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.

15 Caulfield Street

Sold 31 July 2026 · 0.82 km away

Sold for

$1,350,000

Adjusted to this home

$1,318,512

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 496 m² · comparable 607 m²	−$46,176
Year built	this home 1992 · comparable 1990	+$6,211
Micro-location	this home 0.0218 · comparable 0.0275	−$6,156
Distance to beach	this home 4.76 km · comparable 5.02 km	+$4,633
Net adjustment		−$31,488

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

3 Ripponlea Street

Sold 0.14 km away

Sold for

$1,195,000

Adjusted to this home

$1,255,103

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.0218 · comparable 0.0329	−$10,611
Floor area	this home 141 m² · comparable 134 m²	+$6,434
Year built	this home 1992 · comparable 1991	+$3,106
Distance to beach	this home 4.76 km · comparable 4.66 km	−$1,578
Land size	this home 496 m² · comparable 499 m²	−$1,248
Net adjustment		+$60,103

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

5 Chelsea Place

Sold 21 August 2026 · 1.05 km away

Sold for

$1,380,000

Adjusted to this home

$1,324,311

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$55,200
Land size	this home 496 m² · comparable 435 m²	+$25,376
Floor area	this home 141 m² · comparable 163.5 m²	−$20,682
Micro-location	this home 0.0218 · comparable 0.0326	−$11,923
Distance to beach	this home 4.76 km · comparable 5.13 km	+$6,740
Net adjustment		−$55,689

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

13 Ripponlea Street

Sold 8 June 2026 · 0.14 km away

Sold for

$1,350,000

Adjusted to this home

$1,383,226

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Floor area	this home 141 m² · comparable 176 m²	−$32,172
Micro-location	this home 0.0218 · comparable 0.0333	−$12,420
Land size	this home 496 m² · comparable 476 m²	+$8,320
Year built	this home 1992 · comparable 1990	+$6,211
Distance to beach	this home 4.76 km · comparable 4.72 km	−$713
Net adjustment		+$33,226

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

11 Caulfield Street

Sold 7 May 2026 · 0.86 km away

Sold for

$1,380,000

Adjusted to this home

$1,318,909

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Bedrooms	this home 3 · comparable 4	−$92,836
Car spaces	this home 4 · comparable 2	+$64,000
Land size	this home 496 m² · comparable 570 m²	−$30,784
Micro-location	this home 0.0218 · comparable 0.0473	−$28,152
Floor area	this home 141 m² · comparable 116.73 m²	+$22,309
Distance to beach	this home 4.76 km · comparable 5 km	+$4,372
Net adjustment		−$61,091

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

27 Hillsborough Close

Sold 22 September 2026 · 1.28 km away

Sold for

$1,400,000

Adjusted to this home

$1,422,946

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 7 · comparable 8	−$56,000
Land size	this home 496 m² · comparable 402 m²	+$39,104
Floor area	this home 141 m² · comparable 162.87 m²	−$20,103
Year built	this home 1992 · comparable 1996	−$12,422
Distance to beach	this home 4.76 km · comparable 5.31 km	+$10,164
Cladding	this home 2 · comparable 3	−$1,573
Micro-location	this home 0.0218 · comparable 0.022	−$224
Net adjustment		+$22,946

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

26 Wattlepark Lane

Sold 17 May 2026 · 1.01 km away

Sold for

$1,280,000

Adjusted to this home

$1,334,192

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 7 · comparable 6	+$51,200
Land size	this home 496 m² · comparable 577 m²	−$33,696
Micro-location	this home 0.0218 · comparable 0.0421	−$20,787
Year built	this home 1992 · comparable 1994	−$6,211
Floor area	this home 141 m² · comparable 147.04 m²	−$5,552
Distance to beach	this home 4.76 km · comparable 5.07 km	+$5,238
Net adjustment		+$54,192

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

16 Maidstone Place

Sold 31 March 2026 · 0.61 km away

Sold for

$1,260,000

Adjusted to this home

$1,250,573

What we added and subtracted to make this sale comparable to 38 Greenwich Court
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 7 · comparable 8	−$50,400
Floor area	this home 141 m² · comparable 172.35 m²	−$28,817
Land size	this home 496 m² · comparable 461 m²	+$14,560
Micro-location	this home 0.0218 · comparable 0.0338	−$12,096
Distance to beach	this home 4.76 km · comparable 4.96 km	+$3,326
Net adjustment		−$9,427

A further 11 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 38 Greenwich Court 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 Greenwich Court over the past 18 months, compared it with Robina’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Robina

Should I Sell Now?

Vendor Discount: -0.5% average (41 sales)

Robina

Is Now a Good Time to Buy?

12-Month Median Price: $1,510,000 (90% CI $1,465,000 to $1,531,000; n=315)

Robina

Crash Risk

Wage Growth (QLD): 3.4%, trend stable

Robina

Market Overview

12-Month Median Sale Price: $1,510,000 (90% CI $1,465,000–$1,531,000, n=315)

Robina

Houses vs Units

Asking Price Spread, Houses Vs Units (25 September 2026): $509,274 (houses $1,426,599; units $917,326)

Robina

Market Direction

12-Month Rolling Median (Fields Data): $1,510,000 (90% interval $1,465,000–$1,531,000, n=315)

Robina

Suburb Comparison

Five-Year Change In Median (Q2 2021 To Q3 2026, Rolling 12-Month Basis): Robina 91.3% (from $789,500), Varsity Lakes 88.6% (from $742,500), Burleigh Waters 72.0% (from $1,115,000)

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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

52 houses are already on the market in Robina.

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38 Greenwich Court

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Your valuation

The 8 sales behind that range — and every adjustment