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.

40 Gerona Circuit

Sold 26 May 2026 · 0.53 km away

Sold for

$1,410,000

Adjusted to this home

$1,507,591

What we added and subtracted to make this sale comparable to 10 Grenada Court
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.1401 · comparable 0.0943	+$51,662
Floor area	this home 159 m² · comparable 188 m²	−$21,553
Distance to beach	this home 4.65 km · comparable 5.03 km	+$7,073
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$97,591

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

5 Palma Crescent

Sold 27 March 2026 · 0.64 km away

Sold for

$1,395,000

Adjusted to this home

$1,402,662

What we added and subtracted to make this sale comparable to 10 Grenada Court
Water views	this home 0 · comparable 1	−$133,938
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.1401 · comparable 0.0871	+$59,148
Condition	this home 7 · comparable 8	−$55,800
Land size	this home 400 m² · comparable 350 m²	+$15,560
Floor area	this home 159 m² · comparable 172.46 m²	−$10,003
Distance to beach	this home 4.65 km · comparable 5.1 km	+$8,286
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$7,662

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

41 Gerona Circuit

Sold 26 May 2026 · 0.59 km away

Sold for

$1,410,000

Adjusted to this home

$1,539,995

What we added and subtracted to make this sale comparable to 10 Grenada Court
Micro-location	this home 0.1401 · comparable 0.0822	+$65,311
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 400 m² · comparable 586 m²	−$57,883
Floor area	this home 159 m² · comparable 174 m²	−$11,148
Distance to beach	this home 4.65 km · comparable 5.15 km	+$9,306
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$129,995

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

4 Barbie Avenue

Sold 5 August 2026 · 0.82 km away

Sold for

$1,515,000

Adjusted to this home

$1,394,004

What we added and subtracted to make this sale comparable to 10 Grenada Court
Condition	this home 7 · comparable 9	−$151,500
Micro-location	this home 0.1401 · comparable 0.0574	+$100,232
Land size	this home 400 m² · comparable 570 m²	−$52,904
Cladding	this home 3 · comparable 4	−$20,000
Distance to beach	this home 4.65 km · comparable 3.98 km	−$13,544
Year built	this home 2002 · comparable 1999	+$10,774
Floor area	this home 159 m² · comparable 151 m²	+$5,946
Net adjustment		−$120,996

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

11 Grenada Court

Sold 12 June 2026 · 0.05 km away

Sold for

$1,350,000

Adjusted to this home

$1,539,421

What we added and subtracted to make this sale comparable to 10 Grenada Court
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 400 m² · comparable 295 m²	+$32,676
Floor area	this home 159 m² · comparable 118.7 m²	+$29,951
Bedrooms	this home 4 · comparable 3	+$24,154
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1401 · comparable 0.1321	+$8,640
Net adjustment		+$189,421

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.37 km away

Sold for

$1,590,000

Adjusted to this home

$1,395,184

What we added and subtracted to make this sale comparable to 10 Grenada Court
Condition	this home 7 · comparable 9	−$159,000
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 159 m² · comparable 241.24 m²	−$61,121
Storeys	this home 1 · comparable 2	−$42,490
Bedrooms	this home 4 · comparable 5	−$24,154
Land size	this home 400 m² · comparable 449 m²	−$15,249
Micro-location	this home 0.1401 · comparable 0.15	−$12,593
Distance to beach	this home 4.65 km · comparable 4.43 km	−$4,618
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$194,816

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

56 Southlake Drive

Sold 21 July 2026 · 0.96 km away

Sold for

$1,660,000

Adjusted to this home

$1,652,963

What we added and subtracted to make this sale comparable to 10 Grenada Court
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.1401 · comparable 0.0447	+$126,691
Year built	this home 2002 · comparable 1993	+$32,321
Car spaces	this home 4 · comparable 3	+$32,000
Distance to beach	this home 4.65 km · comparable 3.76 km	−$21,414
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 159 m² · comparable 133 m²	+$19,323
Land size	this home 400 m² · comparable 432 m²	−$9,958
Net adjustment		−$7,037

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

13 Kodiak Drive

Sold 24 August 2026 · 0.19 km away

Sold for

$1,820,000

Adjusted to this home

$1,523,110

What we added and subtracted to make this sale comparable to 10 Grenada Court
Condition	this home 7 · comparable 9	−$182,000
Land size	this home 400 m² · comparable 640 m²	−$74,688
Storeys	this home 1 · comparable 2	−$42,490
Floor area	this home 159 m² · comparable 202.99 m²	−$32,694
Car spaces	this home 4 · comparable 3	+$32,000
Micro-location	this home 0.1401 · comparable 0.1255	+$21,258
Bathrooms	this home 2 · comparable 3	−$19,250
Distance to beach	this home 4.65 km · comparable 4.84 km	+$4,565
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$296,890

A further 8 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 10 Grenada 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 10 Grenada Court over the past 18 months, compared it with Varsity Lakes’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Varsity Lakes

Should I Sell Now?

Absorption Rate: 2.2 months

Varsity Lakes

Is Now a Good Time to Buy?

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Crash Risk

12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)

Varsity Lakes

Market Overview

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Houses vs Units

Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)

Varsity Lakes

Market Direction

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

Varsity Lakes

Suburb Comparison

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

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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

19 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

10 Grenada Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

40 Gerona Circuit

5 Palma Crescent

41 Gerona Circuit

4 Barbie Avenue

11 Grenada Court

13 Saint Paul Crescent

56 Southlake Drive

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 10 Grenada Court sit?