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.

19 Sonama Court

Sold 19 June 2026 · 0.44 km away

Sold for

$1,360,000

Adjusted to this home

$1,349,104

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 123.39 m²	−$158,521
Bedrooms	this home 4 · comparable 3	+$75,002
Car spaces	this home 2 · comparable 1	+$36,000
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0735 · comparable -0.09	+$17,952
Year built	this home 1994 · comparable 1995	−$4,000
Distance to beach	this home 2.88 km · comparable 2.84 km	−$979
Land size	this home 400 m² · comparable 406 m²	−$350
Net adjustment		−$10,896

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

2 Sugarleaf Court

Sold 10 July 2026 · 0.09 km away

Sold for

$1,330,000

Adjusted to this home

$1,290,831

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 133.3 m²	−$195,450
Bedrooms	this home 4 · comparable 3	+$75,002
Condition	this home 8 · comparable 7	+$53,200
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 400 m² · comparable 629 m²	−$13,374
Year built	this home 1994 · comparable 1991	+$12,000
Micro-location	this home -0.0735 · comparable -0.0775	+$4,256
Distance to beach	this home 2.88 km · comparable 2.93 km	+$1,197
Net adjustment		−$39,169

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

12 Montezuma Drive

Sold 28 April 2026 · 0.31 km away

Sold for

$1,300,000

Adjusted to this home

$1,404,642

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 117 m²	−$134,710
Bedrooms	this home 4 · comparable 3	+$75,002
Bathrooms	this home 2 · comparable 1	+$68,000
Condition	this home 8 · comparable 7	+$52,000
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0735 · comparable -0.0925	+$19,760
Distance to beach	this home 2.88 km · comparable 3.04 km	+$3,744
Land size	this home 400 m² · comparable 454 m²	−$3,154
Net adjustment		+$104,642

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

7 Ballerina Street

Sold 1 September 2026 · 0.24 km away

Sold for

$1,107,000

Adjusted to this home

$1,241,579

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 115.22 m²	−$128,076
Bedrooms	this home 4 · comparable 3	+$75,002
Bathrooms	this home 2 · comparable 1	+$68,000
Condition	this home 8 · comparable 7	+$44,280
Car spaces	this home 2 · comparable 1	+$36,000
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0735 · comparable -0.0938	+$17,978
Year built	this home 1994 · comparable 1995	−$4,000
Distance to beach	this home 2.88 km · comparable 2.95 km	+$1,395
Net adjustment		+$134,579

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

33 Montezuma Drive

Sold 29 July 2026 · 0.17 km away

Sold for

$1,100,000

Adjusted to this home

$1,203,744

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 107.31 m²	−$59,794
Condition	this home 8 · comparable 6	+$53,366
Bedrooms	this home 4 · comparable 3	+$45,482
Bathrooms	this home 2 · comparable 1	+$41,237
Cladding	this home 3 · comparable 2	+$14,554
Micro-location	this home -0.0735 · comparable -0.0877	+$7,578
Distance to beach	this home 2.88 km · comparable 2.99 km	+$1,321
Net adjustment		+$103,744

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

23 Montezuma Drive

Sold 8 July 2026 · 0.24 km away

Sold for

$1,115,000

Adjusted to this home

$1,292,066

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Bedrooms	this home 4 · comparable 3	+$56,000
Bathrooms	this home 2 · comparable 1	+$50,772
Condition	this home 8 · comparable 7	+$33,301
Car spaces	this home 2 · comparable 1	+$26,879
Floor area	this home 80.85 m² · comparable 88.02 m²	−$19,950
Cladding	this home 3 · comparable 2	+$17,920
Micro-location	this home -0.0735 · comparable -0.0882	+$9,790
Distance to beach	this home 2.88 km · comparable 3.04 km	+$2,398
Land size	this home 400 m² · comparable 401 m²	−$44
Net adjustment		+$177,066

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

20 Silkyoak Court

Sold 2 July 2026 · 0.27 km away

Sold for

$1,550,000

Adjusted to this home

$1,231,716

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 185.44 m²	−$389,744
Condition	this home 8 · comparable 6	+$124,000
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1994 · comparable 1987	+$28,000
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 400 m² · comparable 730 m²	−$19,272
Micro-location	this home -0.0735 · comparable -0.0592	−$17,732
Distance to beach	this home 2.88 km · comparable 3.04 km	+$4,464
Net adjustment		−$318,284

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

14 Maitland Street

Sold 7 September 2026 · 1.78 km away

Sold for

$2,125,000

Adjusted to this home

$1,356,645

What we added and subtracted to make this sale comparable to 55 Montezuma Drive
Floor area	this home 80.85 m² · comparable 243 m²	−$293,254
Street	this home -0.1272 · comparable 0.15	−$228,706
Micro-location	this home -0.0735 · comparable 0.15	−$184,401
Condition	this home 8 · comparable 6	+$82,506
Distance to beach	this home 2.88 km · comparable 1.31 km	−$37,685
Car spaces	this home 2 · comparable 4	−$34,944
Pool	this home 0 · comparable 1	−$34,944
Bathrooms	this home 2 · comparable 3	−$33,002
Storeys	this home 1 · comparable 2	−$23,296
Year built	this home 1994 · comparable 1987	+$13,590
Cladding	this home 3 · comparable 2	+$11,648
Land size	this home 400 m² · comparable 607 m²	−$5,867
Net adjustment		−$768,355

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.

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 55 Montezuma Drive 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 55 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.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

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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

If you sold today

13 houses are already on the market in Burleigh Waters.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

55 Montezuma Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

19 Sonama Court

2 Sugarleaf Court

12 Montezuma Drive

7 Ballerina Street

33 Montezuma Drive

23 Montezuma Drive

20 Silkyoak Court

14 Maitland Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 55 Montezuma Drive sit?