	−$17,766
Distance to beach	this home 2.45 km · comparable 3.06 km	+$16,799
Year built	this home 1996 · comparable 1987	+$6,566
Net adjustment		−$223,262

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

84 Harrier Drive

Sold 12 June 2026 · 0.20 km away

Sold for

$1,360,000

Adjusted to this home

$1,239,312

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Car spaces	this home 2 · comparable 4	−$72,000
Condition	this home 6 · comparable 7	−$54,400
Micro-location	this home 0.0053 · comparable -0.0261	+$34,163
Street	this home -0.1019 · comparable -0.0762	−$27,962
Land size	this home 400 m² · comparable 429 m²	−$2,575
Distance to beach	this home 2.45 km · comparable 2.55 km	+$2,448
Year built	this home 1996 · comparable 1998	−$1,459
Floor area	this home 133 m² · comparable 131.29 m²	+$1,097
Net adjustment		−$120,688

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

132 Harrier Drive

Sold 16 May 2026 · 0.26 km away

Sold for

$1,441,500

Adjusted to this home

$1,282,363

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Condition	this home 6 · comparable 7	−$57,660
Micro-location	this home 0.0053 · comparable 0.04	−$40,016
Street	this home -0.1019 · comparable -0.0762	−$29,638
Floor area	this home 133 m² · comparable 172 m²	−$25,022
Distance to beach	this home 2.45 km · comparable 2.24 km	−$5,449
Year built	this home 1996 · comparable 1997	−$730
Land size	this home 400 m² · comparable 407 m²	−$622
Net adjustment		−$159,137

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

7 Ballerina Street

Sold 1 September 2026 · 0.70 km away

Sold for

$1,107,000

Adjusted to this home

$1,297,839

What we added and subtracted to make this sale comparable to 3 Lakes Circuit
Micro-location	this home 0.0053 · comparable -0.0907	+$85,018
Bathrooms	this home 2 · comparable 1	+$68,000
Condition	this home 6 · comparable 7	−$44,280
Car spaces	this home 2 · comparable 1	+$36,000
Cladding	this home 3 · comparable 2	+$24,000
Floor area	this home 133 m² · comparable 115.22 m²	+$11,408
Distance to beach	this home 2.45 km · comparable 2.95 km	+$9,963
Year built	this home 1996 · comparable 1995	+$730
Net adjustment		+$190,839

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 Lakes 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 3 Lakes Circuit over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

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Reports for this address

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

If you sold today

13 houses are already on the market in Burleigh Waters.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

3 Lakes Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

105 Harrier Drive

13 Nozomi Street

2 Sugarleaf Court

5 Sugarleaf Court

32 Redleaf Court

84 Harrier Drive

132 Harrier Drive

7 Ballerina Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 3 Lakes Circuit sit?