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.

4 Barbie Avenue

Sold 5 August 2026 · 0.16 km away

Sold for

$1,515,000

Adjusted to this home

$1,426,891

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Car spaces	this home 2 · comparable 4	−$64,000
Cladding	this home 2 · comparable 4	−$35,419
Micro-location	this home 0.0691 · comparable 0.0574	+$14,181
Land size	this home 506 m² · comparable 570 m²	−$6,195
Floor area	this home 154 m² · comparable 151 m²	+$5,470
Distance to beach	this home 4.08 km · comparable 3.98 km	−$2,146
Net adjustment		−$88,109

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

8 Cumberland Drive

Sold 3 June 2026 · 0.57 km away

Sold for

$1,415,000

Adjusted to this home

$1,487,593

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$90,014
Year built	this home 1999 · comparable 1992	+$27,686
Micro-location	this home 0.0691 · comparable 0.0462	+$25,923
Floor area	this home 154 m² · comparable 167.88 m²	−$25,306
Land size	this home 506 m² · comparable 703 m²	−$19,070
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.08 km · comparable 3.55 km	−$12,956
Net adjustment		+$72,593

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

31 Roundelay Drive

Sold 30 July 2026 · 0.69 km away

Sold for

$1,380,000

Adjusted to this home

$1,517,522

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Micro-location	this home 0.0691 · comparable 0.0311	+$41,952
Year built	this home 1999 · comparable 1994	+$19,776
Distance to beach	this home 4.08 km · comparable 3.59 km	−$11,642
Land size	this home 506 m² · comparable 420 m²	+$8,325
Floor area	this home 154 m² · comparable 151.3 m²	+$4,922
Net adjustment		+$137,522

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

39 Brier Crescent

Sold 16 May 2026 · 0.58 km away

Sold for

$1,302,000

Adjusted to this home

$1,456,235

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$90,014
Street	this home 0.0442 · comparable -0.0225	+$69,474
Micro-location	this home 0.0691 · comparable 0.0157	+$55,622
Year built	this home 1999 · comparable 2013	−$55,373
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 154 m² · comparable 141 m²	+$23,702
Land size	this home 506 m² · comparable 708 m²	−$19,554
Cladding	this home 2 · comparable 1	+$17,710
Distance to beach	this home 4.08 km · comparable 4.35 km	+$4,640
Net adjustment		+$154,235

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

5 Pristine Court

Sold 21 November 2025 · 0.65 km away

Sold for

$1,490,000

Adjusted to this home

$1,509,478

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Floor area	this home 154 m² · comparable 225 m²	−$129,447
Street	this home 0.0442 · comparable -0.0146	+$70,090
Micro-location	this home 0.0691 · comparable 0.0136	+$66,156
Year built	this home 1999 · comparable 1996	+$11,866
Land size	this home 506 m² · comparable 401 m²	+$10,164
Distance to beach	this home 4.08 km · comparable 3.71 km	−$9,351
Net adjustment		+$19,478

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.35 km away

Sold for

$1,400,000

Adjusted to this home

$1,569,505

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$90,014
Micro-location	this home 0.0691 · comparable 0.0223	+$52,416
Cladding	this home 2 · comparable 3	−$17,710
Floor area	this home 154 m² · comparable 145 m²	+$16,409
Year built	this home 1999 · comparable 1995	+$15,821
Land size	this home 506 m² · comparable 405 m²	+$9,777
Street	this home 0.0442 · comparable 0.0386	+$6,272
Distance to beach	this home 4.08 km · comparable 3.92 km	−$3,494
Net adjustment		+$169,505

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

3 Dorothy Place

Sold 27 March 2026 · 0.33 km away

Sold for

$1,300,000

Adjusted to this home

$1,475,879

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$90,014
Floor area	this home 154 m² · comparable 129.58 m²	+$44,522
Micro-location	this home 0.0691 · comparable 0.0479	+$22,048
Year built	this home 1999 · comparable 1995	+$15,821
Land size	this home 506 m² · comparable 410 m²	+$9,293
Distance to beach	this home 4.08 km · comparable 3.81 km	−$5,819
Net adjustment		+$175,879

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

56 Southlake Drive

Sold 21 July 2026 · 0.38 km away

Sold for

$1,660,000

Adjusted to this home

$1,673,256

What we added and subtracted to make this sale comparable to 10 Tracey Crescent
Floor area	this home 154 m² · comparable 133 m²	+$38,287
Micro-location	this home 0.0691 · comparable 0.0447	+$32,403
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1999 · comparable 1993	+$23,731
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$17,710
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.08 km · comparable 3.76 km	−$8,924
Land size	this home 506 m² · comparable 432 m²	+$7,163
Net adjustment		+$13,256

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 Tracey Crescent 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 Tracey Crescent 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

16 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 Tracey Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Barbie Avenue

8 Cumberland Drive

31 Roundelay Drive

39 Brier Crescent

5 Pristine Court

9 Gainsborough Drive

3 Dorothy Place

56 Southlake Drive

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