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.

5 Felix Court

Sold 27 April 2026 · 0.08 km away

Sold for

$1,330,000

Adjusted to this home

$1,212,296

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Floor area	this home 132 m² · comparable 181.6 m²	−$79,360
Bedrooms	this home 3 · comparable 4	−$63,461
Car spaces	this home 3 · comparable 4	−$53,863
Condition	this home 8 · comparable 7	+$53,200
Street	this home 0.0329 · comparable 0.005	+$29,686
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 400 m² · comparable 487 m²	−$13,294
Micro-location	this home 0.038 · comparable 0.0405	−$2,660
Year built	this home 2001 · comparable 2002	−$1,634
Distance to beach	this home 7.97 km · comparable 7.92 km	−$718
Net adjustment		−$117,704

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

18 Nisbet Place

Sold 14 January 2026 · 0.76 km away

Sold for

$1,215,000

Adjusted to this home

$1,184,644

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Street	this home 0.0329 · comparable 0.15	−$113,821
Land size	this home 400 m² · comparable 858 m²	−$69,982
Car spaces	this home 3 · comparable 2	+$53,863
Condition	this home 8 · comparable 7	+$48,600
Floor area	this home 132 m² · comparable 110.21 m²	+$34,864
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2001 · comparable 1994	+$11,435
Micro-location	this home 0.038 · comparable 0.0484	−$10,109
Distance to beach	this home 7.97 km · comparable 8.73 km	+$394
Net adjustment		−$30,356

A further 9 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

$1,228,288

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Street	this home 0.0329 · comparable -0.0298	+$62,450
Car spaces	this home 3 · comparable 4	−$53,863
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home 0.038 · comparable 0.0155	+$22,410
Floor area	this home 132 m² · comparable 121 m²	+$17,600
Land size	this home 400 m² · comparable 508 m²	−$16,502
Year built	this home 2001 · comparable 1996	+$8,168
Distance to beach	this home 7.97 km · comparable 7.6 km	−$4,975
Net adjustment		−$16,712

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

15 TORRIDON CL

Sold 11 February 2026 · 0.80 km away

Sold for

$1,435,000

Adjusted to this home

$1,284,840

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Condition	this home 8 · comparable 9	−$86,100
Bedrooms	this home 3 · comparable 4	−$63,461
Car spaces	this home 3 · comparable 2	+$53,863
Floor area	this home 132 m² · comparable 100.07 m²	+$51,088
Street	this home 0.0329 · comparable 0.0753	−$48,675
Land size	this home 400 m² · comparable 696 m²	−$45,229
Micro-location	this home 0.038 · comparable 0.0739	−$41,213
Year built	this home 2001 · comparable 1992	+$14,702
Cladding	this home 3 · comparable 2	+$14,400
Distance to beach	this home 7.97 km · comparable 8.75 km	+$465
Net adjustment		−$150,160

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

13 Willunga Place

Sold 1 December 2025 · 0.84 km away

Sold for

$1,080,000

Adjusted to this home

$1,234,814

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Car spaces	this home 3 · comparable 1	+$107,726
Condition	this home 8 · comparable 9	−$64,800
Street	this home 0.0329 · comparable -0.0392	+$62,294
Micro-location	this home 0.038 · comparable -0.0052	+$37,325
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2001 · comparable 1993	+$13,069
Floor area	this home 132 m² · comparable 140 m²	−$12,800
Land size	this home 400 m² · comparable 418 m²	−$2,750
Distance to beach	this home 7.97 km · comparable 8.66 km	+$350
Net adjustment		+$154,814

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

14 Griffon Street

Sold 10 March 2026 · 0.32 km away

Sold for

$1,218,000

Adjusted to this home

$1,318,102

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Condition	this home 8 · comparable 6	+$97,440
Floor area	this home 132 m² · comparable 180 m²	−$76,800
Car spaces	this home 3 · comparable 2	+$53,863
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.038 · comparable 0.0274	+$10,329
Year built	this home 2001 · comparable 1999	+$3,267
Land size	this home 400 m² · comparable 411 m²	−$1,681
Street	this home 0.0329 · comparable 0.0335	−$585
Distance to beach	this home 7.97 km · comparable 7.96 km	−$131
Net adjustment		+$100,102

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

3 Fairbank Court

Sold 7 August 2026 · 0.69 km away

Sold for

$1,055,000

Adjusted to this home

$1,282,527

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Condition	this home 8 · comparable 6	+$84,400
Street	this home 0.0329 · comparable -0.0568	+$75,707
Car spaces	this home 3 · comparable 2	+$53,863
Land size	this home 400 m² · comparable 331 m²	+$10,543
Floor area	this home 132 m² · comparable 126 m²	+$9,600
Distance to beach	this home 7.97 km · comparable 7.52 km	−$5,127
Micro-location	this home 0.038 · comparable 0.0436	−$4,726
Year built	this home 2001 · comparable 1999	+$3,267
Net adjustment		+$227,527

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

3 Cabot Court

Sold 20 April 2026 · 1.31 km away

Sold for

$1,000,000

Adjusted to this home

$1,239,998

What we added and subtracted to make this sale comparable to 44 Inwood Circuit
Car spaces	this home 3 · comparable 1	+$80,709
Floor area	this home 132 m² · comparable 93 m²	+$46,750
Street	this home 0.0329 · comparable -0.0193	+$31,286
Bathrooms	this home 2 · comparable 1	+$29,968
Condition	this home 8 · comparable 7	+$29,968
Year built	this home 2001 · comparable 1990	+$13,463
Cladding	this home 3 · comparable 2	+$10,789
Micro-location	this home 0.038 · comparable 0.0433	−$3,177
Distance to beach	this home 7.97 km · comparable 8.68 km	+$242
Net adjustment		+$239,998

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.

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 44 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 44 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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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