Smarter with data.
Last recorded sale: $501,000 in July 2016.
Comparable range
$1,045,594 – $1,322,682
8 adjusted comparable sales · 8 verified · 30 of 47 candidate sales verified · band ±11.7% measured on 165 sales · recomputed 10 October 2026
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.
Sold 1 September 2026 · 0.15 km away
Sold for
$1,107,000
Adjusted to this home
$1,106,349
| Micro-location | this home -0.0765 · comparable -0.0907 | +$12,575 |
|---|---|---|
| Floor area | this home 107 m² · comparable 115.22 m² | −$9,226 |
| Year built | this home 1994 · comparable 1995 | −$4,000 |
| Net adjustment | −$651 |
A further 14 factors were compared and found the same on both properties, so no money moved.
Sold 8 July 2026 · 0.14 km away
Sold for
$1,115,000
Adjusted to this home
$1,150,654
| Floor area | this home 107 m² · comparable 88.02 m² | +$21,303 |
|---|---|---|
| Micro-location | this home -0.0765 · comparable -0.0915 | +$13,380 |
| Distance to beach | this home 2.95 km · comparable 3.04 km | +$1,806 |
| Land size | this home 400 m² · comparable 401 m² | −$835 |
| Net adjustment | +$35,654 |
A further 14 factors were compared and found the same on both properties, so no money moved.
Sold 29 July 2026 · 0.06 km away
Sold for
$1,100,000
Adjusted to this home
$1,118,476
| Condition | this home 7 · comparable 6 | +$44,000 |
|---|---|---|
| Car spaces | this home 1 · comparable 2 | −$36,000 |
| Micro-location | this home -0.0765 · comparable -0.0879 | +$10,032 |
| Distance to beach | this home 2.95 km · comparable 2.99 km | +$792 |
| Floor area | this home 107 m² · comparable 107.31 m² | −$348 |
| Net adjustment | +$18,476 |
A further 13 factors were compared and found the same on both properties, so no money moved.
Sold 28 April 2026 · 0.20 km away
Sold for
$1,300,000
Adjusted to this home
$1,229,957
| Land size | this home 400 m² · comparable 454 m² | −$45,101 |
|---|---|---|
| Car spaces | this home 1 · comparable 2 | −$36,000 |
| Micro-location | this home -0.0765 · comparable -0.0959 | +$20,176 |
| Floor area | this home 107 m² · comparable 117 m² | −$11,224 |
| Distance to beach | this home 2.95 km · comparable 3.04 km | +$2,106 |
| Net adjustment | −$70,043 |
A further 13 factors were compared and found the same on both properties, so no money moved.
Sold 19 June 2026 · 0.38 km away
Sold for
$1,360,000
Adjusted to this home
$1,238,181
| Bathrooms | this home 1 · comparable 2 | −$68,000 |
|---|---|---|
| Condition | this home 7 · comparable 8 | −$54,400 |
| Micro-location | this home -0.0765 · comparable -0.0979 | +$23,283 |
| Floor area | this home 107 m² · comparable 123.39 m² | −$18,396 |
| Street | this home -0.1432 · comparable -0.15 | +$7,398 |
| Land size | this home 400 m² · comparable 406 m² | −$5,011 |
| Year built | this home 1994 · comparable 1995 | −$4,000 |
| Distance to beach | this home 2.95 km · comparable 2.84 km | −$2,693 |
| Net adjustment | −$121,819 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 19 May 2026 · 0.16 km away
Sold for
$1,225,000
Adjusted to this home
$1,097,224
| Pool | this home 0 · comparable 1 | −$63,598 |
|---|---|---|
| Condition | this home 7 · comparable 6 | +$49,000 |
| Car spaces | this home 1 · comparable 2 | −$36,000 |
| Street | this home -0.1432 · comparable -0.1065 | −$35,966 |
| Floor area | this home 107 m² · comparable 129 m² | −$24,693 |
| Micro-location | this home -0.0765 · comparable -0.0671 | −$9,212 |
| Year built | this home 1994 · comparable 1995 | −$4,000 |
| Distance to beach | this home 2.95 km · comparable 2.8 km | −$3,307 |
| Net adjustment | −$127,776 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 0.50 km away
Sold for
$1,650,000
Adjusted to this home
$1,203,568
| Land size | this home 400 m² · comparable 792 m² | −$200,478 |
|---|---|---|
| Floor area | this home 107 m² · comparable 185 m² | −$53,608 |
| Bathrooms | this home 1 · comparable 2 | −$41,639 |
| Condition | this home 7 · comparable 8 | −$40,414 |
| Pool | this home 0 · comparable 1 | −$38,944 |
| Bedrooms | this home 3 · comparable 4 | −$36,248 |
| Micro-location | this home -0.0765 · comparable -0.0435 | −$26,674 |
| Year built | this home 1994 · comparable 1984 | +$24,494 |
| Car spaces | this home 1 · comparable 2 | −$22,044 |
| Cladding | this home 2 · comparable 3 | −$14,696 |
| Distance to beach | this home 2.95 km · comparable 3.16 km | +$3,819 |
| Net adjustment | −$446,432 |
A further 6 factors were compared and found the same on both properties, so no money moved.
Sold 20 July 2026 · 0.60 km away
Sold for
$1,545,000
Adjusted to this home
$1,163,792
| Land size | this home 400 m² · comparable 650 m² | −$89,577 |
|---|---|---|
| Street | this home -0.1432 · comparable -0.0078 | −$71,797 |
| Condition | this home 7 · comparable 9 | −$66,282 |
| Micro-location | this home -0.0765 · comparable 0.0192 | −$50,746 |
| Bathrooms | this home 1 · comparable 2 | −$29,173 |
| Pool | this home 0 · comparable 1 | −$27,284 |
| Floor area | this home 107 m² · comparable 153 m² | −$22,150 |
| Car spaces | this home 1 · comparable 2 | −$15,444 |
| Cladding | this home 2 · comparable 3 | −$10,296 |
| Year built | this home 1994 · comparable 1989 | +$8,580 |
| Distance to beach | this home 2.95 km · comparable 2.36 km | −$7,039 |
| Net adjustment | −$381,208 |
A further 7 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.
“Prices are holding for now, but we need to be watching inflation, household spending, and wage growth as leading indicators of where the market moves next.”Will SimpsonFields Real Estate
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 41 Montezuma Drive over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.
Absorption Rate: 3.3 months
12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)
Queensland Household Spending: $22.3 billion, trending up
12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)
Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)
12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)
12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)
Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.
The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.
The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.
The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.
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