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.

20 Silkyoak Court

Sold 2 July 2026 · 0.64 km away

Sold for

$1,550,000

Adjusted to this home

$1,559,122

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Condition	this home 8 · comparable 6	+$124,000
Street	this home -0.1108 · comparable -0.0299	−$100,316
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0083 · comparable -0.07	+$97,092
Floor area	this home 132 m² · comparable 185.44 m²	−$34,373
Land size	this home 450 m² · comparable 730 m²	−$24,640
Cladding	this home 3 · comparable 2	+$24,000
Distance to beach	this home 2.41 km · comparable 3.04 km	+$17,577
Year built	this home 1996 · comparable 1987	+$5,782
Net adjustment		+$9,122

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

32 Redleaf Court

Sold 4 August 2026 · 0.68 km away

Sold for

$1,530,000

Adjusted to this home

$1,558,562

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Condition	this home 8 · comparable 6	+$122,400
Bedrooms	this home 3 · comparable 4	−$100,000
Street	this home -0.1108 · comparable -0.0334	−$94,738
Micro-location	this home 0.0083 · comparable -0.066	+$90,943
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 450 m² · comparable 669 m²	−$19,272
Floor area	this home 132 m² · comparable 160.69 m²	−$18,454
Distance to beach	this home 2.41 km · comparable 3.06 km	+$17,901
Year built	this home 1996 · comparable 1987	+$5,782
Net adjustment		+$28,562

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

13 Palmwood Court

Sold 0.80 km away

Sold for

$1,650,000

Adjusted to this home

$1,584,174

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0083 · comparable -0.0435	+$68,376
Floor area	this home 132 m² · comparable 185 m²	−$34,090
Land size	this home 450 m² · comparable 792 m²	−$30,096
Distance to beach	this home 2.41 km · comparable 3.16 km	+$22,275
Year built	this home 1996 · comparable 1984	+$7,709
Net adjustment		−$65,826

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

22 Lanai Drive

Sold 23 July 2026 · 0.58 km away

Sold for

$1,640,000

Adjusted to this home

$1,526,208

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Street	this home -0.1108 · comparable 0.0173	−$168,067
Pool	this home 1 · comparable 0	+$132,640
Condition	this home 8 · comparable 6	+$131,200
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 132 m² · comparable 264 m²	−$84,902
Land size	this home 450 m² · comparable 727 m²	−$24,376
Micro-location	this home 0.0083 · comparable 0.0048	+$4,592
Distance to beach	this home 2.41 km · comparable 2.31 km	−$2,952
Year built	this home 1996 · comparable 1999	−$1,927
Net adjustment		−$113,792

A further 9 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

$1,528,345

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Pool	this home 1 · comparable 0	+$132,640
Condition	this home 8 · comparable 7	+$57,660
Street	this home -0.1108 · comparable -0.0762	−$39,901
Micro-location	this home 0.0083 · comparable 0.04	−$36,557
Floor area	this home 132 m² · comparable 172 m²	−$25,728
Distance to beach	this home 2.41 km · comparable 2.24 km	−$4,411
Land size	this home 450 m² · comparable 407 m²	+$3,784
Year built	this home 1996 · comparable 1997	−$642
Net adjustment		+$86,845

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

82 Harrier Drive

Sold 22 April 2026 · 0.27 km away

Sold for

$1,652,000

Adjusted to this home

$1,597,173

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Car spaces	this home 2 · comparable 4	−$72,000
Micro-location	this home 0.0083 · comparable -0.0333	+$54,978
Street	this home -0.1108 · comparable -0.0762	−$45,727
Distance to beach	this home 2.41 km · comparable 2.56 km	+$4,460
Floor area	this home 132 m² · comparable 128.04 m²	+$2,547
Land size	this home 450 m² · comparable 425 m²	+$2,200
Year built	this home 1996 · comparable 1998	−$1,285
Net adjustment		−$54,827

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

5 Sugarleaf Court

Sold 11 June 2026 · 0.60 km away

Sold for

$1,452,000

Adjusted to this home

$1,557,771

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Condition	this home 8 · comparable 6	+$116,160
Micro-location	this home 0.0083 · comparable -0.0782	+$100,478
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 132 m² · comparable 191 m²	−$37,949
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 450 m² · comparable 634 m²	−$16,192
Distance to beach	this home 2.41 km · comparable 3 km	+$15,420
Year built	this home 1996 · comparable 1990	+$3,854
Net adjustment		+$105,771

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

84 Harrier Drive

Sold 12 June 2026 · 0.27 km away

Sold for

$1,360,000

Adjusted to this home

$1,479,269

What we added and subtracted to make this sale comparable to 31 Rainbird Close
Pool	this home 1 · comparable 0	+$132,640
Car spaces	this home 2 · comparable 4	−$72,000
Condition	this home 8 · comparable 7	+$54,400
Street	this home -0.1108 · comparable -0.0762	−$37,645
Micro-location	this home 0.0083 · comparable -0.0261	+$37,427
Distance to beach	this home 2.41 km · comparable 2.55 km	+$3,427
Land size	this home 450 m² · comparable 429 m²	+$1,848
Year built	this home 1996 · comparable 1998	−$1,285
Floor area	this home 132 m² · comparable 131.29 m²	+$457
Net adjustment		+$119,269

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 31 Rainbird Close 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 Rainbird Close 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

14 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 →

31 Rainbird Close

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

20 Silkyoak Court