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 Grove Creek Close

Sold 8 June 2026 · 0.44 km away

Sold for

$1,740,000

Adjusted to this home

$1,717,946

What we added and subtracted to make this sale comparable to 9 Boambee Court
Condition	this home 9 · comparable 7	+$174,000
Floor area	this home 273 m² · comparable 312 m²	−$104,364
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 727 m² · comparable 913 m²	−$40,920
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.053 · comparable 0.0644	−$15,869
Street	this home 0.0438 · comparable 0.0394	+$6,125
Distance to beach	this home 6.65 km · comparable 6.34 km	−$5,826
Year built	this home 2005 · comparable 2003	+$4,800
Net adjustment		−$22,054

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.48 km away

Sold for

$1,800,000

Adjusted to this home

$1,791,608

What we added and subtracted to make this sale comparable to 9 Boambee Court
Bedrooms	this home 4 · comparable 5	−$88,000
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Micro-location	this home 0.053 · comparable 0.0323	+$29,808
Floor area	this home 273 m² · comparable 281 m²	−$21,408
Land size	this home 727 m² · comparable 700 m²	+$5,940
Street	this home 0.0438 · comparable 0.0405	+$4,752
Distance to beach	this home 6.65 km · comparable 6.8 km	+$2,916
Year built	this home 2005 · comparable 2006	−$2,400
Net adjustment		−$8,392

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

23 Skyburnett Street

Sold 21 April 2026 · 0.44 km away

Sold for

$1,630,000

Adjusted to this home

$1,736,668

What we added and subtracted to make this sale comparable to 9 Boambee Court
Floor area	this home 273 m² · comparable 233 m²	+$107,040
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.0438 · comparable 0.0863	−$55,420
Micro-location	this home 0.053 · comparable 0.0599	−$8,998
Distance to beach	this home 6.65 km · comparable 7.04 km	+$6,866
Year built	this home 2005 · comparable 2007	−$4,800
Land size	this home 727 m² · comparable 718 m²	+$1,980
Net adjustment		+$106,668

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

92 Observatory Drive

Sold 17 March 2026 · 0.67 km away

Sold for

$1,645,000

Adjusted to this home

$1,661,504

What we added and subtracted to make this sale comparable to 9 Boambee Court
Floor area	this home 273 m² · comparable 302 m²	−$77,604
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.0438 · comparable 0.0018	+$55,272
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 6.65 km · comparable 7.32 km	+$11,903
Land size	this home 727 m² · comparable 697 m²	+$6,600
Micro-location	this home 0.053 · comparable 0.0491	+$5,133
Year built	this home 2005 · comparable 2007	−$4,800
Net adjustment		+$16,504

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

43 Worchester Terrace

Sold 23 April 2026 · 0.80 km away

Sold for

$2,020,000

Adjusted to this home

$2,029,290

What we added and subtracted to make this sale comparable to 9 Boambee Court
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 273 m² · comparable 259 m²	+$37,464
Micro-location	this home 0.053 · comparable 0.036	+$27,472
Land size	this home 727 m² · comparable 611 m²	+$25,520
Distance to beach	this home 6.65 km · comparable 7.45 km	+$17,453
Street	this home 0.0438 · comparable 0.0375	+$10,181
Year built	this home 2005 · comparable 2007	−$4,800
Net adjustment		+$9,290

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

2 Coffeebush Court

Sold 1 September 2026 · 1.24 km away

Sold for

$1,745,000

Adjusted to this home

$1,889,712

What we added and subtracted to make this sale comparable to 9 Boambee Court
Condition	this home 9 · comparable 7	+$174,500
Floor area	this home 273 m² · comparable 315 m²	−$112,392
Street	this home 0.0438 · comparable -0.0355	+$110,702
Bedrooms	this home 4 · comparable 5	−$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Land size	this home 727 m² · comparable 914 m²	−$41,140
Micro-location	this home 0.053 · comparable 0.032	+$29,316
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.65 km · comparable 5.86 km	−$15,474
Year built	this home 2005 · comparable 2002	+$7,200
Net adjustment		+$144,712

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

14 Gordonia Drive

Sold 1.36 km away

Sold for

$1,595,000

Adjusted to this home

$1,704,286

What we added and subtracted to make this sale comparable to 9 Boambee Court
Street	this home 0.0438 · comparable -0.0165	+$76,942
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.053 · comparable 0.0034	+$63,290
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 4 · comparable 3	+$32,000
Distance to beach	this home 6.65 km · comparable 5.54 km	−$20,882
Land size	this home 727 m² · comparable 813 m²	−$18,920
Floor area	this home 273 m² · comparable 267 m²	+$16,056
Year built	this home 2005 · comparable 2003	+$4,800
Net adjustment		+$109,286

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

20 Barton Street

Sold 10 June 2026 · 0.25 km away

Sold for

$1,907,500

Adjusted to this home

$1,897,300

What we added and subtracted to make this sale comparable to 9 Boambee Court
Bedrooms	this home 4 · comparable 5	−$88,000
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 3 · comparable 1	+$40,000
Land size	this home 727 m² · comparable 821 m²	−$20,680
Street	this home 0.0438 · comparable 0.0503	−$9,919
Micro-location	this home 0.053 · comparable 0.0488	+$6,409
Floor area	this home 273 m² · comparable 274 m²	−$2,676
Year built	this home 2005 · comparable 2004	+$2,400
Distance to beach	this home 6.65 km · comparable 6.76 km	+$2,266
Net adjustment		−$10,200

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 9 Boambee 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 9 Boambee Court over the past 18 months, compared it with Reedy Creek’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

9 Boambee Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

19 Grove Creek Close

21 York Creek Crescent Reedy Creek

23 Skyburnett Street

92 Observatory Drive

43 Worchester Terrace

2 Coffeebush Court

14 Gordonia Drive

20 Barton Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Boambee Court sit?

Your home

See your home the way a buyer does

34 Willow Tree Drive

16 Konda Way

41 Heights Drive

12 Grove Creek Close

9 Southern Skies Avenue

14 Worchester Terrace

14 Gordonia Drive

34 Coronata Place

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields