404 The Esplanade, Palm Beach — 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.

6 Bahloo Avenue

Sold 23 October 2025 · 0.62 km away

Sold for

$1,780,000

Adjusted to this home

$1,751,052

What we added and subtracted to make this sale comparable to 404 The Esplanade
Bedrooms	this home 2 · comparable 3	−$68,000
Floor area	this home 129 m² · comparable 114 m²	+$42,876
Land size	this home 412 m² · comparable 511 m²	−$35,640
Year built	this home 1988 · comparable 1979	+$21,600
Micro-location	this home 0.0756 · comparable 0.0655	+$14,382
Distance to beach	this home 2.22 km · comparable 2.09 km	−$4,166
Net adjustment		−$28,948

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

217 Mallawa Drive

Sold 1.50 km away

Sold for

$1,729,000

Adjusted to this home

$1,668,286

What we added and subtracted to make this sale comparable to 404 The Esplanade
Land size	this home 412 m² · comparable 607 m²	−$70,200
Bedrooms	this home 2 · comparable 3	−$68,000
Distance to beach	this home 2.22 km · comparable 3.53 km	+$40,770
Floor area	this home 129 m² · comparable 120 m²	+$25,726
Year built	this home 1988 · comparable 1981	+$16,800
Micro-location	this home 0.0756 · comparable 0.0798	−$5,810
Net adjustment		−$60,714

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

56 Twelfth Avenue

Sold 12 May 2026 · 1.23 km away

Sold for

$1,820,000

Adjusted to this home

$1,773,324

What we added and subtracted to make this sale comparable to 404 The Esplanade
Floor area	this home 129 m² · comparable 105 m²	+$68,602
Bedrooms	this home 2 · comparable 3	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 412 m² · comparable 521 m²	−$39,240
Distance to beach	this home 2.22 km · comparable 3.32 km	+$36,036
Year built	this home 1988 · comparable 1986	+$4,800
Micro-location	this home 0.0756 · comparable 0.0762	−$874
Net adjustment		−$46,676

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

30 Thirteenth Avenue

Sold 30 April 2026 · 1.00 km away

Sold for

$1,850,000

Adjusted to this home

$1,730,066

What we added and subtracted to make this sale comparable to 404 The Esplanade
Micro-location	this home 0.0756 · comparable 0.15	−$110,112
Floor area	this home 129 m² · comparable 98 m²	+$88,610
Land size	this home 412 m² · comparable 632 m²	−$79,200
Bedrooms	this home 2 · comparable 3	−$68,000
Distance to beach	this home 2.22 km · comparable 3.18 km	+$31,968
Year built	this home 1988 · comparable 1981	+$16,800
Net adjustment		−$119,934

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

57 Townson Avenue

Sold 16 September 2026 · 0.49 km away

Sold for

$1,765,000

Adjusted to this home

$1,593,602

What we added and subtracted to make this sale comparable to 404 The Esplanade
Floor area	this home 129 m² · comparable 167 m²	−$108,619
Bedrooms	this home 2 · comparable 3	−$68,000
Micro-location	this home 0.0756 · comparable 0.0506	+$35,300
Land size	this home 412 m² · comparable 508 m²	−$34,560
Year built	this home 1988 · comparable 1983	+$12,000
Distance to beach	this home 2.22 km · comparable 1.99 km	−$7,519
Net adjustment		−$171,398

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

44 Twenty Fourth Avenue

Sold 1 July 2026 · 0.42 km away

Sold for

$1,915,000

Adjusted to this home

$1,659,804

What we added and subtracted to make this sale comparable to 404 The Esplanade
Floor area	this home 129 m² · comparable 181 m²	−$148,637
Bedrooms	this home 2 · comparable 3	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Micro-location	this home 0.0756 · comparable 0.0507	+$38,147
Year built	this home 1988 · comparable 1999	−$26,400
Distance to beach	this home 2.22 km · comparable 2.08 km	−$4,826
Land size	this home 412 m² · comparable 405 m²	+$2,520
Net adjustment		−$255,196

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

39 Coolibah Drive

Sold 17 February 2026 · 1.32 km away

Sold for

$1,820,000

Adjusted to this home

$1,858,946

What we added and subtracted to make this sale comparable to 404 The Esplanade
Land size	this home 412 m² · comparable 688 m²	−$99,360
Micro-location	this home 0.0756 · comparable 0.0239	+$75,275
Floor area	this home 129 m² · comparable 105 m²	+$68,602
Bedrooms	this home 2 · comparable 3	−$68,000
Year built	this home 1988 · comparable 1974	+$33,600
Distance to beach	this home 2.22 km · comparable 3.1 km	+$28,829
Net adjustment		+$38,946

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

20 Twenty Third Avenue

Sold 18 May 2026 · 0.21 km away

Sold for

$2,050,000

Adjusted to this home

$1,915,605

What we added and subtracted to make this sale comparable to 404 The Esplanade
Bedrooms	this home 2 · comparable 3	−$68,000
Floor area	this home 129 m² · comparable 146 m²	−$48,593
Bathrooms	this home 1 · comparable 2	−$48,000
Micro-location	this home 0.0756 · comparable 0.0603	+$25,092
Year built	this home 1988 · comparable 1986	+$4,800
Land size	this home 412 m² · comparable 405 m²	+$2,520
Distance to beach	this home 2.22 km · comparable 2.16 km	−$2,214
Net adjustment		−$134,395

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

1 Barklya Place

Sold 15 May 2026 · 1.23 km away

Sold for

$2,025,000

Adjusted to this home

$1,729,420

What we added and subtracted to make this sale comparable to 404 The Esplanade
Floor area	this home 129 m² · comparable 164 m²	−$100,044
Land size	this home 412 m² · comparable 666 m²	−$91,440
Year built	this home 1988 · comparable 2023	−$84,000
Micro-location	this home 0.0756 · comparable 0.0317	+$71,118
Bedrooms	this home 2 · comparable 3	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Distance to beach	this home 2.22 km · comparable 2.9 km	+$24,786
Net adjustment		−$295,580

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

29 Fourteenth Avenue

Sold 29 June 2026 · 0.86 km away

Sold for

$1,415,000

Adjusted to this home

$1,353,468

What we added and subtracted to make this sale comparable to 404 The Esplanade
Micro-location	this home 0.0756 · comparable 0.15	−$84,221
Bedrooms	this home 2 · comparable 3	−$68,000
Floor area	this home 129 m² · comparable 112 m²	+$48,593
Distance to beach	this home 2.22 km · comparable 3.02 km	+$20,376
Year built	this home 1988 · comparable 1980	+$19,200
Land size	this home 412 m² · comparable 405 m²	+$2,520
Net adjustment		−$61,532

A further 9 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 404 The Esplanade 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 404 The Esplanade over the past 18 months, compared it with Palm Beach’s wider market, and examined the indicators most likely to reveal what happens next.

404 The Esplanade

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The 10 sales behind that range — and every adjustment

6 Bahloo Avenue

217 Mallawa Drive

56 Twelfth Avenue

30 Thirteenth Avenue

57 Townson Avenue

44 Twenty Fourth Avenue

39 Coolibah Drive

20 Twenty Third Avenue

1 Barklya Place

29 Fourteenth Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 404 The Esplanade sit?

Your home

See your home the way a buyer does

16 Marlin Court

91 Fifth Avenue

15 Celebes Avenue

6 Denawen Street

15 Molucca Avenue

10 First Avenue

88 Tallebudgera Drive

21 Kurrajong Court

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