32 Clipper Boulevard, Clear Island Waters — Off-Market Report

The 10 sales behind that range — and every adjustment

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.

24 Cayman Drive

Sold 26 January 2026 · 1.48 km away

Sold for

$2,050,000

Adjusted to this home

$2,039,501

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable 0.0398	−$68,552
Floor area	this home 192 m² · comparable 170 m²	+$42,398
Land size	this home 750 m² · comparable 635 m²	+$41,400
Micro-location	this home -0.0074 · comparable 0.0171	−$40,180
Year built	this home 1994 · comparable 1989	+$12,000
Distance to beach	this home 5.27 km · comparable 5.36 km	+$2,435
Net adjustment		−$10,499

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

8 Bon Aire Court

Sold 9 February 2026 · 1.61 km away

Sold for

$1,885,000

Adjusted to this home

$1,988,066

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Land size	this home 750 m² · comparable 613 m²	+$49,320
Micro-location	this home -0.0074 · comparable -0.0343	+$40,565
Year built	this home 1994 · comparable 1989	+$12,000
Floor area	this home 192 m² · comparable 191 m²	+$1,927
Distance to beach	this home 5.27 km · comparable 5.24 km	−$746
Net adjustment		+$103,066

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

49 Martingale Circuit

Sold 28 May 2026 · 0.19 km away

Sold for

$1,660,000

Adjusted to this home

$1,726,995

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable -0.1345	+$175,960
Floor area	this home 192 m² · comparable 265 m²	−$140,686
Land size	this home 750 m² · comparable 595 m²	+$55,800
Micro-location	this home -0.0074 · comparable 0.0114	−$24,966
Distance to beach	this home 5.27 km · comparable 5.42 km	+$3,287
Year built	this home 1994 · comparable 1995	−$2,400
Net adjustment		+$66,995

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

5 Curacao Place

Sold 21 July 2026 · 1.55 km away

Sold for

$1,910,000

Adjusted to this home

$2,086,693

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable -0.1121	+$168,233
Car spaces	this home 2 · comparable 5	−$84,000
Land size	this home 750 m² · comparable 630 m²	+$43,200
Floor area	this home 192 m² · comparable 180 m²	+$23,126
Micro-location	this home -0.0074 · comparable -0.0183	+$16,655
Year built	this home 1994 · comparable 1989	+$12,000
Distance to beach	this home 5.27 km · comparable 5.17 km	−$2,521
Net adjustment		+$176,693

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

6 Andros Court

Sold 18 March 2026 · 1.34 km away

Sold for

$2,200,000

Adjusted to this home

$1,960,681

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Floor area	this home 192 m² · comparable 268 m²	−$146,467
Micro-location	this home -0.0074 · comparable 0.0647	−$126,896
Street	this home -0.002 · comparable -0.0518	+$87,648
Bathrooms	this home 2 · comparable 3	−$33,114
Car spaces	this home 2 · comparable 3	−$28,000
Land size	this home 750 m² · comparable 824 m²	−$26,640
Distance to beach	this home 5.27 km · comparable 6.04 km	+$22,150
Year built	this home 1994 · comparable 1989	+$12,000
Net adjustment		−$239,319

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

92 Santa Cruz Boulevard

Sold 2 June 2026 · 1.50 km away

Sold for

$2,300,000

Adjusted to this home

$1,953,121

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Floor area	this home 192 m² · comparable 310 m²	−$227,410
Micro-location	this home -0.0074 · comparable 0.0524	−$110,032
Street	this home -0.002 · comparable -0.0466	+$82,064
Land size	this home 750 m² · comparable 936 m²	−$66,960
Car spaces	this home 2 · comparable 4	−$56,000
Distance to beach	this home 5.27 km · comparable 5.99 km	+$21,859
Year built	this home 1994 · comparable 1990	+$9,600
Net adjustment		−$346,879

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

51 Cayman Drive

Sold 1.45 km away

Sold for

$2,450,000

Adjusted to this home

$2,336,123

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable 0.0398	−$81,928
Land size	this home 750 m² · comparable 890 m²	−$50,400
Year built	this home 1994 · comparable 1989	+$12,000
Micro-location	this home -0.0074 · comparable -0.0112	+$7,448
Distance to beach	this home 5.27 km · comparable 5.12 km	−$4,851
Floor area	this home 192 m² · comparable 190 m²	+$3,854
Net adjustment		−$113,877

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

20 Moonraker Street

Sold 7 January 2026 · 0.13 km away

Sold for

$1,840,000

Adjusted to this home

$2,048,815

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable -0.1451	+$210,643
Floor area	this home 192 m² · comparable 236 m²	−$84,797
Land size	this home 750 m² · comparable 634 m²	+$41,760
Micro-location	this home -0.0074 · comparable -0.0349	+$40,480
Distance to beach	this home 5.27 km · comparable 5.3 km	+$729
Net adjustment		+$208,815

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

18 Montserrat Court

Sold 1 May 2026 · 1.65 km away

Sold for

$1,925,000

Adjusted to this home

$2,095,962

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Street	this home -0.002 · comparable -0.0773	+$115,962
Bathrooms	this home 2 · comparable 0	+$66,227
Floor area	this home 192 m² · comparable 226 m²	−$65,525
Micro-location	this home -0.0074 · comparable -0.0498	+$65,296
Land size	this home 750 m² · comparable 840 m²	−$32,400
Year built	this home 1994 · comparable 1989	+$12,000
Distance to beach	this home 5.27 km · comparable 5.64 km	+$9,402
Net adjustment		+$170,962

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

38 Cayman Drive

Sold 19 June 2026 · 1.53 km away

Sold for

$2,813,000

Adjusted to this home

$2,099,944

What we added and subtracted to make this sale comparable to 32 Clipper Boulevard
Floor area	this home 192 m² · comparable 508 m²	−$608,995
Land size	this home 750 m² · comparable 402 m²	+$125,280
Bathrooms	this home 2 · comparable 5	−$99,341
Street	this home -0.002 · comparable 0.0398	−$94,066
Car spaces	this home 2 · comparable 4	−$56,000
Micro-location	this home -0.0074 · comparable -0.0266	+$43,208
Cladding	this home 2 · comparable 4	−$32,000
Year built	this home 1994 · comparable 1990	+$9,600
Distance to beach	this home 5.27 km · comparable 5.25 km	−$742
Net adjustment		−$713,056

A further 8 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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Clipper Boulevard 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 32 Clipper Boulevard over the past 18 months, compared it with Clear Island Waters’s wider market, and examined the indicators most likely to reveal what happens next.

32 Clipper Boulevard

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The 10 sales behind that range — and every adjustment

24 Cayman Drive

8 Bon Aire Court

49 Martingale Circuit

5 Curacao Place

6 Andros Court

92 Santa Cruz Boulevard

51 Cayman Drive

20 Moonraker Street

18 Montserrat Court

38 Cayman Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Clipper Boulevard sit?

Your home

See your home the way a buyer does

96 Thorngate Drive

10 Belmore Close

41 Royal Links Drive

23 Pinnacle Court

2a Pipers Point

11 Lautoka Court

49 Martingale Circuit

38 Cayman Drive

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