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 · 0.38 km away

Sold for

$1,410,000

Adjusted to this home

$1,517,150

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Land size	this home 640 m² · comparable 400 m²	+$70,848
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1255 · comparable 0.0943	+$35,194
Floor area	this home 198 m² · comparable 188 m²	+$8,464
Distance to beach	this home 4.85 km · comparable 5.03 km	+$3,350
Year built	this home 2002 · comparable 2003	−$3,106
Net adjustment		+$107,150

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

49 Lantau Crescent

Sold 21 January 2026 · 0.31 km away

Sold for

$1,475,000

Adjusted to this home

$1,466,047

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Condition	this home 8 · comparable 9	−$88,500
Land size	this home 640 m² · comparable 400 m²	+$70,848
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1255 · comparable 0.0831	+$50,032
Floor area	this home 198 m² · comparable 176.74 m²	+$17,994
Distance to beach	this home 4.85 km · comparable 5.09 km	+$4,673
Net adjustment		−$8,953

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

41 Gerona Circuit

Sold 26 May 2026 · 0.41 km away

Sold for

$1,410,000

Adjusted to this home

$1,553,975

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1255 · comparable 0.0822	+$48,842
Floor area	this home 198 m² · comparable 174 m²	+$20,314
Land size	this home 640 m² · comparable 586 m²	+$15,941
Distance to beach	this home 4.85 km · comparable 5.15 km	+$5,584
Year built	this home 2002 · comparable 2003	−$3,106
Net adjustment		+$143,975

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.49 km away

Sold for

$1,590,000

Adjusted to this home

$1,434,798

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Condition	this home 8 · comparable 9	−$95,400
Land size	this home 640 m² · comparable 449 m²	+$56,383
Floor area	this home 198 m² · comparable 241.24 m²	−$36,598
Micro-location	this home 0.1255 · comparable 0.15	−$31,164
Storeys	this home 1 · comparable 2	−$22,960
Bedrooms	this home 4 · comparable 5	−$13,542
Distance to beach	this home 4.85 km · comparable 4.43 km	−$8,815
Year built	this home 2002 · comparable 2003	−$3,106
Net adjustment		−$155,202

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

4 Barbie Avenue

Sold 5 August 2026 · 0.98 km away

Sold for

$1,515,000

Adjusted to this home

$1,410,857

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.1255 · comparable 0.0574	+$82,537
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 198 m² · comparable 151 m²	+$39,781
Land size	this home 640 m² · comparable 570 m²	+$20,664
Cladding	this home 3 · comparable 4	−$20,000
Distance to beach	this home 4.85 km · comparable 3.98 km	−$17,544
Year built	this home 2002 · comparable 1999	+$9,319
Net adjustment		−$104,143

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

11 Grenada Court

Sold 12 June 2026 · 0.22 km away

Sold for

$1,350,000

Adjusted to this home

$1,541,813

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Land size	this home 640 m² · comparable 295 m²	+$101,844
Floor area	this home 198 m² · comparable 118.7 m²	+$67,119
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,542
Micro-location	this home 0.1255 · comparable 0.1321	−$7,128
Distance to beach	this home 4.85 km · comparable 4.65 km	−$3,564
Net adjustment		+$191,813

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

56 Southlake Drive

Sold 21 July 2026 · 1.14 km away

Sold for

$1,660,000

Adjusted to this home

$1,670,282

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Micro-location	this home 0.1255 · comparable 0.0447	+$107,302
Condition	this home 8 · comparable 9	−$99,600
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 640 m² · comparable 432 m²	+$61,402
Floor area	this home 198 m² · comparable 133 m²	+$55,016
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 2002 · comparable 1993	+$27,958
Distance to beach	this home 4.85 km · comparable 3.76 km	−$25,796
Air conditioning	this home 0 · comparable 1	−$20,000
Net adjustment		+$10,282

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

13 Kodiak Drive

Sold 24 August 2026 · 0.02 km away

Sold for

$1,820,000

Adjusted to this home

$1,559,019

What we added and subtracted to make this sale comparable to 11 Kodiak Drive
Condition	this home 8 · comparable 9	−$109,200
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$32,000
Bathrooms	this home 2 · comparable 3	−$25,252
Storeys	this home 1 · comparable 2	−$22,960
Floor area	this home 198 m² · comparable 202.99 m²	−$4,223
Year built	this home 2002 · comparable 2003	−$3,106
Distance to beach	this home 4.85 km · comparable 4.84 km	−$240
Net adjustment		−$260,981

A further 9 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 Kodiak Drive 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 Kodiak Drive 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 →

11 Kodiak Drive

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

49 Lantau Crescent

41 Gerona Circuit

13 Saint Paul Crescent

4 Barbie Avenue

11 Grenada Court

56 Southlake Drive

13 Kodiak Drive

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