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.

16 Manakin Avenue

Sold 31 August 2026 · 0.93 km away

Sold for

$1,900,000

Adjusted to this home

$1,990,659

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Street	this home 0.15 · comparable -0.0032	+$232,864
Micro-location	this home 0.15 · comparable -0.0002	+$228,304
Land size	this home 697 m² · comparable 812 m²	−$183,816
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Distance to beach	this home 1.08 km · comparable 1.71 km	+$35,910
Floor area	this home 148 m² · comparable 156.04 m²	−$20,859
Cladding	this home 2 · comparable 3	−$18,970
Year built	this home 1980 · comparable 1982	−$10,774
Net adjustment		+$90,659

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

12 Coronet Crescent

Sold 17 August 2026 · 0.91 km away

Sold for

$1,955,000

Adjusted to this home

$1,981,526

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Street	this home 0.15 · comparable -0.029	+$279,956
Micro-location	this home 0.15 · comparable 0.0013	+$232,566
Land size	this home 697 m² · comparable 833 m²	−$217,382
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 148 m² · comparable 184 m²	−$93,398
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1980 · comparable 1988	−$43,098
Distance to beach	this home 1.08 km · comparable 1.76 km	+$39,882
Net adjustment		+$26,526

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

17 Pitta Place

Sold 29 July 2026 · 0.16 km away

Sold for

$2,137,000

Adjusted to this home

$2,030,923

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Street	this home 0.15 · comparable 0.0195	+$223,102
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 148 m² · comparable 181 m²	−$85,615
Pool	this home 0 · comparable 1	−$72,000
Land size	this home 697 m² · comparable 714 m²	−$27,173
Air conditioning	this home 0 · comparable 1	−$24,000
Year built	this home 1980 · comparable 1982	−$10,774
Distance to beach	this home 1.08 km · comparable 0.93 km	−$9,617
Net adjustment		−$106,077

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

6 Wedgebill Parade

Sold 1.51 km away

Sold for

$1,795,000

Adjusted to this home

$1,881,430

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Land size	this home 697 m² · comparable 602 m²	+$151,848
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.15 · comparable 0.0883	+$88,602
Year built	this home 1980 · comparable 1990	−$53,872
Floor area	this home 148 m² · comparable 165.7 m²	−$45,921
Distance to beach	this home 1.08 km · comparable 1.93 km	+$45,773
Net adjustment		+$86,430

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

39 Honeyeater Drive

Sold 0.53 km away

Sold for

$2,095,000

Adjusted to this home

$2,177,908

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Micro-location	this home 0.15 · comparable 0.0835	+$111,454
Street	this home 0.15 · comparable 0.0962	+$90,169
Pool	this home 0 · comparable 1	−$72,000
Land size	this home 697 m² · comparable 660 m²	+$59,141
Car spaces	this home 2 · comparable 3	−$36,000
Year built	this home 1980 · comparable 1986	−$32,323
Floor area	this home 148 m² · comparable 160 m²	−$31,133
Cladding	this home 2 · comparable 3	−$18,970
Distance to beach	this home 1.08 km · comparable 1.28 km	+$12,570
Net adjustment		+$82,908

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

7 Aruma Avenue

Sold 25 September 2026 · 0.69 km away

Sold for

$2,140,000

Adjusted to this home

$1,926,149

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Floor area	this home 148 m² · comparable 199.83 m²	−$134,468
Land size	this home 697 m² · comparable 630 m²	+$107,093
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Cladding	this home 2 · comparable 3	−$18,970
Distance to beach	this home 1.08 km · comparable 1.15 km	+$4,494
Net adjustment		−$213,851

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

53 Honeyeater Drive

Sold 3 March 2026 · 0.66 km away

Sold for

$2,100,000

Adjusted to this home

$2,034,566

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Micro-location	this home 0.15 · comparable 0.0488	+$170,016
Floor area	this home 148 m² · comparable 198.09 m²	−$129,954
Bedrooms	this home 3 · comparable 4	−$100,000
Street	this home 0.15 · comparable 0.0962	+$90,384
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1980 · comparable 1985	−$26,936
Air conditioning	this home 0 · comparable 1	−$24,000
Land size	this home 697 m² · comparable 682 m²	+$23,976
Distance to beach	this home 1.08 km · comparable 1.43 km	+$22,050
Cladding	this home 2 · comparable 3	−$18,970
Net adjustment		−$65,434

A further 7 factors were compared and found the same on both properties, so no money moved.

28 Mountain View Avenue

Sold 7 July 2026 · 0.45 km away

Sold for

$2,250,000

Adjusted to this home

$2,072,586

What we added and subtracted to make this sale comparable to 3 Spoonbill Court
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 148 m² · comparable 181 m²	−$85,615
Street	this home 0.15 · comparable 0.1104	+$71,280
Year built	this home 1980 · comparable 1987	−$37,710
Distance to beach	this home 1.08 km · comparable 0.63 km	−$30,375
Land size	this home 697 m² · comparable 682 m²	+$23,976
Cladding	this home 2 · comparable 3	−$18,970
Net adjustment		−$177,414

A further 10 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 Spoonbill 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 Spoonbill Court 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 Spoonbill Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

16 Manakin Avenue

12 Coronet Crescent