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 Palmwood Court

Sold 2.20 km away

Sold for

$1,650,000

Adjusted to this home

$1,581,748

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Bedrooms	this home 3 · comparable 4	−$152,734
Car spaces	this home 4 · comparable 2	+$110,221
Pool	this home 0 · comparable 1	−$72,000
Micro-location	this home 0.0056 · comparable -0.0435	+$64,812
Floor area	this home 139 m² · comparable 185 m²	−$52,072
Distance to beach	this home 1.77 km · comparable 3.16 km	+$45,837
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1989 · comparable 1984	+$20,000
Land size	this home 603 m² · comparable 792 m²	−$8,316
Net adjustment		−$68,252

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

4 Yerrecoin Place

Sold 1 September 2026 · 0.72 km away

Sold for

$1,500,000

Adjusted to this home

$1,617,117

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Car spaces	this home 4 · comparable 2	+$110,221
Pool	this home 0 · comparable 1	−$72,000
Micro-location	this home 0.0056 · comparable -0.0533	+$70,680
Floor area	this home 139 m² · comparable 193 m²	−$61,128
Condition	this home 8 · comparable 7	+$60,000
Distance to beach	this home 1.77 km · comparable 2.37 km	+$20,340
Land size	this home 603 m² · comparable 762 m²	−$6,996
Year built	this home 1989 · comparable 1990	−$4,000
Net adjustment		+$117,117

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

17 Beaconsfield Drive

Sold 16 March 2026 · 0.78 km away

Sold for

$1,600,000

Adjusted to this home

$1,549,645

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Car spaces	this home 4 · comparable 2	+$110,221
Condition	this home 8 · comparable 9	−$96,000
Street	this home -0.0032 · comparable 0.0613	−$82,560
Micro-location	this home 0.0056 · comparable -0.0547	+$77,184
Pool	this home 0 · comparable 1	−$72,000
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 1.77 km · comparable 2.4 km	+$22,560
Floor area	this home 139 m² · comparable 130 m²	+$10,188
Land size	this home 603 m² · comparable 420 m²	+$8,052
Year built	this home 1989 · comparable 1990	−$4,000
Net adjustment		−$50,355

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

55 Tours Way

Sold 22 June 2026 · 0.59 km away

Sold for

$1,400,000

Adjusted to this home

$1,412,501

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Car spaces	this home 4 · comparable 2	+$110,221
Condition	this home 8 · comparable 9	−$84,000
Year built	this home 1989 · comparable 2007	−$72,000
Street	this home -0.0032 · comparable -0.0592	+$62,720
Micro-location	this home 0.0056 · comparable -0.0439	+$55,440
Storeys	this home 1 · comparable 2	−$48,000
Floor area	this home 139 m² · comparable 163 m²	−$27,168
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 603 m² · comparable 90 m²	+$22,572
Distance to beach	this home 1.77 km · comparable 2.28 km	+$16,716
Net adjustment		+$12,501

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

16 Manakin Avenue

Sold 31 August 2026 · 0.12 km away

Sold for

$1,900,000

Adjusted to this home

$1,652,397

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Bedrooms	this home 3 · comparable 4	−$152,734
Condition	this home 8 · comparable 9	−$114,000
Car spaces	this home 4 · comparable 2	+$110,221
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1989 · comparable 1982	+$28,000
Cladding	this home 2 · comparable 3	−$24,000
Floor area	this home 139 m² · comparable 156.04 m²	−$19,290
Land size	this home 603 m² · comparable 812 m²	−$9,196
Micro-location	this home 0.0056 · comparable -0.0002	+$8,816
Distance to beach	this home 1.77 km · comparable 1.71 km	−$3,420
Net adjustment		−$247,603

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

70 Christine Avenue

Sold 13 June 2026 · 1.10 km away

Sold for

$1,500,000

Adjusted to this home

$1,449,957

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Micro-location	this home 0.0056 · comparable 0.15	−$173,280
Car spaces	this home 4 · comparable 2	+$110,221
Condition	this home 8 · comparable 7	+$60,000
Distance to beach	this home 1.77 km · comparable 1.09 km	−$30,600
Floor area	this home 139 m² · comparable 162 m²	−$26,036
Street	this home -0.0032 · comparable -0.0078	+$5,520
Year built	this home 1989 · comparable 1988	+$4,000
Land size	this home 603 m² · comparable 600 m²	+$132
Net adjustment		−$50,043

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

180 Christine Avenue

Sold 20 July 2026 · 1.17 km away

Sold for

$1,545,000

Adjusted to this home

$1,458,153

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Car spaces	this home 4 · comparable 2	+$110,221
Condition	this home 8 · comparable 9	−$92,700
Pool	this home 0 · comparable 1	−$72,000
Cladding	this home 2 · comparable 3	−$24,000
Distance to beach	this home 1.77 km · comparable 2.36 km	+$20,672
Micro-location	this home 0.0056 · comparable 0.0192	−$16,810
Floor area	this home 139 m² · comparable 153 m²	−$15,848
Street	this home -0.0032 · comparable -0.0078	+$5,686
Land size	this home 603 m² · comparable 650 m²	−$2,068
Net adjustment		−$86,847

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

31 Galeen Drive

Sold 31 August 2026 · 0.54 km away

Sold for

$1,320,000

Adjusted to this home

$1,497,360

What we added and subtracted to make this sale comparable to 33 Manakin Avenue
Car spaces	this home 4 · comparable 2	+$110,221
Condition	this home 8 · comparable 6	+$105,600
Micro-location	this home 0.0056 · comparable 0.039	−$35,270
Year built	this home 1989 · comparable 1996	−$28,000
Street	this home -0.0032 · comparable -0.0119	+$9,187
Land size	this home 603 m² · comparable 400 m²	+$8,932
Floor area	this home 139 m² · comparable 132.39 m²	+$7,482
Distance to beach	this home 1.77 km · comparable 1.75 km	−$792
Net adjustment		+$177,360

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 Manakin Avenue 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 Manakin Avenue 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

13 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 →

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