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 Manor Close

Sold 6 August 2026 · 0.47 km away

Sold for

$1,301,000

Adjusted to this home

$1,348,317

What we added and subtracted to make this sale comparable to 7 Henley Court
Land size	this home 853 m² · comparable 426 m²	+$221,357
Condition	this home 6 · comparable 8	−$104,080
Storeys	this home 1 · comparable 2	−$74,724
Floor area	this home 174 m² · comparable 137 m²	+$43,334
Year built	this home 1985 · comparable 1994	−$37,800
Micro-location	this home 0.0951 · comparable 0.1028	−$8,014
Distance to beach	this home 3.83 km · comparable 4.19 km	+$7,244
Net adjustment		+$47,317

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

16 Tincurrin Court

Sold 25 August 2026 · 0.98 km away

Sold for

$1,425,000

Adjusted to this home

$1,354,919

What we added and subtracted to make this sale comparable to 7 Henley Court
Condition	this home 6 · comparable 8	−$114,000
Land size	this home 853 m² · comparable 640 m²	+$110,419
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0951 · comparable 0.059	+$41,154
Air conditioning	this home 0 · comparable 1	−$39,469
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.83 km · comparable 3.18 km	−$16,673
Floor area	this home 174 m² · comparable 184 m²	−$11,712
Year built	this home 1985 · comparable 1984	+$4,200
Net adjustment		−$70,081

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

11 Commerce Drive

Sold 15 May 2026 · 0.46 km away

Sold for

$1,300,000

Adjusted to this home

$1,323,178

What we added and subtracted to make this sale comparable to 7 Henley Court
Land size	this home 853 m² · comparable 404 m²	+$232,762
Condition	this home 6 · comparable 8	−$104,000
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0951 · comparable 0.1166	−$22,360
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 174 m² · comparable 158 m²	+$18,739
Distance to beach	this home 3.83 km · comparable 4.12 km	+$6,037
Net adjustment		+$23,178

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

20 Belmore Close

Sold 28 October 2025 · 0.54 km away

Sold for

$1,350,000

Adjusted to this home

$1,381,702

What we added and subtracted to make this sale comparable to 7 Henley Court
Land size	this home 853 m² · comparable 515 m²	+$175,219
Year built	this home 1985 · comparable 2025	−$168,000
Condition	this home 6 · comparable 8	−$108,000
Micro-location	this home 0.0951 · comparable -0.0049	+$108,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 174 m² · comparable 124.38 m²	+$58,115
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.83 km · comparable 4.35 km	+$10,368
Net adjustment		+$31,702

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

31 Sandringham Drive

Sold 29 June 2026 · 0.08 km away

Sold for

$1,665,000

Adjusted to this home

$1,401,595

What we added and subtracted to make this sale comparable to 7 Henley Court
Condition	this home 6 · comparable 8	−$133,200
Bedrooms	this home 3 · comparable 4	−$115,827
Bathrooms	this home 2 · comparable 3	−$52,000
Land size	this home 853 m² · comparable 755 m²	+$50,803
Floor area	this home 174 m² · comparable 205.6 m²	−$37,010
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0951 · comparable 0.0929	+$2,930
Distance to beach	this home 3.83 km · comparable 3.86 km	+$899
Net adjustment		−$263,405

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

89 Camberwell Circuit

Sold 23 September 2026 · 0.91 km away

Sold for

$1,649,648

Adjusted to this home

$1,357,935

What we added and subtracted to make this sale comparable to 7 Henley Court
Condition	this home 6 · comparable 8	−$131,972
Bedrooms	this home 3 · comparable 4	−$115,827
Floor area	this home 174 m² · comparable 238 m²	−$74,957
Year built	this home 1985 · comparable 1992	−$29,400
Land size	this home 853 m² · comparable 803 m²	+$25,920
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.83 km · comparable 4.52 km	+$16,371
Micro-location	this home 0.0951 · comparable 0.0965	−$1,848
Net adjustment		−$291,713

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

4 Kirribilli Court

Sold 31 March 2026 · 0.15 km away

Sold for

$1,530,000

Adjusted to this home

$1,337,959

What we added and subtracted to make this sale comparable to 7 Henley Court
Storeys	this home 1 · comparable 2	−$74,724
Pool	this home 0 · comparable 1	−$64,000
Year built	this home 1985 · comparable 1993	−$33,600
Floor area	this home 174 m² · comparable 202 m²	−$32,794
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0951 · comparable 0.1038	−$10,649
Land size	this home 853 m² · comparable 849 m²	+$2,074
Distance to beach	this home 3.83 km · comparable 3.89 km	+$1,652
Net adjustment		−$192,041

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

3 Ripponlea Street

Sold 1.57 km away

Sold for

$1,195,000

Adjusted to this home

$1,445,892

What we added and subtracted to make this sale comparable to 7 Henley Court
Land size	this home 853 m² · comparable 499 m²	+$183,514
Micro-location	this home 0.0951 · comparable 0.0329	+$59,463
Condition	this home 6 · comparable 7	−$47,800
Floor area	this home 174 m² · comparable 134 m²	+$46,848
Year built	this home 1985 · comparable 1991	−$25,200
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.83 km · comparable 4.66 km	+$14,067
Net adjustment		+$250,892

A further 10 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 7 Henley Court 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 7 Henley Court over the past 18 months, compared it with Robina’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Robina

Should I Sell Now?

Vendor Discount: -0.5% average (41 sales)

Robina

Is Now a Good Time to Buy?

12-Month Median Price: $1,510,000 (90% CI $1,465,000 to $1,531,000; n=315)

Robina

Crash Risk

Wage Growth (QLD): 3.4%, trend stable

Robina

Market Overview

12-Month Median Sale Price: $1,510,000 (90% CI $1,465,000–$1,531,000, n=315)

Robina

Houses vs Units

Asking Price Spread, Houses Vs Units (25 September 2026): $509,274 (houses $1,426,599; units $917,326)

Robina

Market Direction

12-Month Rolling Median (Fields Data): $1,510,000 (90% interval $1,465,000–$1,531,000, n=315)

Robina

Suburb Comparison

Five-Year Change In Median (Q2 2021 To Q3 2026, Rolling 12-Month Basis): Robina 91.3% (from $789,500), Varsity Lakes 88.6% (from $742,500), Burleigh Waters 72.0% (from $1,115,000)

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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

52 houses are already on the market in Robina.

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

See houses for sale in Robina →See the Robina property market →

7 Henley Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

6 Manor Close

16 Tincurrin Court

11 Commerce Drive

20 Belmore Close

31 Sandringham Drive

89 Camberwell Circuit