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.

2731 Springbrook Road

Sold 9 February 2026 · 3.44 km away

Sold for

$1,020,000

Adjusted to this home

$1,059,205

What we added and subtracted to make this sale comparable to 33 Lloyds Road
Land size	this home 1593 m² · comparable 933 m²	+$237,600
Floor area	this home 152 m² · comparable 202 m²	−$100,000
Bedrooms	this home 3 · comparable 4	−$68,000
Street	this home 0.0478 · comparable 0.0726	−$20,237
Cladding	this home 2 · comparable 3	−$16,000
Micro-location	this home 0.0389 · comparable 0.0288	+$8,242
Year built	this home 2002 · comparable 2003	−$2,400
Net adjustment		+$39,205

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

2206 Springbrook Road

Sold 2 March 2026 · 1.55 km away

Sold for

$930,000

Adjusted to this home

$1,118,232

What we added and subtracted to make this sale comparable to 33 Lloyds Road
Land size	this home 1593 m² · comparable 1012 m²	+$209,160
Floor area	this home 152 m² · comparable 125 m²	+$54,000
Year built	this home 2002 · comparable 2014	−$28,800
Micro-location	this home 0.0389 · comparable 0.0761	−$27,677
Street	this home 0.0478 · comparable 0.0726	−$18,451
Net adjustment		+$188,232

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

5 Wattle Grove

Sold 24 February 2026 · 2.82 km away

Sold for

$850,000

Adjusted to this home

$1,054,002

What we added and subtracted to make this sale comparable to 33 Lloyds Road
Land size	this home 1593 m² · comparable 708 m²	+$168,789
Floor area	this home 152 m² · comparable 122 m²	+$31,787
Car spaces	this home 2 · comparable 4	−$29,668
Bathrooms	this home 2 · comparable 1	+$25,430
Micro-location	this home 0.0389 · comparable 0.0022	+$13,222
Street	this home 0.0478 · comparable 0.0597	−$4,287
Year built	this home 2002 · comparable 2003	−$1,271
Net adjustment		+$204,002

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

29 Banksia Road

Sold 27 December 2025 · 3.00 km away

Sold for

$810,000

Adjusted to this home

$1,004,400

What we added and subtracted to make this sale comparable to 33 Lloyds Road
Land size	this home 1593 m² · comparable 708 m²	+$133,963
Street	this home 0.0478 · comparable -0.0422	+$24,522
Year built	this home 2002 · comparable 1981	+$21,192
Floor area	this home 152 m² · comparable 140 m²	+$10,091
Micro-location	this home 0.0389 · comparable 0.0219	+$4,632
Net adjustment		+$194,400

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

12 Wattle Grove

Sold 6 December 2025 · 2.72 km away

Sold for

$972,500

Adjusted to this home

$1,205,899

What we added and subtracted to make this sale comparable to 33 Lloyds Road
Land size	this home 1593 m² · comparable 923 m²	+$119,781
Floor area	this home 152 m² · comparable 97 m²	+$54,626
Bathrooms	this home 2 · comparable 1	+$23,837
Year built	this home 2002 · comparable 1989	+$15,494
Car spaces	this home 2 · comparable 1	+$13,905
Micro-location	this home 0.0389 · comparable 0.0121	+$10,354
Street	this home 0.0478 · comparable 0.0597	−$4,598
Net adjustment		+$233,399

A further 10 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 Lloyds Road 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 Lloyds Road over the past 18 months, compared it with Springbrook’s wider market, and examined the indicators most likely to reveal what happens next.

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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