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.

5 Felix Court

Sold 27 April 2026 · 0.09 km away

Sold for

$1,330,000

Adjusted to this home

$1,193,859

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Bedrooms	this home 3 · comparable 4	−$63,461
Street	this home 0.0329 · comparable 0.005	+$29,686
Land size	this home 360 m² · comparable 487 m²	−$19,406
Floor area	this home 190 m² · comparable 181.6 m²	+$13,440
Micro-location	this home 0.053 · comparable 0.0405	+$13,300
Year built	this home 2000 · comparable 2002	−$3,267
Distance to beach	this home 7.83 km · comparable 7.92 km	+$1,293
Net adjustment		−$136,141

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

18 Nisbet Place

Sold 14 January 2026 · 0.90 km away

Sold for

$1,215,000

Adjusted to this home

$1,169,252

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Floor area	this home 190 m² · comparable 110.21 m²	+$127,664
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 360 m² · comparable 858 m²	−$76,094
Year built	this home 2000 · comparable 1994	+$9,802
Micro-location	this home 0.053 · comparable 0.0484	+$4,471
Distance to beach	this home 7.83 km · comparable 8.73 km	+$2,230
Net adjustment		−$45,748

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

14 Griffon Street

Sold 10 March 2026 · 0.36 km away

Sold for

$1,218,000

Adjusted to this home

$1,253,911

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Micro-location	this home 0.053 · comparable 0.0274	+$24,945
Floor area	this home 190 m² · comparable 180 m²	+$16,000
Land size	this home 360 m² · comparable 411 m²	−$7,793
Distance to beach	this home 7.83 km · comparable 7.96 km	+$1,710
Year built	this home 2000 · comparable 1999	+$1,634
Street	this home 0.0329 · comparable 0.0335	−$585
Net adjustment		+$35,911

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

3 Fairbank Court

Sold 7 August 2026 · 0.62 km away

Sold for

$1,055,000

Adjusted to this home

$1,229,174

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Floor area	this home 190 m² · comparable 126 m²	+$102,400
Street	this home 0.0329 · comparable -0.0568	+$75,707
Cladding	this home 2 · comparable 3	−$14,400
Micro-location	this home 0.053 · comparable 0.0436	+$7,934
Land size	this home 360 m² · comparable 331 m²	+$4,431
Distance to beach	this home 7.83 km · comparable 7.52 km	−$3,532
Year built	this home 2000 · comparable 1999	+$1,634
Net adjustment		+$174,174

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.73 km away

Sold for

$1,245,000

Adjusted to this home

$1,313,901

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Floor area	this home 190 m² · comparable 121 m²	+$110,400
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.0329 · comparable -0.0298	+$62,450
Micro-location	this home 0.053 · comparable 0.0155	+$37,350
Land size	this home 360 m² · comparable 508 m²	−$22,614
Cladding	this home 2 · comparable 3	−$14,400
Year built	this home 2000 · comparable 1996	+$6,534
Distance to beach	this home 7.83 km · comparable 7.6 km	−$3,093
Net adjustment		+$68,901

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

3 Cabot Court

Sold 20 April 2026 · 1.40 km away

Sold for

$1,000,000

Adjusted to this home

$1,239,999

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Floor area	this home 190 m² · comparable 93 m²	+$119,906
Car spaces	this home 2 · comparable 1	+$41,614
Street	this home 0.0329 · comparable -0.0193	+$32,263
Bathrooms	this home 2 · comparable 1	+$30,904
Year built	this home 2000 · comparable 1990	+$12,621
Micro-location	this home 0.053 · comparable 0.0433	+$5,995
Land size	this home 360 m² · comparable 400 m²	−$4,722
Distance to beach	this home 7.83 km · comparable 8.68 km	+$1,418
Net adjustment		+$239,999

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

2 Mull Court

Sold 25 January 2026 · 1.24 km away

Sold for

$1,310,000

Adjusted to this home

$1,127,366

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Street	this home 0.0329 · comparable 0.1341	−$106,058
Bedrooms	this home 3 · comparable 4	−$63,461
Land size	this home 360 m² · comparable 763 m²	−$61,578
Floor area	this home 190 m² · comparable 160 m²	+$48,000
Year built	this home 2000 · comparable 1990	+$16,336
Cladding	this home 2 · comparable 3	−$14,400
Micro-location	this home 0.053 · comparable 0.0567	−$3,878
Distance to beach	this home 7.83 km · comparable 9.03 km	+$2,405
Net adjustment		−$182,634

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

34 Merridown Drive

Sold 6 July 2026 · 1.42 km away

Sold for

$1,425,000

Adjusted to this home

$1,082,998

What we added and subtracted to make this sale comparable to 35 Inwood Circuit
Car spaces	this home 2 · comparable 6	−$160,005
Street	this home 0.0329 · comparable 0.1323	−$84,154
Micro-location	this home 0.053 · comparable 0.1211	−$57,654
Bedrooms	this home 3 · comparable 4	−$47,129
Land size	this home 360 m² · comparable 737 m²	−$42,781
Floor area	this home 190 m² · comparable 160 m²	+$35,647
Year built	this home 2000 · comparable 1990	+$12,132
Distance to beach	this home 7.83 km · comparable 9.25 km	+$1,942
Net adjustment		−$342,002

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 35 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 35 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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Why I built Fields

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