38 Boab Street, Elanora — Off-Market Report

The 10 sales behind that range — and every adjustment

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.

129 K P Mcgrath Drive

Sold 13 May 2026 · 0.63 km away

Sold for

$1,665,000

Adjusted to this home

$1,773,624

What we added and subtracted to make this sale comparable to 38 Boab Street
Land size	this home 1007 m² · comparable 836 m²	+$53,078
Micro-location	this home 0.0293 · comparable 0.0032	+$34,765
Cladding	this home 2 · comparable 1	+$16,000
Floor area	this home 122 m² · comparable 216 m²	−$5,866
Distance to beach	this home 4.07 km · comparable 4.33 km	+$5,714
Year built	this home 1988 · comparable 1986	+$4,800
Street	this home -0.0095 · comparable -0.0096	+$133
Net adjustment		+$108,624

A further 7 factors were compared and found the same on both properties, so no money moved.

31 Balsa Street

Sold 5 August 2026 · 0.40 km away

Sold for

$1,670,000

Adjusted to this home

$1,713,893

What we added and subtracted to make this sale comparable to 38 Boab Street
Micro-location	this home 0.0293 · comparable 0.0061	+$30,995
Street	this home -0.0095 · comparable -0.0314	+$29,258
Land size	this home 1007 m² · comparable 1051 m²	−$13,658
Floor area	this home 122 m² · comparable 296 m²	−$10,858
Distance to beach	this home 4.07 km · comparable 4.44 km	+$8,156
Net adjustment		+$43,893

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

30 Crest Drive

Sold 9 September 2026 · 0.51 km away

Sold for

$1,750,000

Adjusted to this home

$1,807,711

What we added and subtracted to make this sale comparable to 38 Boab Street
Land size	this home 1007 m² · comparable 789 m²	+$67,667
Street	this home -0.0095 · comparable -0.0011	−$11,760
Micro-location	this home 0.0293 · comparable 0.0248	+$6,300
Floor area	this home 122 m² · comparable 214 m²	−$5,741
Year built	this home 1988 · comparable 1987	+$2,400
Distance to beach	this home 4.07 km · comparable 4.02 km	−$1,155
Net adjustment		+$57,711

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

11 Rossmoyne Close

Sold 28 September 2026 · 0.31 km away

Sold for

$1,500,000

Adjusted to this home

$1,532,679

What we added and subtracted to make this sale comparable to 38 Boab Street
Micro-location	this home 0.0293 · comparable 0.0076	+$26,040
Land size	this home 1007 m² · comparable 945 m²	+$19,245
Floor area	this home 122 m² · comparable 282 m²	−$9,984
Year built	this home 1988 · comparable 1990	−$4,800
Distance to beach	this home 4.07 km · comparable 4.18 km	+$2,178
Net adjustment		+$32,679

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

15 Barlee Court

Sold 30 May 2026 · 0.81 km away

Sold for

$1,820,000

Adjusted to this home

$1,720,984

What we added and subtracted to make this sale comparable to 38 Boab Street
Street	this home -0.0095 · comparable 0.1174	−$184,766
Land size	this home 1007 m² · comparable 601 m²	+$126,022
Year built	this home 1988 · comparable 2014	−$62,400
Distance to beach	this home 4.07 km · comparable 4.85 km	+$18,738
Micro-location	this home 0.0293 · comparable 0.0223	+$10,192
Floor area	this home 122 m² · comparable 231 m²	−$6,802
Net adjustment		−$99,016

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

5 Sequoia Close

Sold 6 May 2026 · 1.04 km away

Sold for

$1,580,000

Adjusted to this home

$1,686,749

What we added and subtracted to make this sale comparable to 38 Boab Street
Land size	this home 1007 m² · comparable 679 m²	+$101,811
Micro-location	this home 0.0293 · comparable 0.0415	−$15,421
Distance to beach	this home 4.07 km · comparable 4.68 km	+$12,722
Year built	this home 1988 · comparable 1985	+$7,200
Floor area	this home 122 m² · comparable 115 m²	+$437
Net adjustment		+$106,749

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

74 Ironbark Street

Sold 11 February 2026 · 0.34 km away

Sold for

$1,810,000

Adjusted to this home

$1,715,836

What we added and subtracted to make this sale comparable to 38 Boab Street
Street	this home -0.0095 · comparable 0.1239	−$193,163
Land size	this home 1007 m² · comparable 653 m²	+$109,882
Micro-location	this home 0.0293 · comparable 0.0362	−$9,991
Floor area	this home 122 m² · comparable 236 m²	−$7,114
Distance to beach	this home 4.07 km · comparable 4.23 km	+$3,822
Year built	this home 1988 · comparable 1987	+$2,400
Net adjustment		−$94,164

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

12 Fatsia Court

Sold 6 March 2026 · 0.19 km away

Sold for

$1,555,000

Adjusted to this home

$1,647,192

What we added and subtracted to make this sale comparable to 38 Boab Street
Land size	this home 1007 m² · comparable 694 m²	+$97,155
Micro-location	this home 0.0293 · comparable 0.0393	−$12,440
Year built	this home 1988 · comparable 1985	+$7,200
Distance to beach	this home 4.07 km · comparable 4.12 km	+$1,026
Floor area	this home 122 m² · comparable 134 m²	−$749
Net adjustment		+$92,192

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

12 Numalla Court

Sold 22 May 2026 · 0.88 km away

Sold for

$1,564,000

Adjusted to this home

$1,719,059

What we added and subtracted to make this sale comparable to 38 Boab Street
Land size	this home 1007 m² · comparable 468 m²	+$167,306
Year built	this home 1988 · comparable 2002	−$33,600
Distance to beach	this home 4.07 km · comparable 4.9 km	+$17,135
Micro-location	this home 0.0293 · comparable 0.0176	+$14,639
Floor area	this home 122 m² · comparable 289 m²	−$10,421
Net adjustment		+$155,059

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

30 Ironbark Street

Sold 20 July 2026 · 0.25 km away

Sold for

$1,715,000

Adjusted to this home

$1,569,102

What we added and subtracted to make this sale comparable to 38 Boab Street
Street	this home -0.0095 · comparable 0.1239	−$183,025
Land size	this home 1007 m² · comparable 714 m²	+$90,947
Micro-location	this home 0.0293 · comparable 0.062	−$44,864
Distance to beach	this home 4.07 km · comparable 3.82 km	−$7,142
Floor area	this home 122 m² · comparable 228 m²	−$6,614
Year built	this home 1988 · comparable 1986	+$4,800
Net adjustment		−$145,898

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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Boab Street 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 38 Boab Street over the past 18 months, compared it with Elanora’s wider market, and examined the indicators most likely to reveal what happens next.

38 Boab Street

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The 10 sales behind that range — and every adjustment

129 K P Mcgrath Drive

31 Balsa Street

30 Crest Drive

11 Rossmoyne Close

15 Barlee Court

5 Sequoia Close

74 Ironbark Street

12 Fatsia Court

12 Numalla Court

30 Ironbark Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Boab Street sit?

Your home

See your home the way a buyer does

151 Simpsons Road

18 Daphne Court

69 Ironbark Street

35 Evergreen Drive

14 Ballidu Close

54 K P McGrath Drive

1 Dorset Place

25 Seabrook Street

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