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 · 0.59 km away

Sold for

$1,410,000

Adjusted to this home

$1,433,030

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Pool	this home 0 · comparable 1	−$97,809
Micro-location	this home 0.15 · comparable 0.0943	+$62,830
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 175 m² · comparable 188 m²	−$12,012
Distance to beach	this home 4.44 km · comparable 5.03 km	+$10,981
Land size	this home 406 m² · comparable 400 m²	+$2,640
Net adjustment		+$23,030

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

41 Gerona Circuit

Sold 26 May 2026 · 0.71 km away

Sold for

$1,410,000

Adjusted to this home

$1,477,816

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Land size	this home 406 m² · comparable 586 m²	−$79,200
Micro-location	this home 0.15 · comparable 0.0822	+$76,478
Condition	this home 8 · comparable 7	+$56,400
Distance to beach	this home 4.44 km · comparable 5.15 km	+$13,214
Floor area	this home 175 m² · comparable 174 m²	+$924
Net adjustment		+$67,816

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

5 Palma Crescent

Sold 27 March 2026 · 0.67 km away

Sold for

$1,395,000

Adjusted to this home

$1,368,407

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Water views	this home 0 · comparable 1	−$135,931
Micro-location	this home 0.15 · comparable 0.0871	+$70,197
Land size	this home 406 m² · comparable 350 m²	+$24,640
Distance to beach	this home 4.44 km · comparable 5.1 km	+$12,154
Floor area	this home 175 m² · comparable 172.46 m²	+$2,347
Net adjustment		−$26,593

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

39 Brier Crescent

Sold 16 May 2026 · 0.80 km away

Sold for

$1,302,000

Adjusted to this home

$1,387,336

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Micro-location	this home 0.15 · comparable 0.0157	+$139,887
Land size	this home 406 m² · comparable 708 m²	−$132,880
Bedrooms	this home 4 · comparable 3	+$76,587
Car spaces	this home 2 · comparable 3	−$40,128
Cladding	this home 3 · comparable 1	+$40,000
Floor area	this home 175 m² · comparable 141 m²	+$31,416
Year built	this home 2003 · comparable 2013	−$28,000
Distance to beach	this home 4.44 km · comparable 4.35 km	−$1,546
Net adjustment		+$85,336

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

3 Avellino Drive

Sold 19 January 2026 · 0.36 km away

Sold for

$1,350,000

Adjusted to this home

$1,442,377

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Condition	this home 8 · comparable 7	+$54,000
Land size	this home 406 m² · comparable 350 m²	+$24,640
Micro-location	this home 0.15 · comparable 0.1354	+$15,768
Floor area	this home 175 m² · comparable 181 m²	−$5,544
Year built	this home 2003 · comparable 2002	+$2,800
Distance to beach	this home 4.44 km · comparable 4.48 km	+$713
Net adjustment		+$92,377

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

16 South Bay Drive

Sold 9 July 2026 · 0.64 km away

Sold for

$1,250,000

Adjusted to this home

$1,347,957

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Water views	this home 0 · comparable 1	−$135,931
Micro-location	this home 0.15 · comparable 0.0436	+$106,400
Land size	this home 406 m² · comparable 188 m²	+$95,920
Bedrooms	this home 4 · comparable 3	+$76,587
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 2	+$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 175 m² · comparable 156 m²	+$17,556
Year built	this home 2003 · comparable 2009	−$16,800
Distance to beach	this home 4.44 km · comparable 4.09 km	−$5,775
Net adjustment		+$97,957

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

16 Marciana Crescent

Sold 31 July 2026 · 0.52 km away

Sold for

$1,225,000

Adjusted to this home

$1,426,496

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Condition	this home 8 · comparable 6	+$64,637
Bedrooms	this home 4 · comparable 3	+$50,514
Micro-location	this home 0.15 · comparable 0.0998	+$32,447
Floor area	this home 175 m² · comparable 147 m²	+$17,064
Land size	this home 406 m² · comparable 350 m²	+$16,251
Cladding	this home 3 · comparable 2	+$13,191
Distance to beach	this home 4.44 km · comparable 4.96 km	+$5,546
Year built	this home 2003 · comparable 2002	+$1,846
Net adjustment		+$201,496

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

56 Southlake Drive

Sold 21 July 2026 · 0.69 km away

Sold for

$1,660,000

Adjusted to this home

$1,580,856

What we added and subtracted to make this sale comparable to 11 Saint Paul Crescent
Micro-location	this home 0.15 · comparable 0.0447	+$139,838
Condition	this home 8 · comparable 9	−$99,600
Pool	this home 0 · comparable 1	−$97,809
Car spaces	this home 2 · comparable 3	−$40,128
Floor area	this home 175 m² · comparable 133 m²	+$38,808
Year built	this home 2003 · comparable 1993	+$28,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.44 km · comparable 3.76 km	−$16,813
Land size	this home 406 m² · comparable 432 m²	−$11,440
Net adjustment		−$79,144

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 11 Saint Paul 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 11 Saint Paul 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

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 Saint Paul Crescent

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

41 Gerona Circuit

5 Palma Crescent

39 Brier Crescent

3 Avellino Drive

16 South Bay Drive

16 Marciana Crescent

56 Southlake Drive

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