Smarter with data.
Last recorded sale: $165,000 in October 2001.
Comparable range
$1,088,945 – $1,377,522
8 adjusted comparable sales · 8 verified · 34 of 47 candidate sales verified · band ±11.7% measured on 165 sales · recomputed 10 October 2026
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.
Sold 1 September 2026 · 0.10 km away
Sold for
$1,107,000
Adjusted to this home
$1,208,279
| Pool | this home 1 · comparable 0 | +$63,598 |
|---|---|---|
| Car spaces | this home 2 · comparable 1 | +$36,000 |
| Floor area | this home 118 m² · comparable 115.22 m² | +$3,120 |
| Distance to beach | this home 3 km · comparable 2.95 km | −$996 |
| Micro-location | this home -0.0912 · comparable -0.0907 | −$443 |
| Net adjustment | +$101,279 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 29 July 2026 · 0.02 km away
Sold for
$1,100,000
Adjusted to this home
$1,176,494
| Pool | this home 1 · comparable 0 | +$63,598 |
|---|---|---|
| Floor area | this home 118 m² · comparable 107.31 m² | +$11,998 |
| Year built | this home 1995 · comparable 1994 | +$4,000 |
| Micro-location | this home -0.0912 · comparable -0.0879 | −$2,904 |
| Distance to beach | this home 3 km · comparable 2.99 km | −$198 |
| Net adjustment | +$76,494 |
A further 12 factors were compared and found the same on both properties, so no money moved.
Sold 28 April 2026 · 0.13 km away
Sold for
$1,300,000
Adjusted to this home
$1,329,443
| Pool | this home 1 · comparable 0 | +$63,598 |
|---|---|---|
| Land size | this home 400 m² · comparable 454 m² | −$45,101 |
| Micro-location | this home -0.0912 · comparable -0.0959 | +$4,888 |
| Year built | this home 1995 · comparable 1994 | +$4,000 |
| Floor area | this home 118 m² · comparable 117 m² | +$1,122 |
| Distance to beach | this home 3 km · comparable 3.04 km | +$936 |
| Net adjustment | +$29,443 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 10 July 2026 · 0.16 km away
Sold for
$1,330,000
Adjusted to this home
$1,181,932
| Land size | this home 400 m² · comparable 629 m² | −$191,261 |
|---|---|---|
| Pool | this home 1 · comparable 0 | +$63,598 |
| Micro-location | this home -0.0912 · comparable -0.0747 | −$17,556 |
| Floor area | this home 118 m² · comparable 133.3 m² | −$17,173 |
| Year built | this home 1995 · comparable 1991 | +$16,000 |
| Distance to beach | this home 3 km · comparable 2.93 km | −$1,676 |
| Net adjustment | −$148,068 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 19 May 2026 · 0.20 km away
Sold for
$1,225,000
Adjusted to this home
$1,148,660
| Street | this home -0.1432 · comparable -0.1065 | −$35,966 |
|---|---|---|
| Micro-location | this home -0.0912 · comparable -0.0671 | −$23,618 |
| Floor area | this home 118 m² · comparable 129 m² | −$12,346 |
| Distance to beach | this home 3 km · comparable 2.8 km | −$4,410 |
| Net adjustment | −$76,340 |
A further 13 factors were compared and found the same on both properties, so no money moved.
Sold 8 July 2026 · 0.06 km away
Sold for
$1,115,000
Adjusted to this home
$1,252,482
| Pool | this home 1 · comparable 0 | +$63,598 |
|---|---|---|
| Car spaces | this home 2 · comparable 1 | +$36,000 |
| Floor area | this home 118 m² · comparable 88.02 m² | +$33,650 |
| Year built | this home 1995 · comparable 1994 | +$4,000 |
| Land size | this home 400 m² · comparable 401 m² | −$835 |
| Distance to beach | this home 3 km · comparable 3.04 km | +$802 |
| Micro-location | this home -0.0912 · comparable -0.0915 | +$267 |
| Net adjustment | +$137,482 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 30 October 2025 · 0.23 km away
Sold for
$1,150,800
Adjusted to this home
$1,175,256
| Pool | this home 1 · comparable 0 | +$63,598 |
|---|---|---|
| Land size | this home 400 m² · comparable 469 m² | −$57,629 |
| Street | this home -0.1432 · comparable -0.085 | −$53,582 |
| Car spaces | this home 2 · comparable 1 | +$36,000 |
| Floor area | this home 118 m² · comparable 98 m² | +$22,448 |
| Micro-location | this home -0.0912 · comparable -0.0985 | +$6,721 |
| Year built | this home 1995 · comparable 1994 | +$4,000 |
| Distance to beach | this home 3 km · comparable 3.14 km | +$2,900 |
| Net adjustment | +$24,456 |
A further 9 factors were compared and found the same on both properties, so no money moved.
Sold 0.50 km away
Sold for
$1,650,000
Adjusted to this home
$1,210,355
| Land size | this home 400 m² · comparable 792 m² | −$287,874 |
|---|---|---|
| Floor area | this home 118 m² · comparable 185 m² | −$66,122 |
| Micro-location | this home -0.0912 · comparable -0.0435 | −$55,363 |
| Bedrooms | this home 3 · comparable 4 | −$52,050 |
| Year built | this home 1995 · comparable 1984 | +$38,688 |
| Cladding | this home 2 · comparable 3 | −$21,102 |
| Distance to beach | this home 3 km · comparable 3.16 km | +$4,178 |
| Net adjustment | −$439,645 |
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.
“Prices are holding for now, but we need to be watching inflation, household spending, and wage growth as leading indicators of where the market moves next.”Will SimpsonFields Real Estate
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 Montezuma Drive over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.
Absorption Rate: 3.3 months
12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)
Queensland Household Spending: $22.3 billion, trending up
12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)
Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)
12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)
12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)
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The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.
The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.
The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.
If you sold today
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