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.

3 Fairbank Court

Sold 7 August 2026 · 0.42 km away

Sold for

$1,055,000

Adjusted to this home

$1,111,981

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Pool	this home 1 · comparable 0	+$52,000
Street	this home -0.0298 · comparable -0.0568	+$22,788
Micro-location	this home 0.0231 · comparable 0.0436	−$17,302
Land size	this home 432 m² · comparable 331 m²	+$15,433
Floor area	this home 121 m² · comparable 126 m²	−$8,000
Distance to beach	this home 7.93 km · comparable 7.52 km	−$4,671
Year built	this home 1997 · comparable 1999	−$3,267
Net adjustment		+$56,981

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

14 Griffon Street

Sold 10 March 2026 · 0.33 km away

Sold for

$1,218,000

Adjusted to this home

$1,124,467

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Floor area	this home 121 m² · comparable 180 m²	−$94,400
Street	this home -0.0298 · comparable 0.0335	−$61,679
Pool	this home 1 · comparable 0	+$52,000
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0231 · comparable 0.0274	−$4,190
Year built	this home 1997 · comparable 1999	−$3,267
Land size	this home 432 m² · comparable 411 m²	+$3,209
Distance to beach	this home 7.93 km · comparable 7.96 km	+$394
Net adjustment		−$93,533

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.33 km away

Sold for

$1,245,000

Adjusted to this home

$1,130,428

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Land size	this home 432 m² · comparable 508 m²	−$11,613
Micro-location	this home 0.0231 · comparable 0.0155	+$7,570
Distance to beach	this home 7.93 km · comparable 7.6 km	−$4,437
Year built	this home 1997 · comparable 1996	+$1,634
Net adjustment		−$114,572

A further 13 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 0.70 km away

Sold for

$1,330,000

Adjusted to this home

$1,055,996

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 121 m² · comparable 181.6 m²	−$96,960
Bedrooms	this home 3 · comparable 4	−$63,461
Pool	this home 1 · comparable 0	+$52,000
Street	this home -0.0298 · comparable 0.005	−$37,027
Micro-location	this home 0.0231 · comparable 0.0405	−$18,514
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 432 m² · comparable 487 m²	−$8,404
Year built	this home 1997 · comparable 2002	−$8,168
Distance to beach	this home 7.93 km · comparable 7.92 km	−$144
Net adjustment		−$274,004

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

34 Merridown Drive

Sold 6 July 2026 · 1.46 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 33 Kingarry Circuit
Car spaces	this home 2 · comparable 6	−$112,065
Street	this home -0.0298 · comparable 0.1323	−$96,118
Micro-location	this home 0.0231 · comparable 0.1211	−$58,110
Bedrooms	this home 3 · comparable 4	−$33,008
Floor area	this home 121 m² · comparable 160 m²	−$32,457
Land size	this home 432 m² · comparable 737 m²	−$24,241
Cladding	this home 3 · comparable 2	+$7,490
Year built	this home 1997 · comparable 1990	+$5,948
Distance to beach	this home 7.93 km · comparable 9.25 km	+$561
Net adjustment		−$342,000

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

18 Nisbet Place

Sold 14 January 2026 · 1.00 km away

Sold for

$1,215,000

Adjusted to this home

$1,040,032

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Street	this home -0.0298 · comparable 0.15	−$174,766
Land size	this home 432 m² · comparable 858 m²	−$65,093
Pool	this home 1 · comparable 0	+$52,000
Micro-location	this home 0.0231 · comparable 0.0484	−$24,592
Floor area	this home 121 m² · comparable 110.21 m²	+$17,264
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1997 · comparable 1994	+$4,901
Distance to beach	this home 7.93 km · comparable 8.73 km	+$918
Net adjustment		−$174,968

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

12 Macallan Street

Sold 23 March 2026 · 1.36 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 33 Kingarry Circuit
Floor area	this home 121 m² · comparable 251 m²	−$94,644
Street	this home -0.0298 · comparable 0.15	−$94,248
Car spaces	this home 2 · comparable 5	−$73,526
Micro-location	this home 0.0231 · comparable 0.1113	−$46,233
Bedrooms	this home 3 · comparable 4	−$28,876
Land size	this home 432 m² · comparable 735 m²	−$21,066
Cladding	this home 3 · comparable 2	+$6,552
Year built	this home 1997 · comparable 1989	+$5,946
Distance to beach	this home 7.93 km · comparable 9.11 km	+$495
Net adjustment		−$345,600

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

3 Cabot Court

Sold 20 April 2026 · 0.86 km away

Sold for

$1,000,000

Adjusted to this home

$1,197,584

What we added and subtracted to make this sale comparable to 33 Kingarry Circuit
Car spaces	this home 2 · comparable 1	+$53,863
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 121 m² · comparable 93 m²	+$44,800
Bathrooms	this home 2 · comparable 1	+$40,000
Micro-location	this home 0.0231 · comparable 0.0433	−$16,160
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1997 · comparable 1990	+$11,435
Street	this home -0.0298 · comparable -0.0193	−$8,400
Land size	this home 432 m² · comparable 400 m²	+$4,890
Distance to beach	this home 7.93 km · comparable 8.68 km	+$756
Net adjustment		+$197,584

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.

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 33 Kingarry 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 33 Kingarry 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