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 Palmwood Court

Sold 2.20 km away

Sold for

$1,650,000

Adjusted to this home

$1,683,567

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 8	−$132,000
Bathrooms	this home 3 · comparable 2	+$68,000
Micro-location	this home 0.0069 · comparable -0.0435	+$66,528
Distance to beach	this home 1.75 km · comparable 3.16 km	+$46,827
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1987 · comparable 1984	+$12,000
Land size	this home 603 m² · comparable 792 m²	−$8,316
Floor area	this home 189 m² · comparable 185 m²	+$4,528
Net adjustment		+$33,567

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

180 Christine Avenue

Sold 20 July 2026 · 1.17 km away

Sold for

$1,545,000

Adjusted to this home

$1,568,200

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 9	−$216,300
Bedrooms	this home 4 · comparable 3	+$152,734
Bathrooms	this home 3 · comparable 2	+$68,000
Floor area	this home 189 m² · comparable 153 m²	+$40,752
Cladding	this home 2 · comparable 3	−$24,000
Distance to beach	this home 1.75 km · comparable 2.36 km	+$21,599
Micro-location	this home 0.0069 · comparable 0.0192	−$15,203
Year built	this home 1987 · comparable 1989	−$8,000
Street	this home -0.0032 · comparable -0.0078	+$5,686
Land size	this home 603 m² · comparable 650 m²	−$2,068
Net adjustment		+$23,200

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

17 Beaconsfield Drive

Sold 16 March 2026 · 0.80 km away

Sold for

$1,600,000

Adjusted to this home

$1,655,382

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 9	−$224,000
Bedrooms	this home 4 · comparable 3	+$152,734
Street	this home -0.0032 · comparable 0.0613	−$82,560
Micro-location	this home 0.0069 · comparable -0.0547	+$78,848
Bathrooms	this home 3 · comparable 2	+$68,000
Floor area	this home 189 m² · comparable 130 m²	+$66,788
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 1.75 km · comparable 2.4 km	+$23,520
Year built	this home 1987 · comparable 1990	−$12,000
Land size	this home 603 m² · comparable 420 m²	+$8,052
Net adjustment		+$55,382

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

3 Styer Circuit

Sold 10 April 2026 · 0.62 km away

Sold for

$1,705,000

Adjusted to this home

$1,633,207

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 9	−$238,700
Bedrooms	this home 4 · comparable 3	+$152,734
Bathrooms	this home 3 · comparable 2	+$68,000
Year built	this home 1987 · comparable 1996	−$36,000
Floor area	this home 189 m² · comparable 166 m²	+$26,036
Cladding	this home 2 · comparable 3	−$24,000
Air conditioning	this home 0 · comparable 1	−$24,000
Micro-location	this home 0.0069 · comparable 0.0165	−$13,094
Distance to beach	this home 1.75 km · comparable 1.92 km	+$8,695
Land size	this home 603 m² · comparable 409 m²	+$8,536
Net adjustment		−$71,793

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

16 Manakin Avenue

Sold 31 August 2026 · 0.11 km away

Sold for

$1,900,000

Adjusted to this home

$1,734,626

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 9	−$266,000
Bathrooms	this home 3 · comparable 2	+$68,000
Floor area	this home 189 m² · comparable 156.04 m²	+$37,310
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1987 · comparable 1982	+$20,000
Micro-location	this home 0.0069 · comparable -0.0002	+$10,792
Land size	this home 603 m² · comparable 812 m²	−$9,196
Distance to beach	this home 1.75 km · comparable 1.71 km	−$2,280
Net adjustment		−$165,374

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

117 Honeyeater Drive

Sold 12 August 2026 · 0.45 km away

Sold for

$1,530,000

Adjusted to this home

$1,480,532

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Street	this home -0.0032 · comparable 0.0962	−$121,666
Bathrooms	this home 3 · comparable 2	+$68,000
Condition	this home 6 · comparable 7	−$61,200
Floor area	this home 189 m² · comparable 153 m²	+$40,752
Micro-location	this home 0.0069 · comparable -0.0132	+$24,602
Year built	this home 1987 · comparable 1993	−$24,000
Distance to beach	this home 1.75 km · comparable 2.18 km	+$16,432
Land size	this home 603 m² · comparable 430 m²	+$7,612
Net adjustment		−$49,468

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

70 Christine Avenue

Sold 13 June 2026 · 1.08 km away

Sold for

$1,500,000

Adjusted to this home

$1,563,530

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Micro-location	this home 0.0069 · comparable 0.15	−$171,720
Bedrooms	this home 4 · comparable 3	+$152,734
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 3 · comparable 2	+$68,000
Condition	this home 6 · comparable 7	−$60,000
Floor area	this home 189 m² · comparable 162 m²	+$30,564
Distance to beach	this home 1.75 km · comparable 1.09 km	−$29,700
Street	this home -0.0032 · comparable -0.0078	+$5,520
Year built	this home 1987 · comparable 1988	−$4,000
Land size	this home 603 m² · comparable 600 m²	+$132
Net adjustment		+$63,530

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

39 Honeyeater Drive

Sold 0.52 km away

Sold for

$2,095,000

Adjusted to this home

$1,653,129

What we added and subtracted to make this sale comparable to 31 Manakin Avenue
Condition	this home 6 · comparable 9	−$293,300
Street	this home -0.0032 · comparable 0.0962	−$166,594
Bedrooms	this home 4 · comparable 3	+$152,734
Micro-location	this home 0.0069 · comparable 0.0835	−$128,382
Bathrooms	this home 3 · comparable 2	+$68,000
Car spaces	this home 2 · comparable 3	−$55,110
Floor area	this home 189 m² · comparable 160 m²	+$32,828
Distance to beach	this home 1.75 km · comparable 1.28 km	−$29,539
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1987 · comparable 1986	+$4,000
Land size	this home 603 m² · comparable 660 m²	−$2,508
Net adjustment		−$441,871

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 Manakin Avenue 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 Manakin Avenue 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 →

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