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 1.17 km away

Sold for

$1,650,000

Adjusted to this home

$1,655,202

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Micro-location	this home 0.067 · comparable -0.0435	+$145,860
Floor area	this home 142 m² · comparable 185 m²	−$115,859
Pool	this home 0 · comparable 1	−$103,718
Year built	this home 2000 · comparable 1984	+$64,000
Distance to beach	this home 2 km · comparable 3.16 km	+$34,452
Land size	this home 680 m² · comparable 792 m²	−$19,533
Net adjustment		+$5,202

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

6 Wedgebill Parade

Sold 0.07 km away

Sold for

$1,795,000

Adjusted to this home

$1,639,834

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$134,554
Floor area	this home 142 m² · comparable 165.7 m²	−$63,858
Year built	this home 2000 · comparable 1990	+$40,000
Micro-location	this home 0.067 · comparable 0.0883	−$30,587
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 680 m² · comparable 602 m²	+$13,603
Distance to beach	this home 2 km · comparable 1.93 km	−$3,770
Net adjustment		−$155,166

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

10 Oriole Court

Sold 15 March 2026 · 0.33 km away

Sold for

$1,660,000

Adjusted to this home

$1,662,357

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable -0.1294	+$246,610
Floor area	this home 142 m² · comparable 218 m²	−$204,774
Pool	this home 0 · comparable 1	−$103,718
Year built	this home 2000 · comparable 1989	+$44,000
Micro-location	this home 0.067 · comparable 0.0882	−$28,154
Land size	this home 680 m² · comparable 523 m²	+$27,381
Cladding	this home 3 · comparable 2	+$24,000
Distance to beach	this home 2 km · comparable 1.94 km	−$2,988
Net adjustment		+$2,357

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

10 Razorbill Street

Sold 3 April 2026 · 0.71 km away

Sold for

$1,605,000

Adjusted to this home

$1,636,600

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable -0.0736	+$166,791
Pool	this home 0 · comparable 1	−$103,718
Floor area	this home 142 m² · comparable 176.45 m²	−$92,822
Car spaces	this home 2 · comparable 4	−$72,000
Year built	this home 2000 · comparable 1986	+$56,000
Micro-location	this home 0.067 · comparable 0.0372	+$38,263
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 680 m² · comparable 620 m²	+$10,464
Distance to beach	this home 2 km · comparable 2.16 km	+$4,622
Net adjustment		+$31,600

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

10 Stingray Crescent

Sold 29 May 2026 · 0.76 km away

Sold for

$1,650,000

Adjusted to this home

$1,701,753

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable -0.074	+$171,996
Pool	this home 0 · comparable 1	−$103,718
Car spaces	this home 2 · comparable 4	−$72,000
Land size	this home 680 m² · comparable 439 m²	+$42,030
Year built	this home 2000 · comparable 1998	+$8,000
Micro-location	this home 0.067 · comparable 0.0622	+$6,336
Distance to beach	this home 2 km · comparable 1.89 km	−$5,445
Floor area	this home 142 m² · comparable 140.31 m²	+$4,554
Net adjustment		+$51,753

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.46 km away

Sold for

$1,850,000

Adjusted to this home

$1,734,415

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$138,676
Micro-location	this home 0.067 · comparable 0.15	−$122,840
Floor area	this home 142 m² · comparable 102 m²	+$107,776
Year built	this home 2000 · comparable 1987	+$52,000
Distance to beach	this home 2 km · comparable 1.54 km	−$25,530
Land size	this home 680 m² · comparable 613 m²	+$11,685
Net adjustment		−$115,585

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

20 Tropicana Circuit

Sold 18 June 2026 · 0.15 km away

Sold for

$1,780,000

Adjusted to this home

$1,621,229

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Floor area	this home 142 m² · comparable 188.63 m²	−$125,640
Pool	this home 0 · comparable 1	−$103,718
Micro-location	this home 0.067 · comparable 0.0328	+$48,701
Land size	this home 680 m² · comparable 605 m²	+$13,080
Distance to beach	this home 2 km · comparable 2.15 km	+$4,806
Year built	this home 2000 · comparable 1999	+$4,000
Net adjustment		−$158,771

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

132 Harrier Drive

Sold 16 May 2026 · 0.25 km away

Sold for

$1,441,500

Adjusted to this home

$1,610,441

What we added and subtracted to make this sale comparable to 38 Tropicana Circuit
Street	this home 0.0563 · comparable -0.0762	+$152,799
Floor area	this home 142 m² · comparable 172 m²	−$80,832
Land size	this home 680 m² · comparable 407 m²	+$47,611
Micro-location	this home 0.067 · comparable 0.04	+$31,136
Year built	this home 2000 · comparable 1997	+$12,000
Distance to beach	this home 2 km · comparable 2.24 km	+$6,227
Net adjustment		+$168,941

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 38 Tropicana 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 38 Tropicana Circuit 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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