98 Albion Avenue, Miami — Off-Market Report

The 10 sales behind that range — and every adjustment

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.

14 Paradise Avenue

Sold 6 May 2026 · 0.37 km away

Sold for

$1,810,000

Adjusted to this home

$1,793,437

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 120 m²	+$127,269
Micro-location	this home 0.0583 · comparable 0.1284	−$101,505
Bathrooms	this home 2 · comparable 1	+$69,631
Year built	this home 1983 · comparable 2009	−$62,400
Street	this home 0.0153 · comparable 0.0469	−$45,757
Distance to beach	this home 1.03 km · comparable 0.96 km	−$3,801
Net adjustment		−$16,563

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

12 Adams Avenue

Sold 6 July 2026 · 0.45 km away

Sold for

$2,200,000

Adjusted to this home

$2,176,497

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 131 m²	+$86,094
Land size	this home 405 m² · comparable 607 m²	−$72,720
Bathrooms	this home 2 · comparable 1	+$69,631
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 1983 · comparable 1998	−$36,000
Street	this home 0.0153 · comparable 0.0031	+$21,472
Micro-location	this home 0.0583 · comparable 0.0663	−$14,080
Distance to beach	this home 1.03 km · comparable 0.88 km	−$9,900
Net adjustment		−$23,503

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

9 Chainey Avenue

Sold 21 October 2025 · 0.48 km away

Sold for

$2,500,000

Adjusted to this home

$1,955,267

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 208 m²	−$202,133
Street	this home 0.0153 · comparable 0.0905	−$150,400
Micro-location	this home 0.0583 · comparable 0.1083	−$100,000
Year built	this home 1983 · comparable 2001	−$43,200
Distance to beach	this home 1.03 km · comparable 0.59 km	−$33,000
Cladding	this home 2 · comparable 3	−$16,000
Net adjustment		−$544,733

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

40 Paradise Avenue

Sold 1 May 2026 · 0.33 km away

Sold for

$1,900,000

Adjusted to this home

$1,736,057

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 198 m²	−$164,701
Bedrooms	this home 3 · comparable 2	+$68,000
Street	this home 0.0153 · comparable 0.0469	−$48,032
Year built	this home 1983 · comparable 1998	−$36,000
Car spaces	this home 2 · comparable 1	+$28,000
Micro-location	this home 0.0583 · comparable 0.0683	−$15,200
Distance to beach	this home 1.03 km · comparable 1.1 km	+$3,990
Net adjustment		−$163,943

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

12 Lesley Avenue

Sold 10 March 2026 · 0.09 km away

Sold for

$1,700,000

Adjusted to this home

$1,648,338

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Car spaces	this home 2 · comparable 5	−$84,000
Bathrooms	this home 2 · comparable 1	+$69,631
Floor area	this home 154 m² · comparable 143 m²	+$41,175
Land size	this home 405 m² · comparable 508 m²	−$37,080
Street	this home 0.0153 · comparable 0.032	−$22,712
Year built	this home 1983 · comparable 1992	−$21,600
Micro-location	this home 0.0583 · comparable 0.0569	+$1,904
Distance to beach	this home 1.03 km · comparable 1.05 km	+$1,020
Net adjustment		−$51,662

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

39 Kallay Street

Sold 0.75 km away

Sold for

$2,599,000

Adjusted to this home

$2,097,708

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 235 m²	−$303,199
Street	this home 0.0153 · comparable 0.097	−$169,870
Micro-location	this home 0.0583 · comparable 0.007	+$106,663
Bathrooms	this home 2 · comparable 3	−$69,631
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 405 m² · comparable 539 m²	−$48,240
Distance to beach	this home 1.03 km · comparable 1.53 km	+$38,985
Year built	this home 1983 · comparable 1978	+$12,000
Net adjustment		−$501,292

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

110 Bardon Avenue

Sold 26 November 2025 · 0.62 km away

Sold for

$1,705,000

Adjusted to this home

$1,871,603

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 101 m²	+$198,390
Land size	this home 405 m² · comparable 600 m²	−$70,200
Bathrooms	this home 2 · comparable 1	+$69,631
Micro-location	this home 0.0583 · comparable 0.084	−$35,054
Distance to beach	this home 1.03 km · comparable 1.53 km	+$25,575
Street	this home 0.0153 · comparable 0.0242	−$12,139
Year built	this home 1983 · comparable 1987	−$9,600
Net adjustment		+$166,603

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

50 Kiers Road

Sold 17 April 2026 · 0.82 km away

Sold for

$1,885,000

Adjusted to this home

$2,106,317

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 128 m²	+$97,323
Bathrooms	this home 2 · comparable 1	+$69,631
Micro-location	this home 0.0583 · comparable 0.0171	+$62,130
Land size	this home 405 m² · comparable 519 m²	−$41,040
Distance to beach	this home 1.03 km · comparable 1.63 km	+$33,930
Car spaces	this home 2 · comparable 3	−$28,000
Year built	this home 1983 · comparable 1975	+$19,200
Street	this home 0.0153 · comparable 0.0099	+$8,143
Net adjustment		+$221,317

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

28 Nundah Avenue

Sold 4 December 2025 · 0.88 km away

Sold for

$1,680,000

Adjusted to this home

$1,748,948

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 110 m²	+$164,701
Micro-location	this home 0.0583 · comparable 0.1184	−$80,774
Bathrooms	this home 2 · comparable 1	+$69,631
Land size	this home 405 m² · comparable 506 m²	−$36,360
Distance to beach	this home 1.03 km · comparable 0.59 km	−$22,176
Year built	this home 1983 · comparable 1990	−$16,800
Street	this home 0.0153 · comparable 0.0222	−$9,274
Net adjustment		+$68,948

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

27 Pacific Avenue

Sold 18 August 2026 · 0.62 km away

Sold for

$1,500,000

Adjusted to this home

$1,719,633

What we added and subtracted to make this sale comparable to 98 Albion Avenue
Floor area	this home 154 m² · comparable 128 m²	+$97,323
Street	this home 0.0153 · comparable -0.0513	+$79,920
Micro-location	this home 0.0583 · comparable 0.0261	+$38,640
Distance to beach	this home 1.03 km · comparable 1.38 km	+$15,750
Year built	this home 1983 · comparable 1988	−$12,000
Net adjustment		+$219,633

A further 12 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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 98 Albion 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 98 Albion Avenue over the past 18 months, compared it with Miami’s wider market, and examined the indicators most likely to reveal what happens next.

98 Albion Avenue

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The 10 sales behind that range — and every adjustment

14 Paradise Avenue

12 Adams Avenue

9 Chainey Avenue

40 Paradise Avenue

12 Lesley Avenue

39 Kallay Street

110 Bardon Avenue

50 Kiers Road

28 Nundah Avenue

27 Pacific Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 98 Albion Avenue sit?

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