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 · 0.26 km away

Sold for

$1,410,000

Adjusted to this home

$1,344,760

What we added and subtracted to make this sale comparable to 13 Andorra Place
Bedrooms	this home 3 · comparable 4	−$74,101
Floor area	this home 137 m² · comparable 188 m²	−$57,610
Land size	this home 500 m² · comparable 400 m²	+$44,000
Micro-location	this home 0.1138 · comparable 0.0943	+$21,996
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 4.94 km · comparable 5.03 km	+$1,675
Net adjustment		−$65,240

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

39 Brier Crescent

Sold 16 May 2026 · 0.76 km away

Sold for

$1,302,000

Adjusted to this home

$1,308,788

What we added and subtracted to make this sale comparable to 13 Andorra Place
Micro-location	this home 0.1138 · comparable 0.0157	+$102,181
Land size	this home 500 m² · comparable 708 m²	−$91,520
Street	this home 0.0551 · comparable -0.0225	+$80,828
Year built	this home 2004 · comparable 2013	−$41,213
Car spaces	this home 2 · comparable 3	−$38,331
Distance to beach	this home 4.94 km · comparable 4.35 km	−$10,140
Cladding	this home 2 · comparable 1	+$9,501
Floor area	this home 137 m² · comparable 141 m²	−$4,518
Net adjustment		+$6,788

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

16 Marciana Crescent

Sold 31 July 2026 · 0.39 km away

Sold for

$1,225,000

Adjusted to this home

$1,325,837

What we added and subtracted to make this sale comparable to 13 Andorra Place
Land size	this home 500 m² · comparable 350 m²	+$66,000
Street	this home 0.0551 · comparable 0.0317	+$22,932
Micro-location	this home 0.1138 · comparable 0.0998	+$13,720
Floor area	this home 137 m² · comparable 147 m²	−$11,296
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.94 km · comparable 4.96 km	+$323
Net adjustment		+$100,837

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

4 Barbie Avenue

Sold 5 August 2026 · 0.96 km away

Sold for

$1,515,000

Adjusted to this home

$1,370,531

What we added and subtracted to make this sale comparable to 13 Andorra Place
Car spaces	this home 2 · comparable 4	−$76,662
Bedrooms	this home 3 · comparable 4	−$74,101
Micro-location	this home 0.1138 · comparable 0.0574	+$68,357
Land size	this home 500 m² · comparable 570 m²	−$30,800
Year built	this home 2004 · comparable 1999	+$22,896
Distance to beach	this home 4.94 km · comparable 3.98 km	−$19,343
Cladding	this home 2 · comparable 4	−$19,002
Floor area	this home 137 m² · comparable 151 m²	−$15,814
Net adjustment		−$144,469

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

8 Mauritius Court

Sold 5 January 2026 · 0.53 km away

Sold for

$1,338,000

Adjusted to this home

$1,311,228

What we added and subtracted to make this sale comparable to 13 Andorra Place
Bedrooms	this home 3 · comparable 4	−$74,101
Land size	this home 500 m² · comparable 400 m²	+$44,000
Floor area	this home 137 m² · comparable 119.88 m²	+$19,338
Micro-location	this home 0.1138 · comparable 0.1253	−$12,310
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.94 km · comparable 4.75 km	−$3,356
Net adjustment		−$26,772

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

41 Gerona Circuit

Sold 26 May 2026 · 0.36 km away

Sold for

$1,410,000

Adjusted to this home

$1,294,618

What we added and subtracted to make this sale comparable to 13 Andorra Place
Bedrooms	this home 3 · comparable 4	−$74,101
Floor area	this home 137 m² · comparable 174 m²	−$41,795
Land size	this home 500 m² · comparable 586 m²	−$37,840
Micro-location	this home 0.1138 · comparable 0.0822	+$35,645
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.94 km · comparable 5.15 km	+$3,909
Street	this home 0.0551 · comparable 0.0518	+$3,722
Net adjustment		−$115,382

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

11 Grenada Court

Sold 12 June 2026 · 0.71 km away

Sold for

$1,350,000

Adjusted to this home

$1,445,098

What we added and subtracted to make this sale comparable to 13 Andorra Place
Land size	this home 500 m² · comparable 295 m²	+$90,200
Floor area	this home 137 m² · comparable 118.7 m²	+$20,672
Micro-location	this home 0.1138 · comparable 0.1321	−$19,764
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.94 km · comparable 4.65 km	−$5,168
Net adjustment		+$95,098

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

13 Acklin Court

Sold 2 September 2026 · 0.87 km away

Sold for

$1,110,000

Adjusted to this home

$1,164,239

What we added and subtracted to make this sale comparable to 13 Andorra Place
Land size	this home 500 m² · comparable 375 m²	+$55,000
Distance to beach	this home 4.94 km · comparable 4.16 km	−$11,429
Micro-location	this home 0.1138 · comparable 0.1014	+$11,011
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Net adjustment		+$54,239

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 13 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 13 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

14 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 →

13 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

39 Brier Crescent

16 Marciana Crescent

4 Barbie Avenue

8 Mauritius Court

41 Gerona Circuit

11 Grenada Court

13 Acklin Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 13 Andorra Place sit?