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.

16 Manakin Avenue

Sold 31 August 2026 · 0.62 km away

Sold for

$1,900,000

Adjusted to this home

$1,937,519

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Land size	this home 614 m² · comparable 812 m²	−$216,533
Micro-location	this home 0.1329 · comparable -0.0002	+$202,312
Street	this home 0.1104 · comparable -0.0032	+$172,672
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Distance to beach	this home 1.09 km · comparable 1.71 km	+$35,340
Year built	this home 1988 · comparable 1982	+$26,578
Floor area	this home 148 m² · comparable 156.04 m²	−$10,850
Net adjustment		+$37,519

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

17 Manakin Avenue

Sold 21 May 2026 · 0.57 km away

Sold for

$1,800,000

Adjusted to this home

$1,852,465

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Micro-location	this home 0.1329 · comparable 0.0089	+$178,560
Street	this home 0.1104 · comparable -0.0032	+$163,584
Floor area	this home 148 m² · comparable 249 m²	−$136,310
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Car spaces	this home 2 · comparable 3	−$36,000
Distance to beach	this home 1.09 km · comparable 1.65 km	+$30,240
Year built	this home 1988 · comparable 1982	+$26,578
Land size	this home 614 m² · comparable 616 m²	−$2,187
Net adjustment		+$52,465

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

39 Honeyeater Drive

Sold 0.19 km away

Sold for

$2,095,000

Adjusted to this home

$2,047,893

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Micro-location	this home 0.1329 · comparable 0.0835	+$82,794
Pool	this home 0 · comparable 1	−$72,000
Land size	this home 614 m² · comparable 660 m²	−$50,306
Car spaces	this home 2 · comparable 3	−$36,000
Street	this home 0.1104 · comparable 0.0962	+$23,799
Floor area	this home 148 m² · comparable 160 m²	−$16,195
Distance to beach	this home 1.09 km · comparable 1.28 km	+$11,942
Year built	this home 1988 · comparable 1986	+$8,859
Net adjustment		−$47,107

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

20 Manakin Avenue

Sold 13 April 2026 · 0.64 km away

Sold for

$1,930,000

Adjusted to this home

$1,868,056

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Land size	this home 614 m² · comparable 872 m²	−$282,149
Micro-location	this home 0.1329 · comparable -0.0017	+$207,822
Street	this home 0.1104 · comparable -0.0032	+$175,398
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 148 m² · comparable 207 m²	−$79,626
Pool	this home 0 · comparable 1	−$72,000
Distance to beach	this home 1.09 km · comparable 1.72 km	+$36,477
Year built	this home 1988 · comparable 1981	+$31,007
Cladding	this home 3 · comparable 2	+$21,127
Net adjustment		−$61,944

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

6 Wedgebill Parade

Sold 1.87 km away

Sold for

$1,795,000

Adjusted to this home

$1,748,917

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.1329 · comparable 0.0883	+$64,046
Street	this home 0.1104 · comparable 0.15	−$56,866
Distance to beach	this home 1.09 km · comparable 1.93 km	+$45,234
Floor area	this home 148 m² · comparable 165.7 m²	−$23,888
Cladding	this home 3 · comparable 2	+$21,127
Land size	this home 614 m² · comparable 602 m²	+$13,123
Year built	this home 1988 · comparable 1990	−$8,859
Net adjustment		−$46,083

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

12 Coronet Crescent

Sold 17 August 2026 · 0.67 km away

Sold for

$1,955,000

Adjusted to this home

$1,979,182

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Land size	this home 614 m² · comparable 833 m²	−$239,498
Street	this home 0.1104 · comparable -0.029	+$218,022
Micro-location	this home 0.1329 · comparable 0.0013	+$205,822
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 148 m² · comparable 184 m²	−$48,586
Distance to beach	this home 1.09 km · comparable 1.76 km	+$39,295
Cladding	this home 3 · comparable 2	+$21,127
Net adjustment		+$24,182

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

17 Pitta Place

Sold 29 July 2026 · 0.53 km away

Sold for

$2,137,000

Adjusted to this home

$1,950,718

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Street	this home 0.1104 · comparable 0.0195	+$155,402
Land size	this home 614 m² · comparable 714 m²	−$109,360
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 148 m² · comparable 181 m²	−$44,537
Micro-location	this home 0.1329 · comparable 0.15	−$29,234
Year built	this home 1988 · comparable 1982	+$26,578
Air conditioning	this home 0 · comparable 1	−$24,000
Cladding	this home 3 · comparable 2	+$21,127
Distance to beach	this home 1.09 km · comparable 0.93 km	−$10,258
Net adjustment		−$186,282

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

7 Aruma Avenue

Sold 25 September 2026 · 1.14 km away

Sold for

$2,140,000

Adjusted to this home

$1,822,771

What we added and subtracted to make this sale comparable to 86 Mountain View Avenue
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 148 m² · comparable 199.83 m²	−$69,950
Street	this home 0.1104 · comparable 0.15	−$67,795
Year built	this home 1988 · comparable 1980	+$35,437
Micro-location	this home 0.1329 · comparable 0.15	−$29,275
Land size	this home 614 m² · comparable 630 m²	−$17,498
Distance to beach	this home 1.09 km · comparable 1.15 km	+$3,852
Net adjustment		−$317,229

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 86 Mountain View Avenue 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 86 Mountain View Avenue 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 →

86 Mountain View Avenue

Houses for sale nearby

Latest listings & sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

16 Manakin Avenue

17 Manakin Avenue

39 Honeyeater Drive