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.

3 Dorothy Place

Sold 27 March 2026 · 0.27 km away

Sold for

$1,300,000

Adjusted to this home

$1,294,154

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 140 m² · comparable 129.58 m²	+$18,156
Year built	this home 1999 · comparable 1995	+$16,547
Cladding	this home 3 · comparable 2	+$16,042
Micro-location	this home 0.0566 · comparable 0.0479	+$9,048
Distance to beach	this home 4.04 km · comparable 3.81 km	−$5,133
Land size	this home 452 m² · comparable 410 m²	+$3,494
Net adjustment		−$5,846

A further 10 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

$1,277,678

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0566 · comparable 0.0223	+$38,416
Year built	this home 1999 · comparable 1995	+$16,547
Floor area	this home 140 m² · comparable 145 m²	−$8,712
Street	this home 0.0442 · comparable 0.0386	+$6,272
Land size	this home 452 m² · comparable 405 m²	+$3,910
Distance to beach	this home 4.04 km · comparable 3.92 km	−$2,755
Net adjustment		−$122,322

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

28 Pristine Court

Sold 8 October 2026 · 0.82 km away

Sold for

$1,170,000

Adjusted to this home

$1,157,669

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0442 · comparable -0.0146	+$55,037
Condition	this home 6 · comparable 7	−$46,800
Micro-location	this home 0.0566 · comparable 0.0342	+$20,966
Year built	this home 1999 · comparable 1995	+$16,547
Cladding	this home 3 · comparable 2	+$16,042
Distance to beach	this home 4.04 km · comparable 3.54 km	−$10,306
Land size	this home 452 m² · comparable 414 m²	+$3,162
Floor area	this home 140 m² · comparable 141.71 m²	−$2,979
Net adjustment		−$12,331

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

31 Roundelay Drive

Sold 30 July 2026 · 0.64 km away

Sold for

$1,380,000

Adjusted to this home

$1,285,522

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Condition	this home 6 · comparable 8	−$110,400
Bedrooms	this home 3 · comparable 4	−$95,205
Street	this home 0.0442 · comparable -0.023	+$74,189
Micro-location	this home 0.0566 · comparable 0.0311	+$28,152
Year built	this home 1999 · comparable 1994	+$20,684
Floor area	this home 140 m² · comparable 151.3 m²	−$19,689
Cladding	this home 3 · comparable 2	+$16,042
Distance to beach	this home 4.04 km · comparable 3.59 km	−$10,913
Land size	this home 452 m² · comparable 420 m²	+$2,662
Net adjustment		−$94,478

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

4 Pascali Court

Sold 5 August 2026 · 0.67 km away

Sold for

$1,150,000

Adjusted to this home

$1,254,033

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Street	this home 0.0442 · comparable -0.0364	+$74,152
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0566 · comparable 0.0123	+$40,756
Floor area	this home 140 m² · comparable 125.33 m²	+$25,561
Year built	this home 1999 · comparable 1995	+$16,547
Cladding	this home 3 · comparable 2	+$16,042
Distance to beach	this home 4.04 km · comparable 3.67 km	−$7,438
Land size	this home 452 m² · comparable 423 m²	+$2,413
Net adjustment		+$104,033

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

39 Brier Crescent

Sold 16 May 2026 · 0.63 km away

Sold for

$1,302,000

Adjusted to this home

$1,234,373

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Condition	this home 6 · comparable 8	−$104,160
Street	this home 0.0442 · comparable -0.0225	+$69,474
Year built	this home 1999 · comparable 2013	−$57,915
Micro-location	this home 0.0566 · comparable 0.0157	+$42,602
Cladding	this home 3 · comparable 1	+$32,085
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 452 m² · comparable 708 m²	−$21,299
Distance to beach	this home 4.04 km · comparable 4.35 km	+$5,328
Floor area	this home 140 m² · comparable 141 m²	−$1,742
Net adjustment		−$67,627

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

8 Cumberland Drive

Sold 3 June 2026 · 0.53 km away

Sold for

$1,415,000

Adjusted to this home

$1,319,805

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Condition	this home 6 · comparable 7	−$56,600
Floor area	this home 140 m² · comparable 167.88 m²	−$48,578
Year built	this home 1999 · comparable 1992	+$28,958
Land size	this home 452 m² · comparable 703 m²	−$20,883
Cladding	this home 3 · comparable 2	+$16,042
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.04 km · comparable 3.55 km	−$12,209
Micro-location	this home 0.0566 · comparable 0.0462	+$11,773
Net adjustment		−$95,195

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

21 Altissimo Close

Sold 3 February 2026 · 0.53 km away

Sold for

$1,355,000

Adjusted to this home

$1,292,162

What we added and subtracted to make this sale comparable to 11 Tracey Crescent
Condition	this home 6 · comparable 9	−$189,700
Floor area	this home 140 m² · comparable 114 m²	+$45,302
Street	this home 0.0442 · comparable 0.0085	+$38,699
Micro-location	this home 0.0566 · comparable 0.0315	+$27,208
Year built	this home 1999 · comparable 1994	+$20,684
Distance to beach	this home 4.04 km · comparable 3.69 km	−$8,276
Land size	this home 452 m² · comparable 413 m²	+$3,245
Net adjustment		−$62,838

A further 11 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 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 11 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

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 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

3 Dorothy Place

9 Gainsborough Drive

28 Pristine Court

31 Roundelay Drive

4 Pascali Court

39 Brier Crescent

8 Cumberland Drive

21 Altissimo Close

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