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.

13 Willunga Place

Sold 1 December 2025 · 0.94 km away

Sold for

$1,080,000

Adjusted to this home

$1,081,737

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Condition	this home 6 · comparable 9	−$151,200
Street	this home 0.0329 · comparable -0.0392	+$62,294
Car spaces	this home 2 · comparable 1	+$53,863
Micro-location	this home 0.0536 · comparable -0.0052	+$50,803
Floor area	this home 124 m² · comparable 140 m²	−$25,600
Land size	this home 314 m² · comparable 418 m²	−$15,891
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1993	+$11,435
Distance to beach	this home 7.86 km · comparable 8.66 km	+$1,633
Net adjustment		+$1,737

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

3 Fairbank Court

Sold 7 August 2026 · 0.64 km away

Sold for

$1,055,000

Adjusted to this home

$1,131,109

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Street	this home 0.0329 · comparable -0.0568	+$75,707
Micro-location	this home 0.0536 · comparable 0.0436	+$8,440
Distance to beach	this home 7.86 km · comparable 7.52 km	−$3,874
Floor area	this home 124 m² · comparable 126 m²	−$3,200
Land size	this home 314 m² · comparable 331 m²	−$2,598
Year built	this home 2000 · comparable 1999	+$1,634
Net adjustment		+$76,109

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

14 Griffon Street

Sold 10 March 2026 · 0.35 km away

Sold for

$1,218,000

Adjusted to this home

$1,155,872

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Floor area	this home 124 m² · comparable 180 m²	−$89,600
Micro-location	this home 0.0536 · comparable 0.0274	+$25,530
Land size	this home 314 m² · comparable 411 m²	−$14,822
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1999	+$1,634
Distance to beach	this home 7.86 km · comparable 7.96 km	+$1,315
Street	this home 0.0329 · comparable 0.0335	−$585
Net adjustment		−$62,128

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.74 km away

Sold for

$1,245,000

Adjusted to this home

$1,064,266

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Condition	this home 6 · comparable 8	−$99,600
Street	this home 0.0329 · comparable -0.0298	+$62,450
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home 0.0536 · comparable 0.0155	+$37,947
Land size	this home 314 m² · comparable 508 m²	−$29,643
Year built	this home 2000 · comparable 1996	+$6,534
Floor area	this home 124 m² · comparable 121 m²	+$4,800
Distance to beach	this home 7.86 km · comparable 7.6 km	−$3,496
Net adjustment		−$180,734

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

5 Felix Court

Sold 27 April 2026 · 0.07 km away

Sold for

$1,330,000

Adjusted to this home

$1,042,638

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 124 m² · comparable 181.6 m²	−$92,160
Bedrooms	this home 3 · comparable 4	−$63,461
Condition	this home 6 · comparable 7	−$53,200
Street	this home 0.0329 · comparable 0.005	+$29,686
Land size	this home 314 m² · comparable 487 m²	−$26,434
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0536 · comparable 0.0405	+$13,938
Year built	this home 2000 · comparable 2002	−$3,267
Distance to beach	this home 7.86 km · comparable 7.92 km	+$862
Net adjustment		−$287,362

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

34 Merridown Drive

Sold 6 July 2026 · 1.39 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,000

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Car spaces	this home 2 · comparable 6	−$120,691
Street	this home 0.0329 · comparable 0.1323	−$63,477
Micro-location	this home 0.0536 · comparable 0.1211	−$43,106
Land size	this home 314 m² · comparable 737 m²	−$36,206
Bedrooms	this home 3 · comparable 4	−$35,549
Floor area	this home 124 m² · comparable 160 m²	−$32,266
Pool	this home 0 · comparable 1	−$29,129
Year built	this home 2000 · comparable 1990	+$9,151
Cladding	this home 3 · comparable 2	+$8,066
Distance to beach	this home 7.86 km · comparable 9.25 km	+$1,207
Net adjustment		−$342,000

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

18 Nisbet Place

Sold 14 January 2026 · 0.87 km away

Sold for

$1,215,000

Adjusted to this home

$1,022,613

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 314 m² · comparable 858 m²	−$83,123
Condition	this home 6 · comparable 7	−$48,600
Floor area	this home 124 m² · comparable 110.21 m²	+$22,064
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1994	+$9,802
Micro-location	this home 0.0536 · comparable 0.0484	+$5,054
Distance to beach	this home 7.86 km · comparable 8.73 km	+$1,837
Net adjustment		−$192,387

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

12 Macallan Street

Sold 23 March 2026 · 1.25 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,398

What we added and subtracted to make this sale comparable to 31 Inwood Circuit
Floor area	this home 124 m² · comparable 251 m²	−$91,321
Car spaces	this home 2 · comparable 5	−$72,621
Street	this home 0.0329 · comparable 0.15	−$60,626
Micro-location	this home 0.0536 · comparable 0.1113	−$29,873
Land size	this home 314 m² · comparable 735 m²	−$28,910
Bedrooms	this home 3 · comparable 4	−$28,520
Condition	this home 6 · comparable 7	−$25,886
Pool	this home 0 · comparable 1	−$23,370
Year built	this home 2000 · comparable 1989	+$8,076
Cladding	this home 3 · comparable 2	+$6,471
Distance to beach	this home 7.86 km · comparable 9.11 km	+$978
Net adjustment		−$345,602

A further 7 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 31 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 31 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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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