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 · 0.31 km away

Sold for

$1,410,000

Adjusted to this home

$1,389,301

What we added and subtracted to make this sale comparable to 12 Andorra Place
Pool	this home 0 · comparable 1	−$78,550
Micro-location	this home 0.1198 · comparable 0.0943	+$28,764
Floor area	this home 213 m² · comparable 188 m²	+$28,240
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.92 km · comparable 5.03 km	+$2,047
Net adjustment		−$20,699

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

41 Gerona Circuit

Sold 26 May 2026 · 0.42 km away

Sold for

$1,410,000

Adjusted to this home

$1,417,708

What we added and subtracted to make this sale comparable to 12 Andorra Place
Land size	this home 400 m² · comparable 586 m²	−$81,840
Floor area	this home 213 m² · comparable 174 m²	+$44,054
Micro-location	this home 0.1198 · comparable 0.0822	+$42,413
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.92 km · comparable 5.15 km	+$4,281
Street	this home 0.0551 · comparable 0.0518	+$3,722
Net adjustment		+$7,708

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

39 Brier Crescent

Sold 16 May 2026 · 0.71 km away

Sold for

$1,302,000

Adjusted to this home

$1,379,251

What we added and subtracted to make this sale comparable to 12 Andorra Place
Land size	this home 400 m² · comparable 708 m²	−$135,520
Micro-location	this home 0.1198 · comparable 0.0157	+$108,430
Floor area	this home 213 m² · comparable 141 m²	+$81,331
Street	this home 0.0551 · comparable -0.0225	+$80,828
Bedrooms	this home 4 · comparable 3	+$74,101
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
Distance to beach	this home 4.92 km · comparable 4.35 km	−$9,796
Cladding	this home 2 · comparable 1	+$9,501
Net adjustment		+$77,251

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

3 Avellino Drive

Sold 19 January 2026 · 0.82 km away

Sold for

$1,350,000

Adjusted to this home

$1,383,115

What we added and subtracted to make this sale comparable to 12 Andorra Place
Floor area	this home 213 m² · comparable 181 m²	+$36,147
Land size	this home 400 m² · comparable 350 m²	+$22,000
Micro-location	this home 0.1198 · comparable 0.1354	−$16,848
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.92 km · comparable 4.48 km	−$7,841
Net adjustment		+$33,115

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

5 Palma Crescent

Sold 27 March 2026 · 0.27 km away

Sold for

$1,395,000

Adjusted to this home

$1,340,743

What we added and subtracted to make this sale comparable to 12 Andorra Place
Water views	this home 0 · comparable 1	−$118,099
Condition	this home 7 · comparable 8	−$55,800
Floor area	this home 213 m² · comparable 172.46 m²	+$45,794
Micro-location	this home 0.1198 · comparable 0.0871	+$36,493
Land size	this home 400 m² · comparable 350 m²	+$22,000
Street	this home 0.0551 · comparable 0.0399	+$16,963
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.92 km · comparable 5.1 km	+$3,314
Net adjustment		−$54,257

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

16 South Bay Drive

Sold 9 July 2026 · 1.20 km away

Sold for

$1,250,000

Adjusted to this home

$1,253,596

What we added and subtracted to make this sale comparable to 12 Andorra Place
Water views	this home 0 · comparable 1	−$118,099
Land size	this home 400 m² · comparable 188 m²	+$93,280
Micro-location	this home 0.1198 · comparable 0.0436	+$76,200
Bedrooms	this home 4 · comparable 3	+$74,101
Storeys	this home 1 · comparable 2	−$70,782
Floor area	this home 213 m² · comparable 156 m²	+$64,387
Condition	this home 7 · comparable 8	−$50,000
Year built	this home 2004 · comparable 2009	−$22,896
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.92 km · comparable 4.09 km	−$13,695
Street	this home 0.0551 · comparable 0.064	−$8,900
Net adjustment		+$3,596

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

49 Lantau Crescent

Sold 21 January 2026 · 0.46 km away

Sold for

$1,475,000

Adjusted to this home

$1,409,578

What we added and subtracted to make this sale comparable to 12 Andorra Place
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$78,550
Street	this home 0.0551 · comparable -0.0071	+$73,396
Micro-location	this home 0.1198 · comparable 0.0831	+$43,306
Floor area	this home 213 m² · comparable 176.74 m²	+$40,959
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.92 km · comparable 5.09 km	+$3,310
Net adjustment		−$65,422

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

16 Marciana Crescent

Sold 31 July 2026 · 0.44 km away

Sold for

$1,225,000

Adjusted to this home

$1,448,243

What we added and subtracted to make this sale comparable to 12 Andorra Place
Floor area	this home 213 m² · comparable 147 m²	+$61,191
Bedrooms	this home 4 · comparable 3	+$60,820
Condition	this home 7 · comparable 6	+$40,218
Street	this home 0.0551 · comparable 0.0317	+$18,822
Land size	this home 400 m² · comparable 350 m²	+$18,057
Micro-location	this home 0.1198 · comparable 0.0998	+$16,087
Year built	this home 2004 · comparable 2002	+$7,517
Distance to beach	this home 4.92 km · comparable 4.96 km	+$531
Net adjustment		+$223,243

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 12 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 12 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

16 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

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12 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

40 Gerona Circuit

41 Gerona Circuit

39 Brier Crescent

3 Avellino Drive

5 Palma Crescent

16 South Bay Drive

49 Lantau Crescent

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Andorra Place sit?