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.

11 Grenada Court

Sold 12 June 2026 · 0.71 km away

Sold for

$1,350,000

Adjusted to this home

$1,355,866

What we added and subtracted to make this sale comparable to 11 Andorra Place
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 155 m² · comparable 118.7 m²	+$41,005
Land size	this home 350 m² · comparable 295 m²	+$24,200
Micro-location	this home 0.1145 · comparable 0.1321	−$19,008
Cladding	this home 3 · comparable 2	+$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.93 km · comparable 4.65 km	−$4,990
Net adjustment		+$5,866

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.09 km away

Sold for

$1,400,000

Adjusted to this home

$1,396,301

What we added and subtracted to make this sale comparable to 11 Andorra Place
Micro-location	this home 0.1145 · comparable 0.0223	+$103,264
Pool	this home 0 · comparable 1	−$78,550
Condition	this home 7 · comparable 8	−$56,000
Year built	this home 2004 · comparable 1995	+$41,213
Land size	this home 350 m² · comparable 405 m²	−$24,200
Distance to beach	this home 4.93 km · comparable 3.92 km	−$19,202
Street	this home 0.0551 · comparable 0.0386	+$18,480
Floor area	this home 155 m² · comparable 145 m²	+$11,296
Net adjustment		−$3,699

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

13 Acklin Court

Sold 2 September 2026 · 0.86 km away

Sold for

$1,110,000

Adjusted to this home

$1,128,842

What we added and subtracted to make this sale comparable to 11 Andorra Place
Floor area	this home 155 m² · comparable 137 m²	+$20,333
Micro-location	this home 0.1145 · comparable 0.1014	+$11,633
Distance to beach	this home 4.93 km · comparable 4.16 km	−$11,282
Land size	this home 350 m² · comparable 375 m²	−$11,000
Year built	this home 2004 · comparable 2002	+$9,158
Net adjustment		+$18,842

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

41 Gerona Circuit

Sold 26 May 2026 · 0.38 km away

Sold for

$1,410,000

Adjusted to this home

$1,259,426

What we added and subtracted to make this sale comparable to 11 Andorra Place
Land size	this home 350 m² · comparable 586 m²	−$103,840
Bedrooms	this home 3 · comparable 4	−$74,101
Micro-location	this home 0.1145 · comparable 0.0822	+$36,434
Floor area	this home 155 m² · comparable 174 m²	−$21,462
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.93 km · comparable 5.15 km	+$4,094
Street	this home 0.0551 · comparable 0.0518	+$3,722
Net adjustment		−$150,574

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

39 Brier Crescent

Sold 16 May 2026 · 0.74 km away

Sold for

$1,302,000

Adjusted to this home

$1,221,442

What we added and subtracted to make this sale comparable to 11 Andorra Place
Land size	this home 350 m² · comparable 708 m²	−$157,520
Micro-location	this home 0.1145 · comparable 0.0157	+$102,910
Street	this home 0.0551 · comparable -0.0225	+$80,828
Condition	this home 7 · comparable 8	−$52,080
Year built	this home 2004 · comparable 2013	−$41,213
Car spaces	this home 2 · comparable 3	−$38,331
Cladding	this home 3 · comparable 1	+$19,002
Floor area	this home 155 m² · comparable 141 m²	+$15,814
Distance to beach	this home 4.93 km · comparable 4.35 km	−$9,968
Net adjustment		−$80,558

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

29 Lantau Crescent

Sold 24 March 2026 · 0.55 km away

Sold for

$1,150,000

Adjusted to this home

$1,192,645

What we added and subtracted to make this sale comparable to 11 Andorra Place
Bedrooms	this home 3 · comparable 4	−$74,101
Street	this home 0.0551 · comparable -0.0071	+$57,224
Land size	this home 350 m² · comparable 461 m²	−$48,840
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.1145 · comparable 0.0757	+$35,696
Floor area	this home 155 m² · comparable 137.06 m²	+$20,265
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.93 km · comparable 5.05 km	+$1,822
Net adjustment		+$42,645

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

16 Marciana Crescent

Sold 31 July 2026 · 0.39 km away

Sold for

$1,225,000

Adjusted to this home

$1,339,519

What we added and subtracted to make this sale comparable to 11 Andorra Place
Condition	this home 7 · comparable 6	+$49,000
Street	this home 0.0551 · comparable 0.0317	+$22,932
Micro-location	this home 0.1145 · comparable 0.0998	+$14,406
Cladding	this home 3 · comparable 2	+$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Floor area	this home 155 m² · comparable 147 m²	+$9,037
Distance to beach	this home 4.93 km · comparable 4.96 km	+$485
Net adjustment		+$114,519

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

40 Gerona Circuit

Sold 26 May 2026 · 0.27 km away

Sold for

$1,410,000

Adjusted to this home

$1,231,021

What we added and subtracted to make this sale comparable to 11 Andorra Place
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 3 · comparable 4	−$74,101
Floor area	this home 155 m² · comparable 188 m²	−$37,277
Micro-location	this home 0.1145 · comparable 0.0943	+$22,786
Land size	this home 350 m² · comparable 400 m²	−$22,000
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.93 km · comparable 5.03 km	+$1,862
Net adjustment		−$178,979

A further 10 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 11 Andorra Place 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 11 Andorra Place 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

18 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 →

11 Andorra Place

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Grenada Court

9 Gainsborough Drive

13 Acklin Court

41 Gerona Circuit

39 Brier Crescent

29 Lantau Crescent

16 Marciana Crescent

40 Gerona Circuit

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Andorra Place sit?