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.

141 Acanthus Avenue

Sold 21 August 2026 · 1.06 km away

Sold for

$1,850,000

Adjusted to this home

$1,785,310

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Bedrooms	this home 3 · comparable 4	−$100,000
Land size	this home 546 m² · comparable 613 m²	−$91,495
Floor area	this home 136 m² · comparable 102 m²	+$81,600
Pool	this home 1 · comparable 0	+$72,000
Cladding	this home 1 · comparable 3	−$48,000
Distance to beach	this home 1.23 km · comparable 1.54 km	+$17,205
Year built	this home 1988 · comparable 1987	+$4,000
Net adjustment		−$64,690

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

6 Wedgebill Parade

Sold 1.28 km away

Sold for

$1,795,000

Adjusted to this home

$1,713,543

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.15 · comparable 0.0883	+$88,602
Land size	this home 546 m² · comparable 602 m²	−$76,474
Pool	this home 1 · comparable 0	+$72,000
Floor area	this home 136 m² · comparable 165.7 m²	−$71,280
Distance to beach	this home 1.23 km · comparable 1.93 km	+$37,695
Cladding	this home 1 · comparable 2	−$24,000
Year built	this home 1988 · comparable 1990	−$8,000
Net adjustment		−$81,457

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

48 Bluejay Street

Sold 13 February 2026 · 0.31 km away

Sold for

$1,910,000

Adjusted to this home

$1,839,694

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Floor area	this home 136 m² · comparable 96.86 m²	+$93,936
Land size	this home 546 m² · comparable 607 m²	−$83,302
Condition	this home 7 · comparable 8	−$76,400
Cladding	this home 1 · comparable 3	−$48,000
Year built	this home 1988 · comparable 1980	+$32,000
Distance to beach	this home 1.23 km · comparable 1.43 km	+$11,460
Net adjustment		−$70,306

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

39 Honeyeater Drive

Sold 1.33 km away

Sold for

$2,095,000

Adjusted to this home

$1,800,987

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Condition	this home 7 · comparable 9	−$209,500
Land size	this home 546 m² · comparable 660 m²	−$155,678
Micro-location	this home 0.15 · comparable 0.0835	+$111,454
Street	this home 0.15 · comparable 0.0962	+$90,169
Floor area	this home 136 m² · comparable 160 m²	−$57,600
Cladding	this home 1 · comparable 3	−$48,000
Car spaces	this home 2 · comparable 3	−$36,000
Year built	this home 1988 · comparable 1986	+$8,000
Distance to beach	this home 1.23 km · comparable 1.28 km	+$3,142
Net adjustment		−$294,013

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

6 Skua Street

Sold 30 June 2026 · 0.38 km away

Sold for

$2,000,000

Adjusted to this home

$2,051,214

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Land size	this home 546 m² · comparable 612 m²	−$90,130
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 2 · comparable 1	+$68,000
Floor area	this home 136 m² · comparable 120.69 m²	+$36,744
Cladding	this home 1 · comparable 2	−$24,000
Year built	this home 1988 · comparable 1994	−$24,000
Distance to beach	this home 1.23 km · comparable 1.44 km	+$12,600
Net adjustment		+$51,214

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

17 Pitta Place

Sold 29 July 2026 · 0.76 km away

Sold for

$2,137,000

Adjusted to this home

$1,793,968

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Land size	this home 546 m² · comparable 714 m²	−$229,421
Street	this home 0.15 · comparable 0.0195	+$223,102
Floor area	this home 136 m² · comparable 181 m²	−$108,000
Bedrooms	this home 3 · comparable 4	−$100,000
Condition	this home 7 · comparable 8	−$85,480
Cladding	this home 1 · comparable 2	−$24,000
Air conditioning	this home 0 · comparable 1	−$24,000
Year built	this home 1988 · comparable 1982	+$24,000
Distance to beach	this home 1.23 km · comparable 0.93 km	−$19,233
Net adjustment		−$343,032

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

70 Christine Avenue

Sold 13 June 2026 · 0.73 km away

Sold for

$1,500,000

Adjusted to this home

$1,594,918

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Street	this home 0.15 · comparable -0.0078	+$189,360
Land size	this home 546 m² · comparable 600 m²	−$73,742
Pool	this home 1 · comparable 0	+$72,000
Floor area	this home 136 m² · comparable 162 m²	−$62,400
Cladding	this home 1 · comparable 2	−$24,000
Distance to beach	this home 1.23 km · comparable 1.09 km	−$6,300
Net adjustment		+$94,918

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

56 Banksia Broadway

Sold 5 June 2026 · 0.22 km away

Sold for

$1,965,000

Adjusted to this home

$1,694,635

What we added and subtracted to make this sale comparable to 9 Joy Avenue
Land size	this home 546 m² · comparable 685 m²	−$189,818
Bedrooms	this home 3 · comparable 4	−$100,000
Car spaces	this home 2 · comparable 1	+$36,000
Cladding	this home 1 · comparable 2	−$24,000
Year built	this home 1988 · comparable 1993	−$20,000
Floor area	this home 136 m² · comparable 128 m²	+$19,200
Distance to beach	this home 1.23 km · comparable 1.37 km	+$8,253
Net adjustment		−$270,365

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 9 Joy 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 9 Joy 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 →

9 Joy Avenue

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Your valuation

The 8 sales behind that range — and every adjustment