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 · 0.53 km away

Sold for

$1,410,000

Adjusted to this home

$1,484,194

What we added and subtracted to make this sale comparable to 12 Grenada Court
Condition	this home 9 · comparable 7	+$141,000
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.136 · comparable 0.0943	+$47,038
Floor area	this home 149 m² · comparable 188 m²	−$28,985
Bedrooms	this home 3 · comparable 4	−$24,154
Distance to beach	this home 4.66 km · comparable 5.03 km	+$6,886
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$74,194

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

49 Lantau Crescent

Sold 21 January 2026 · 0.50 km away

Sold for

$1,475,000

Adjusted to this home

$1,437,024

What we added and subtracted to make this sale comparable to 12 Grenada Court
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.136 · comparable 0.0831	+$62,422
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 149 m² · comparable 176.74 m²	−$20,616
Distance to beach	this home 4.66 km · comparable 5.09 km	+$8,372
Net adjustment		−$37,976

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

5 Palma Crescent

Sold 27 March 2026 · 0.64 km away

Sold for

$1,395,000

Adjusted to this home

$1,377,817

What we added and subtracted to make this sale comparable to 12 Grenada Court
Water views	this home 0 · comparable 1	−$133,938
Condition	this home 9 · comparable 8	+$83,700
Micro-location	this home 0.136 · comparable 0.0871	+$54,573
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 149 m² · comparable 172.46 m²	−$17,435
Land size	this home 400 m² · comparable 350 m²	+$15,560
Distance to beach	this home 4.66 km · comparable 5.1 km	+$8,102
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$17,183

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

41 Gerona Circuit

Sold 26 May 2026 · 0.59 km away

Sold for

$1,410,000

Adjusted to this home

$1,516,598

What we added and subtracted to make this sale comparable to 12 Grenada Court
Condition	this home 9 · comparable 7	+$141,000
Micro-location	this home 0.136 · comparable 0.0822	+$60,686
Land size	this home 400 m² · comparable 586 m²	−$57,883
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 149 m² · comparable 174 m²	−$18,580
Distance to beach	this home 4.66 km · comparable 5.15 km	+$9,120
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$106,598

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

11 Grenada Court

Sold 12 June 2026 · 0.05 km away

Sold for

$1,350,000

Adjusted to this home

$1,510,229

What we added and subtracted to make this sale comparable to 12 Grenada Court
Condition	this home 9 · comparable 8	+$81,000
Land size	this home 400 m² · comparable 295 m²	+$32,676
Floor area	this home 149 m² · comparable 118.7 m²	+$22,519
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.136 · comparable 0.1321	+$4,212
Distance to beach	this home 4.66 km · comparable 4.65 km	−$178
Net adjustment		+$160,229

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

4 Barbie Avenue

Sold 5 August 2026 · 0.84 km away

Sold for

$1,515,000

Adjusted to this home

$1,380,749

What we added and subtracted to make this sale comparable to 12 Grenada Court
Micro-location	this home 0.136 · comparable 0.0574	+$95,263
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 400 m² · comparable 570 m²	−$52,904
Bedrooms	this home 3 · comparable 4	−$24,154
Cladding	this home 3 · comparable 4	−$20,000
Distance to beach	this home 4.66 km · comparable 3.98 km	−$13,744
Year built	this home 2002 · comparable 1999	+$10,774
Floor area	this home 149 m² · comparable 151 m²	−$1,486
Net adjustment		−$134,251

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

56 Southlake Drive

Sold 21 July 2026 · 0.98 km away

Sold for

$1,660,000

Adjusted to this home

$1,653,713

What we added and subtracted to make this sale comparable to 12 Grenada Court
Micro-location	this home 0.136 · comparable 0.0447	+$121,246
Pool	this home 0 · comparable 1	−$64,000
Year built	this home 2002 · comparable 1993	+$32,321
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 3 · comparable 4	−$24,154
Distance to beach	this home 4.66 km · comparable 3.76 km	−$21,633
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 149 m² · comparable 133 m²	+$11,891
Land size	this home 400 m² · comparable 432 m²	−$9,958
Net adjustment		−$6,287

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

13 Kodiak Drive

Sold 24 August 2026 · 0.18 km away

Sold for

$1,820,000

Adjusted to this home

$1,539,313

What we added and subtracted to make this sale comparable to 12 Grenada Court
Land size	this home 400 m² · comparable 640 m²	−$74,688
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$42,490
Floor area	this home 149 m² · comparable 202.99 m²	−$40,126
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 3 · comparable 4	−$24,154
Bathrooms	this home 2 · comparable 3	−$19,250
Micro-location	this home 0.136 · comparable 0.1255	+$15,288
Distance to beach	this home 4.66 km · comparable 4.84 km	+$4,324
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$280,687

A further 7 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 Grenada Court 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 Grenada Court 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 →

12 Grenada Court

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

5 Palma Crescent

41 Gerona Circuit

11 Grenada Court

4 Barbie Avenue

56 Southlake Drive

13 Kodiak Drive

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