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.

19 Grove Creek Close

Sold 8 June 2026 · 0.44 km away

Sold for

$1,740,000

Adjusted to this home

$1,586,265

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Micro-location	this home 0.0096 · comparable 0.0644	−$76,282
Condition	this home 8 · comparable 7	+$69,600
Bathrooms	this home 2 · comparable 3	−$60,000
Street	this home 0.0018 · comparable 0.0394	−$52,339
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 258 m² · comparable 312 m²	−$39,874
Car spaces	this home 3 · comparable 2	+$32,000
Land size	this home 1159 m² · comparable 913 m²	+$8,462
Distance to beach	this home 6.09 km · comparable 6.34 km	+$4,698
Net adjustment		−$153,735

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

17 Possumwood Place Reedy Creek

Sold 2 February 2026 · 0.76 km away

Sold for

$1,680,000

Adjusted to this home

$1,665,028

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Bedrooms	this home 4 · comparable 5	−$88,000
Floor area	this home 258 m² · comparable 177.48 m²	+$59,456
Street	this home 0.0018 · comparable -0.0189	+$27,821
Distance to beach	this home 6.09 km · comparable 5.37 km	−$15,604
Land size	this home 1159 m² · comparable 840 m²	+$10,974
Year built	this home 2003 · comparable 2006	−$7,200
Micro-location	this home 0.0096 · comparable 0.0114	−$2,419
Net adjustment		−$14,972

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

2 Coffeebush Court

Sold 1 September 2026 · 0.36 km away

Sold for

$1,745,000

Adjusted to this home

$1,763,418

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Bedrooms	this home 4 · comparable 5	−$88,000
Condition	this home 8 · comparable 7	+$69,800
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0018 · comparable -0.0355	+$52,070
Floor area	this home 258 m² · comparable 315 m²	−$42,089
Car spaces	this home 3 · comparable 4	−$32,000
Micro-location	this home 0.0096 · comparable 0.032	−$31,270
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 1159 m² · comparable 914 m²	+$8,428
Distance to beach	this home 6.09 km · comparable 5.86 km	−$4,921
Year built	this home 2003 · comparable 2002	+$2,400
Net adjustment		+$18,418

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

10 Stargate Court

Sold 26 May 2026 · 0.93 km away

Sold for

$1,700,000

Adjusted to this home

$1,700,950

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Micro-location	this home 0.0096 · comparable 0.0338	−$32,912
Car spaces	this home 3 · comparable 2	+$32,000
Distance to beach	this home 6.09 km · comparable 7.02 km	+$17,074
Land size	this home 1159 m² · comparable 700 m²	+$15,790
Street	this home 0.0018 · comparable 0.0117	−$13,464
Floor area	this home 258 m² · comparable 272 m²	−$10,338
Year built	this home 2003 · comparable 2006	−$7,200
Net adjustment		+$950

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

28 Cordyline Drive

Sold 7 May 2026 · 0.72 km away

Sold for

$1,660,000

Adjusted to this home

$1,732,092

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Street	this home 0.0018 · comparable 0.0873	−$113,544
Condition	this home 8 · comparable 7	+$66,400
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 3 · comparable 2	+$32,000
Micro-location	this home 0.0096 · comparable -0.0141	+$31,474
Distance to beach	this home 6.09 km · comparable 5.37 km	−$15,418
Land size	this home 1159 m² · comparable 800 m²	+$12,350
Year built	this home 2003 · comparable 2007	−$9,600
Floor area	this home 258 m² · comparable 252 m²	+$4,430
Net adjustment		+$72,092

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

29 Gordonia Drive

Sold 0.39 km away

Sold for

$1,595,000

Adjusted to this home

$1,762,321

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Condition	this home 8 · comparable 7	+$63,800
Car spaces	this home 3 · comparable 2	+$32,000
Floor area	this home 258 m² · comparable 226 m²	+$23,629
Street	this home 0.0018 · comparable -0.0165	+$23,350
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 1159 m² · comparable 882 m²	+$9,529
Distance to beach	this home 6.09 km · comparable 5.73 km	−$7,235
Year built	this home 2003 · comparable 2001	+$4,800
Micro-location	this home 0.0096 · comparable 0.0116	−$2,552
Net adjustment		+$167,321

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

14 Gordonia Drive

Sold 0.56 km away

Sold for

$1,595,000

Adjusted to this home

$1,484,582

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Condition	this home 8 · comparable 9	−$95,700
Storeys	this home 1 · comparable 2	−$40,000
Street	this home 0.0018 · comparable -0.0165	+$23,350
Land size	this home 1159 m² · comparable 813 m²	+$11,902
Distance to beach	this home 6.09 km · comparable 5.54 km	−$11,235
Micro-location	this home 0.0096 · comparable 0.0034	+$7,911
Floor area	this home 258 m² · comparable 267 m²	−$6,646
Net adjustment		−$110,418

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

11 Koolang Crescent Reedy Creek

Sold 27 November 2025 · 1.04 km away

Sold for

$1,748,000

Adjusted to this home

$1,608,077

What we added and subtracted to make this sale comparable to 12 Observatory Drive
Condition	this home 8 · comparable 9	−$104,880
Street	this home 0.0018 · comparable 0.0572	−$77,471
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 258 m² · comparable 187.28 m²	+$52,220
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 4	−$32,000
Micro-location	this home 0.0096 · comparable 0.0297	−$28,108
Distance to beach	this home 6.09 km · comparable 7.08 km	+$18,690
Land size	this home 1159 m² · comparable 728 m²	+$14,826
Year built	this home 2003 · comparable 2006	−$7,200
Net adjustment		−$139,923

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 12 Observatory 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 12 Observatory Drive over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

12 Observatory Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

19 Grove Creek Close

17 Possumwood Place Reedy Creek

2 Coffeebush Court

10 Stargate Court

28 Cordyline Drive

29 Gordonia Drive

14 Gordonia Drive

11 Koolang Crescent Reedy Creek

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

Your home

See your home the way a buyer does

39 Meridien Avenue

14 Grove Creek Close

34 Willow Tree Drive

12 Grove Creek Close

9 Southern Skies Avenue

14 Worchester Terrace

14 Gordonia Drive

148 Barden Ridge Road

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields