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.

31 Roundelay Drive

Sold 30 July 2026 · 0.69 km away

Sold for

$1,380,000

Adjusted to this home

$1,426,969

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.0706 · comparable 0.0311	+$43,608
Floor area	this home 135 m² · comparable 151.3 m²	−$27,358
Year built	this home 1999 · comparable 1994	+$18,032
Distance to beach	this home 4.09 km · comparable 3.59 km	−$11,824
Land size	this home 479 m² · comparable 420 m²	+$5,522
Net adjustment		+$46,969

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,478,268

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$97,031
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0706 · comparable 0.0223	+$54,096
Cladding	this home 2 · comparable 3	−$19,602
Floor area	this home 135 m² · comparable 145 m²	−$16,784
Year built	this home 1999 · comparable 1995	+$14,426
Land size	this home 479 m² · comparable 405 m²	+$6,926
Street	this home 0.0442 · comparable 0.0386	+$6,272
Pool	this home 0 · comparable 1	−$4,418
Distance to beach	this home 4.09 km · comparable 3.92 km	−$3,679
Net adjustment		+$78,268

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

39 Brier Crescent

Sold 16 May 2026 · 0.58 km away

Sold for

$1,302,000

Adjusted to this home

$1,383,686

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$97,031
Street	this home 0.0442 · comparable -0.0225	+$69,474
Micro-location	this home 0.0706 · comparable 0.0157	+$57,184
Condition	this home 7 · comparable 8	−$52,080
Year built	this home 1999 · comparable 2013	−$50,490
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 479 m² · comparable 708 m²	−$21,434
Cladding	this home 2 · comparable 1	+$19,602
Floor area	this home 135 m² · comparable 141 m²	−$10,070
Distance to beach	this home 4.09 km · comparable 4.35 km	+$4,469
Net adjustment		+$81,686

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

8 Cumberland Drive

Sold 3 June 2026 · 0.58 km away

Sold for

$1,415,000

Adjusted to this home

$1,461,905

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$97,031
Floor area	this home 135 m² · comparable 167.88 m²	−$55,186
Micro-location	this home 0.0706 · comparable 0.0462	+$27,621
Year built	this home 1999 · comparable 1992	+$25,245
Land size	this home 479 m² · comparable 703 m²	−$20,966
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.09 km · comparable 3.55 km	−$13,142
Net adjustment		+$46,905

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

36 Roundelay Drive

Sold 23 December 2025 · 0.72 km away

Sold for

$1,352,000

Adjusted to this home

$1,379,084

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Condition	this home 7 · comparable 9	−$135,200
Bedrooms	this home 4 · comparable 3	+$97,031
Street	this home 0.0442 · comparable -0.023	+$72,683
Micro-location	this home 0.0706 · comparable 0.0287	+$45,319
Floor area	this home 135 m² · comparable 161 m²	−$43,638
Cladding	this home 2 · comparable 3	−$19,602
Year built	this home 1999 · comparable 1994	+$18,032
Distance to beach	this home 4.09 km · comparable 3.51 km	−$13,531
Land size	this home 479 m² · comparable 415 m²	+$5,990
Net adjustment		+$27,084

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

21 Cumberland Drive

Sold 4 December 2025 · 0.45 km away

Sold for

$1,450,000

Adjusted to this home

$1,374,664

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$97,031
Floor area	this home 135 m² · comparable 157 m²	−$36,925
Micro-location	this home 0.0706 · comparable 0.0427	+$32,364
Year built	this home 1999 · comparable 1992	+$25,245
Cladding	this home 2 · comparable 3	−$19,602
Street	this home 0.0442 · comparable 0.0563	−$14,036
Distance to beach	this home 4.09 km · comparable 3.64 km	−$11,118
Pool	this home 0 · comparable 1	−$4,418
Land size	this home 479 m² · comparable 467 m²	+$1,123
Net adjustment		−$75,336

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

21 Altissimo Close

Sold 3 February 2026 · 0.58 km away

Sold for

$1,355,000

Adjusted to this home

$1,428,299

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Condition	this home 7 · comparable 9	−$135,500
Bedrooms	this home 4 · comparable 3	+$97,031
Micro-location	this home 0.0706 · comparable 0.0315	+$42,385
Street	this home 0.0442 · comparable 0.0085	+$38,699
Floor area	this home 135 m² · comparable 114 m²	+$35,246
Cladding	this home 2 · comparable 3	−$19,602
Year built	this home 1999 · comparable 1994	+$18,032
Distance to beach	this home 4.09 km · comparable 3.69 km	−$9,170
Land size	this home 479 m² · comparable 413 m²	+$6,178
Net adjustment		+$73,299

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

56 Southlake Drive

Sold 21 July 2026 · 0.39 km away

Sold for

$1,660,000

Adjusted to this home

$1,462,932

What we added and subtracted to make this sale comparable to 12 Tracey Crescent
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.0706 · comparable 0.0447	+$34,395
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1999 · comparable 1993	+$21,638
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$19,602
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.09 km · comparable 3.76 km	−$9,143
Pool	this home 0 · comparable 1	−$4,418
Land size	this home 479 m² · comparable 432 m²	+$4,399
Floor area	this home 135 m² · comparable 133 m²	+$3,357
Net adjustment		−$197,068

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 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 12 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 →

12 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

31 Roundelay Drive

9 Gainsborough Drive

39 Brier Crescent

8 Cumberland Drive

36 Roundelay Drive

21 Cumberland Drive

21 Altissimo Close

56 Southlake Drive

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