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.

3 Fairbank Court

Sold 7 August 2026 · 0.70 km away

Sold for

$1,055,000

Adjusted to this home

$1,098,148

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Street	this home 0.0329 · comparable -0.0568	+$75,707
Floor area	this home 113 m² · comparable 126 m²	−$20,800
Cladding	this home 2 · comparable 3	−$14,400
Land size	this home 401 m² · comparable 331 m²	+$10,696
Distance to beach	this home 8 km · comparable 7.52 km	−$5,469
Micro-location	this home 0.0386 · comparable 0.0436	−$4,220
Year built	this home 2000 · comparable 1999	+$1,634
Net adjustment		+$43,148

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

14 Griffon Street

Sold 10 March 2026 · 0.30 km away

Sold for

$1,218,000

Adjusted to this home

$1,120,709

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Floor area	this home 113 m² · comparable 180 m²	−$107,200
Micro-location	this home 0.0386 · comparable 0.0274	+$10,914
Year built	this home 2000 · comparable 1999	+$1,634
Land size	this home 401 m² · comparable 411 m²	−$1,528
Street	this home 0.0329 · comparable 0.0335	−$585
Distance to beach	this home 8 km · comparable 7.96 km	−$526
Net adjustment		−$97,291

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.77 km away

Sold for

$1,245,000

Adjusted to this home

$1,128,338

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.0329 · comparable -0.0298	+$62,450
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home 0.0386 · comparable 0.0155	+$23,008
Land size	this home 401 m² · comparable 508 m²	−$16,350
Cladding	this home 2 · comparable 3	−$14,400
Floor area	this home 113 m² · comparable 121 m²	−$12,800
Year built	this home 2000 · comparable 1996	+$6,534
Distance to beach	this home 8 km · comparable 7.6 km	−$5,378
Net adjustment		−$116,662

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

5 Felix Court

Sold 27 April 2026 · 0.11 km away

Sold for

$1,330,000

Adjusted to this home

$1,059,160

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Floor area	this home 113 m² · comparable 181.6 m²	−$109,760
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 401 m² · comparable 487 m²	−$13,141
Year built	this home 2000 · comparable 2002	−$3,267
Micro-location	this home 0.0386 · comparable 0.0405	−$2,022
Distance to beach	this home 8 km · comparable 7.92 km	−$1,149
Net adjustment		−$270,840

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

34 Merridown Drive

Sold 6 July 2026 · 1.25 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,001

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Car spaces	this home 2 · comparable 6	−$113,626
Street	this home 0.0329 · comparable 0.1323	−$59,761
Micro-location	this home 0.0386 · comparable 0.1211	−$49,600
Floor area	this home 113 m² · comparable 160 m²	−$39,659
Bedrooms	this home 3 · comparable 4	−$33,468
Pool	this home 0 · comparable 1	−$27,424
Land size	this home 401 m² · comparable 737 m²	−$27,076
Year built	this home 2000 · comparable 1990	+$8,615
Net adjustment		−$341,999

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

18 Nisbet Place

Sold 14 January 2026 · 0.73 km away

Sold for

$1,215,000

Adjusted to this home

$1,036,089

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 401 m² · comparable 858 m²	−$69,830
Year built	this home 2000 · comparable 1994	+$9,802
Micro-location	this home 0.0386 · comparable 0.0484	−$9,526
Floor area	this home 113 m² · comparable 110.21 m²	+$4,464
Net adjustment		−$178,911

A further 13 factors were compared and found the same on both properties, so no money moved.

12 Macallan Street

Sold 23 March 2026 · 1.11 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,400

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Floor area	this home 113 m² · comparable 251 m²	−$101,804
Car spaces	this home 2 · comparable 5	−$74,504
Street	this home 0.0329 · comparable 0.15	−$62,198
Micro-location	this home 0.0386 · comparable 0.1113	−$38,614
Bedrooms	this home 3 · comparable 4	−$29,260
Pool	this home 0 · comparable 1	−$23,975
Land size	this home 401 m² · comparable 735 m²	−$23,530
Year built	this home 2000 · comparable 1989	+$8,285
Net adjustment		−$345,600

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

3 Cabot Court

Sold 20 April 2026 · 1.28 km away

Sold for

$1,000,000

Adjusted to this home

$1,180,352

What we added and subtracted to make this sale comparable to 40 Inwood Circuit
Car spaces	this home 2 · comparable 1	+$53,863
Street	this home 0.0329 · comparable -0.0193	+$41,760
Bathrooms	this home 2 · comparable 1	+$40,000
Floor area	this home 113 m² · comparable 93 m²	+$32,000
Year built	this home 2000 · comparable 1990	+$16,336
Micro-location	this home 0.0386 · comparable 0.0433	−$3,760
Land size	this home 401 m² · comparable 400 m²	+$153
Net adjustment		+$180,352

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 40 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 40 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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Valuation Report

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Why I built Fields

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