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.

13 Willunga Place

Sold 1 December 2025 · 0.96 km away

Sold for

$1,080,000

Adjusted to this home

$1,056,908

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Condition	this home 7 · comparable 9	−$108,000
Car spaces	this home 2 · comparable 1	+$53,863
Floor area	this home 121 m² · comparable 140 m²	−$30,400
Micro-location	this home 0.0163 · comparable -0.0052	+$18,576
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 500 m² · comparable 418 m²	+$12,530
Street	this home -0.0298 · comparable -0.0392	+$8,122
Year built	this home 1996 · comparable 1993	+$4,901
Distance to beach	this home 7.75 km · comparable 8.66 km	+$2,916
Net adjustment		−$23,092

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

3 Fairbank Court

Sold 7 August 2026 · 0.30 km away

Sold for

$1,055,000

Adjusted to this home

$1,107,247

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Condition	this home 7 · comparable 6	+$42,200
Land size	this home 500 m² · comparable 331 m²	+$25,823
Micro-location	this home 0.0163 · comparable 0.0436	−$23,042
Street	this home -0.0298 · comparable -0.0568	+$22,788
Floor area	this home 121 m² · comparable 126 m²	−$8,000
Year built	this home 1996 · comparable 1999	−$4,901
Distance to beach	this home 7.75 km · comparable 7.52 km	−$2,621
Net adjustment		+$52,247

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

14 Griffon Street

Sold 10 March 2026 · 0.46 km away

Sold for

$1,218,000

Adjusted to this home

$1,125,685

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Floor area	this home 121 m² · comparable 180 m²	−$94,400
Street	this home -0.0298 · comparable 0.0335	−$61,679
Condition	this home 7 · comparable 6	+$48,720
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 500 m² · comparable 411 m²	+$13,599
Micro-location	this home 0.0163 · comparable 0.0274	−$10,816
Year built	this home 1996 · comparable 1999	−$4,901
Distance to beach	this home 7.75 km · comparable 7.96 km	+$2,762
Net adjustment		−$92,315

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.16 km away

Sold for

$1,245,000

Adjusted to this home

$1,033,032

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Pool	this home 0 · comparable 1	−$52,000
Condition	this home 7 · comparable 8	−$49,800
Distance to beach	this home 7.75 km · comparable 7.6 km	−$2,017
Land size	this home 500 m² · comparable 508 m²	−$1,222
Micro-location	this home 0.0163 · comparable 0.0155	+$797
Net adjustment		−$211,968

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

3 Cabot Court

Sold 20 April 2026 · 0.98 km away

Sold for

$1,000,000

Adjusted to this home

$1,150,845

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Car spaces	this home 2 · comparable 1	+$53,863
Floor area	this home 121 m² · comparable 93 m²	+$44,800
Bathrooms	this home 2 · comparable 1	+$40,000
Micro-location	this home 0.0163 · comparable 0.0433	−$21,600
Land size	this home 500 m² · comparable 400 m²	+$15,280
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1996 · comparable 1990	+$9,802
Street	this home -0.0298 · comparable -0.0193	−$8,400
Distance to beach	this home 7.75 km · comparable 8.68 km	+$2,700
Net adjustment		+$150,845

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

34 Merridown Drive

Sold 6 July 2026 · 1.66 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 46 Kingarry Circuit
Car spaces	this home 2 · comparable 6	−$113,581
Street	this home -0.0298 · comparable 0.1323	−$97,418
Micro-location	this home 0.0163 · comparable 0.1211	−$62,982
Bedrooms	this home 3 · comparable 4	−$33,454
Floor area	this home 121 m² · comparable 160 m²	−$32,895
Condition	this home 7 · comparable 6	+$30,049
Pool	this home 0 · comparable 1	−$27,413
Land size	this home 500 m² · comparable 737 m²	−$19,091
Cladding	this home 3 · comparable 2	+$7,591
Year built	this home 1996 · comparable 1990	+$5,167
Distance to beach	this home 7.75 km · comparable 9.25 km	+$2,028
Net adjustment		−$341,999

A further 7 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 0.80 km away

Sold for

$1,330,000

Adjusted to this home

$1,010,800

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Car spaces	this home 2 · comparable 4	−$106,824
Floor area	this home 121 m² · comparable 181.6 m²	−$96,148
Bedrooms	this home 3 · comparable 4	−$62,929
Street	this home -0.0298 · comparable 0.005	−$36,717
Micro-location	this home 0.0163 · comparable 0.0405	−$25,533
Cladding	this home 3 · comparable 2	+$14,279
Year built	this home 1996 · comparable 2002	−$9,719
Distance to beach	this home 7.75 km · comparable 7.92 km	+$2,421
Land size	this home 500 m² · comparable 487 m²	+$1,970
Net adjustment		−$319,200

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

18 Nisbet Place

Sold 14 January 2026 · 1.19 km away

Sold for

$1,215,000

Adjusted to this home

$992,543

What we added and subtracted to make this sale comparable to 46 Kingarry Circuit
Street	this home -0.0298 · comparable 0.15	−$174,766
Land size	this home 500 m² · comparable 858 m²	−$54,702
Micro-location	this home 0.0163 · comparable 0.0484	−$31,201
Floor area	this home 121 m² · comparable 110.21 m²	+$17,264
Cladding	this home 3 · comparable 2	+$14,400
Distance to beach	this home 7.75 km · comparable 8.73 km	+$3,281
Year built	this home 1996 · comparable 1994	+$3,267
Net adjustment		−$222,457

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 46 Kingarry 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 46 Kingarry 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