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 Waitara Place

Sold 3 August 2026 · 0.91 km away

Sold for

$1,610,000

Adjusted to this home

$1,593,171

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Land size	this home 504 m² · comparable 1059 m²	−$75,036
Micro-location	this home 0.079 · comparable 0.0288	+$64,658
Condition	this home 7 · comparable 8	−$64,400
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2003 · comparable 1990	+$31,200
Distance to beach	this home 4.46 km · comparable 5.21 km	+$15,939
Floor area	this home 185 m² · comparable 161 m²	+$10,810
Net adjustment		−$16,829

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

72 Nardoo Street

Sold 15 June 2026 · 0.40 km away

Sold for

$1,610,000

Adjusted to this home

$1,543,163

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Bedrooms	this home 4 · comparable 5	−$123,973
Micro-location	this home 0.079 · comparable -0.0005	+$102,396
Condition	this home 7 · comparable 8	−$64,400
Bathrooms	this home 3 · comparable 2	+$59,673
Air conditioning	this home 0 · comparable 1	−$25,338
Floor area	this home 185 m² · comparable 233 m²	−$21,619
Distance to beach	this home 4.46 km · comparable 4.81 km	+$7,438
Land size	this home 504 m² · comparable 547 m²	−$5,814
Year built	this home 2003 · comparable 2001	+$4,800
Net adjustment		−$66,837

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

18 Medinde Court

Sold 1.25 km away

Sold for

$1,450,000

Adjusted to this home

$1,592,436

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Bedrooms	this home 4 · comparable 5	−$123,973
Micro-location	this home 0.079 · comparable -0.0149	+$108,924
Car spaces	this home 4 · comparable 2	+$64,000
Bathrooms	this home 3 · comparable 2	+$59,673
Land size	this home 504 m² · comparable 751 m²	−$33,394
Year built	this home 2003 · comparable 1990	+$31,200
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.46 km · comparable 5.16 km	+$13,398
Floor area	this home 185 m² · comparable 179.21 m²	+$2,608
Net adjustment		+$142,436

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

38 Glen Eagles Drive

Sold 26 August 2026 · 0.80 km away

Sold for

$1,451,000

Adjusted to this home

$1,438,135

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Bathrooms	this home 3 · comparable 2	+$59,673
Condition	this home 7 · comparable 8	−$58,040
Land size	this home 504 m² · comparable 800 m²	−$40,019
Year built	this home 2003 · comparable 1991	+$28,800
Air conditioning	this home 0 · comparable 1	−$25,338
Micro-location	this home 0.079 · comparable 0.0657	+$15,438
Floor area	this home 185 m² · comparable 172 m²	+$5,855
Distance to beach	this home 4.46 km · comparable 4.5 km	+$766
Net adjustment		−$12,865

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

38 Nardoo Street

Sold 11 February 2026 · 0.26 km away

Sold for

$1,585,000

Adjusted to this home

$1,643,640

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Condition	this home 7 · comparable 9	−$158,500
Micro-location	this home 0.079 · comparable 0.0215	+$72,910
Car spaces	this home 4 · comparable 2	+$64,000
Bathrooms	this home 3 · comparable 2	+$59,673
Floor area	this home 185 m² · comparable 172 m²	+$5,855
Distance to beach	this home 4.46 km · comparable 4.72 km	+$5,440
Year built	this home 2003 · comparable 2001	+$4,800
Land size	this home 504 m² · comparable 471 m²	+$4,462
Net adjustment		+$58,640

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

6 Scots Place

Sold 19 April 2026 · 0.19 km away

Sold for

$1,620,000

Adjusted to this home

$1,551,833

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Bedrooms	this home 4 · comparable 5	−$123,973
Pool	this home 1 · comparable 0	+$123,866
Condition	this home 7 · comparable 8	−$64,800
Car spaces	this home 4 · comparable 2	+$64,000
Floor area	this home 185 m² · comparable 322 m²	−$61,705
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.079 · comparable 0.0654	+$17,626
Land size	this home 504 m² · comparable 556 m²	−$7,030
Distance to beach	this home 4.46 km · comparable 4.64 km	+$3,849
Net adjustment		−$68,167

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

2 Royal Links Drive

Sold 18 March 2026 · 0.09 km away

Sold for

$1,515,000

Adjusted to this home

$1,635,381

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Pool	this home 1 · comparable 0	+$123,866
Floor area	this home 185 m² · comparable 302 m²	−$52,697
Car spaces	this home 4 · comparable 3	+$32,000
Year built	this home 2003 · comparable 1997	+$14,400
Distance to beach	this home 4.46 km · comparable 4.54 km	+$1,600
Micro-location	this home 0.079 · comparable 0.078	+$1,212
Net adjustment		+$120,381

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

26 Ballyliffen Court

Sold 9 June 2026 · 0.31 km away

Sold for

$1,475,000

Adjusted to this home

$1,640,861

What we added and subtracted to make this sale comparable to 8 Royal Woods Drive
Pool	this home 1 · comparable 0	+$123,866
Bathrooms	this home 3 · comparable 2	+$59,673
Land size	this home 504 m² · comparable 762 m²	−$34,882
Year built	this home 2003 · comparable 1989	+$33,600
Micro-location	this home 0.079 · comparable 0.0957	−$19,706
Distance to beach	this home 4.46 km · comparable 4.63 km	+$3,310
Net adjustment		+$165,861

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 8 Royal Woods 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 8 Royal Woods Drive 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

49 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 →

8 Royal Woods Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Waitara Place

72 Nardoo Street

18 Medinde Court

38 Glen Eagles Drive

38 Nardoo Street

6 Scots Place

2 Royal Links Drive

26 Ballyliffen Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 8 Royal Woods Drive sit?