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 · 0.75 km away

Sold for

$1,080,000

Adjusted to this home

$1,122,922

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Condition	this home 7 · comparable 9	−$108,000
Street	this home 0.0329 · comparable -0.0392	+$62,294
Car spaces	this home 2 · comparable 1	+$53,863
Micro-location	this home 0.0398 · comparable -0.0052	+$38,880
Floor area	this home 123 m² · comparable 140 m²	−$27,200
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1993	+$11,435
Land size	this home 400 m² · comparable 418 m²	−$2,750
Net adjustment		+$42,922

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

5 Felix Court

Sold 27 April 2026 · 0.17 km away

Sold for

$1,330,000

Adjusted to this home

$1,090,684

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 123 m² · comparable 181.6 m²	−$93,760
Bedrooms	this home 3 · comparable 4	−$63,461
Street	this home 0.0329 · comparable 0.005	+$29,686
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 400 m² · comparable 487 m²	−$13,294
Year built	this home 2000 · comparable 2002	−$3,267
Distance to beach	this home 8.05 km · comparable 7.92 km	−$1,149
Micro-location	this home 0.0398 · comparable 0.0405	−$745
Net adjustment		−$239,316

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

14 Griffon Street

Sold 10 March 2026 · 0.28 km away

Sold for

$1,218,000

Adjusted to this home

$1,200,844

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Floor area	this home 123 m² · comparable 180 m²	−$91,200
Condition	this home 7 · comparable 6	+$48,720
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0398 · comparable 0.0274	+$12,082
Land size	this home 400 m² · comparable 411 m²	−$1,681
Year built	this home 2000 · comparable 1999	+$1,634
Street	this home 0.0329 · comparable 0.0335	−$585
Distance to beach	this home 8.05 km · comparable 7.96 km	−$526
Net adjustment		−$17,156

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

18 Nisbet Place

Sold 14 January 2026 · 0.68 km away

Sold for

$1,215,000

Adjusted to this home

$1,067,504

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 400 m² · comparable 858 m²	−$69,982
Floor area	this home 123 m² · comparable 110.21 m²	+$20,464
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2000 · comparable 1994	+$9,802
Micro-location	this home 0.0398 · comparable 0.0484	−$8,359
Net adjustment		−$147,496

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.78 km away

Sold for

$1,245,000

Adjusted to this home

$1,109,981

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.0329 · comparable -0.0298	+$62,450
Pool	this home 0 · comparable 1	−$52,000
Condition	this home 7 · comparable 8	−$49,800
Micro-location	this home 0.0398 · comparable 0.0155	+$24,203
Land size	this home 400 m² · comparable 508 m²	−$16,502
Year built	this home 2000 · comparable 1996	+$6,534
Distance to beach	this home 8.05 km · comparable 7.6 km	−$5,378
Floor area	this home 123 m² · comparable 121 m²	+$3,200
Net adjustment		−$135,019

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

3 Fairbank Court

Sold 7 August 2026 · 0.71 km away

Sold for

$1,055,000

Adjusted to this home

$1,171,608

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Street	this home 0.0329 · comparable -0.0568	+$75,707
Condition	this home 7 · comparable 6	+$42,200
Land size	this home 400 m² · comparable 331 m²	+$10,543
Distance to beach	this home 8.05 km · comparable 7.52 km	−$5,469
Floor area	this home 123 m² · comparable 126 m²	−$4,800
Micro-location	this home 0.0398 · comparable 0.0436	−$3,207
Year built	this home 2000 · comparable 1999	+$1,634
Net adjustment		+$116,608

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

34 Merridown Drive

Sold 6 July 2026 · 1.20 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 32 Inwood Circuit
Car spaces	this home 2 · comparable 6	−$131,611
Street	this home 0.0329 · comparable 0.1323	−$69,220
Micro-location	this home 0.0398 · comparable 0.1211	−$56,615
Bedrooms	this home 3 · comparable 4	−$38,766
Floor area	this home 123 m² · comparable 160 m²	−$36,162
Condition	this home 7 · comparable 6	+$34,819
Pool	this home 0 · comparable 1	−$31,765
Land size	this home 400 m² · comparable 737 m²	−$31,455
Year built	this home 2000 · comparable 1990	+$9,979
Cladding	this home 3 · comparable 2	+$8,796
Net adjustment		−$342,000

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

12 Macallan Street

Sold 23 March 2026 · 1.06 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,400

What we added and subtracted to make this sale comparable to 32 Inwood Circuit
Floor area	this home 123 m² · comparable 251 m²	−$98,586
Car spaces	this home 2 · comparable 5	−$77,786
Street	this home 0.0329 · comparable 0.15	−$64,938
Micro-location	this home 0.0398 · comparable 0.1113	−$39,650
Bedrooms	this home 3 · comparable 4	−$30,549
Pool	this home 0 · comparable 1	−$25,032
Land size	this home 400 m² · comparable 735 m²	−$24,641
Year built	this home 2000 · comparable 1989	+$8,650
Cladding	this home 3 · comparable 2	+$6,932
Net adjustment		−$345,600

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 32 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 32 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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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

32 Inwood Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Willunga Place

5 Felix Court

14 Griffon Street

18 Nisbet Place

73 Kingarry Circuit

3 Fairbank Court

34 Merridown Drive

12 Macallan Street

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

Your home

See your home the way a buyer does

5 Laggan Court

919 Medinah Avenue

15 Red Ash Court

24 Merridown Drive

12 Murrayfield Place

6 Dunedin Close

60 Petherbridge Avenue

6 Nicklaus Court

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields