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.

20 Tropicana Circuit

Sold 18 June 2026 · 0.12 km away

Sold for

$1,780,000

Adjusted to this home

$1,704,519

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Pool	this home 0 · comparable 1	−$122,270
Condition	this home 7 · comparable 6	+$71,200
Floor area	this home 174 m² · comparable 188.63 m²	−$34,023
Land size	this home 640 m² · comparable 605 m²	+$5,376
Distance to beach	this home 2.08 km · comparable 2.15 km	+$2,242
Micro-location	this home 0.0342 · comparable 0.0328	+$1,994
Net adjustment		−$75,481

A further 12 factors were compared and found the same on both properties, so no money moved.

6 Wedgebill Parade

Sold 0.20 km away

Sold for

$1,795,000

Adjusted to this home

$1,661,543

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$134,554
Micro-location	this home 0.0342 · comparable 0.0883	−$77,688
Year built	this home 1999 · comparable 1990	+$36,000
Cladding	this home 3 · comparable 2	+$24,000
Floor area	this home 174 m² · comparable 165.7 m²	+$19,302
Distance to beach	this home 2.08 km · comparable 1.93 km	−$6,354
Land size	this home 640 m² · comparable 602 m²	+$5,837
Net adjustment		−$133,457

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

10 Stingray Crescent

Sold 29 May 2026 · 0.69 km away

Sold for

$1,650,000

Adjusted to this home

$1,696,169

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Street	this home 0.0563 · comparable -0.074	+$171,996
Pool	this home 0 · comparable 1	−$122,270
Floor area	this home 174 m² · comparable 140.31 m²	+$78,350
Car spaces	this home 2 · comparable 4	−$72,000
Micro-location	this home 0.0342 · comparable 0.0622	−$36,960
Land size	this home 640 m² · comparable 439 m²	+$30,874
Distance to beach	this home 2.08 km · comparable 1.89 km	−$7,821
Year built	this home 1999 · comparable 1998	+$4,000
Net adjustment		+$46,169

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

13 Palmwood Court

Sold 1.09 km away

Sold for

$1,650,000

Adjusted to this home

$1,607,441

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Pool	this home 0 · comparable 1	−$122,270
Micro-location	this home 0.0342 · comparable -0.0435	+$102,564
Condition	this home 7 · comparable 8	−$66,000
Year built	this home 1999 · comparable 1984	+$60,000
Distance to beach	this home 2.08 km · comparable 3.16 km	+$32,076
Floor area	this home 174 m² · comparable 185 m²	−$25,582
Land size	this home 640 m² · comparable 792 m²	−$23,347
Net adjustment		−$42,559

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.54 km away

Sold for

$1,850,000

Adjusted to this home

$1,731,336

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Micro-location	this home 0.0342 · comparable 0.15	−$171,384
Floor area	this home 174 m² · comparable 102 m²	+$167,443
Street	this home 0.0563 · comparable 0.15	−$138,676
Year built	this home 1999 · comparable 1987	+$48,000
Distance to beach	this home 2.08 km · comparable 1.54 km	−$28,194
Land size	this home 640 m² · comparable 613 m²	+$4,147
Net adjustment		−$118,664

A further 12 factors were compared and found the same on both properties, so no money moved.

42 Sea Eagle Drive

Sold 20 May 2026 · 0.47 km away

Sold for

$1,650,000

Adjusted to this home

$1,630,999

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Floor area	this home 174 m² · comparable 212.77 m²	−$90,163
Car spaces	this home 2 · comparable 4	−$72,000
Condition	this home 7 · comparable 6	+$66,000
Street	this home 0.0563 · comparable 0.019	+$49,236
Micro-location	this home 0.0342 · comparable 0.002	+$42,504
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 2.08 km · comparable 2.33 km	+$7,425
Land size	this home 640 m² · comparable 627 m²	+$1,997
Net adjustment		−$19,001

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

22 Lanai Drive

Sold 23 July 2026 · 0.36 km away

Sold for

$1,640,000

Adjusted to this home

$1,579,464

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Floor area	this home 174 m² · comparable 264 m²	−$209,304
Condition	this home 7 · comparable 6	+$65,600
Street	this home 0.0563 · comparable 0.0173	+$51,168
Micro-location	this home 0.0342 · comparable 0.0048	+$38,573
Land size	this home 640 m² · comparable 727 m²	−$13,363
Distance to beach	this home 2.08 km · comparable 2.31 km	+$6,790
Net adjustment		−$60,536

A further 12 factors were compared and found the same on both properties, so no money moved.

21A Dunlin Drive

Sold 27 February 2026 · 0.21 km away

Sold for

$1,610,000

Adjusted to this home

$1,603,898

What we added and subtracted to make this sale comparable to 4 Tropicana Circuit
Bedrooms	this home 4 · comparable 3	+$192,356
Floor area	this home 174 m² · comparable 121 m²	+$123,257
Pool	this home 0 · comparable 1	−$122,270
Micro-location	this home 0.0342 · comparable 0.1078	−$94,797
Car spaces	this home 2 · comparable 4	−$72,000
Condition	this home 7 · comparable 8	−$64,400
Year built	this home 1999 · comparable 1986	+$52,000
Land size	this home 640 m² · comparable 719 m²	−$12,134
Distance to beach	this home 2.08 km · comparable 1.88 km	−$8,114
Net adjustment		−$6,102

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.

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 4 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 4 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 →

4 Tropicana Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

20 Tropicana Circuit

6 Wedgebill Parade

10 Stingray Crescent

13 Palmwood Court

141 Acanthus Avenue

42 Sea Eagle Drive

22 Lanai Drive

21A Dunlin Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Tropicana Circuit sit?