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.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.10 km away

Sold for

$1,570,000

Adjusted to this home

$1,477,515

What we added and subtracted to make this sale comparable to 13 Emily Way
Street	this home -0.0088 · comparable 0.15	−$199,453
Land size	this home 731 m² · comparable 331 m²	+$178,880
Pool	this home 0 · comparable 1	−$120,254
Bathrooms	this home 3 · comparable 2	+$52,000
Micro-location	this home 0.042 · comparable 0.0807	−$48,607
Floor area	this home 228 m² · comparable 199 m²	+$23,084
Cladding	this home 2 · comparable 1	+$20,000
Distance to beach	this home 4.08 km · comparable 4.17 km	+$1,865
Net adjustment		−$92,485

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.59 km away

Sold for

$1,590,000

Adjusted to this home

$1,422,349

What we added and subtracted to make this sale comparable to 13 Emily Way
Micro-location	this home 0.042 · comparable 0.15	−$137,376
Land size	this home 731 m² · comparable 449 m²	+$126,110
Condition	this home 8 · comparable 9	−$95,400
Storeys	this home 1 · comparable 2	−$57,061
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 5	−$34,489
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 228 m² · comparable 241.24 m²	−$10,539
Distance to beach	this home 4.08 km · comparable 4.43 km	+$7,346
Year built	this home 2010 · comparable 2003	+$1,758
Net adjustment		−$167,651

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

77 Southlake Drive

Sold 20 November 2025 · 0.55 km away

Sold for

$1,505,000

Adjusted to this home

$1,464,541

What we added and subtracted to make this sale comparable to 13 Emily Way
Water views	this home 0 · comparable 1	−$147,437
Floor area	this home 228 m² · comparable 113.49 m²	+$91,150
Condition	this home 8 · comparable 9	−$90,300
Street	this home -0.0088 · comparable 0.0515	−$72,602
Land size	this home 731 m² · comparable 600 m²	+$58,583
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 3	+$34,489
Car spaces	this home 2 · comparable 1	+$32,000
Distance to beach	this home 4.08 km · comparable 3.78 km	−$7,549
Micro-location	this home 0.042 · comparable 0.0379	+$4,937
Year built	this home 2010 · comparable 1993	+$4,270
Net adjustment		−$40,459

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

16 South Bay Drive

Sold 9 July 2026 · 0.05 km away

Sold for

$1,250,000

Adjusted to this home

$1,338,149

What we added and subtracted to make this sale comparable to 13 Emily Way
Land size	this home 731 m² · comparable 188 m²	+$242,830
Water views	this home 0 · comparable 1	−$147,437
Street	this home -0.0088 · comparable 0.064	−$72,800
Floor area	this home 228 m² · comparable 156 m²	+$57,312
Storeys	this home 1 · comparable 2	−$57,061
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 3	+$34,489
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.042 · comparable 0.0436	−$1,600
Year built	this home 2010 · comparable 2009	+$251
Distance to beach	this home 4.08 km · comparable 4.09 km	+$165
Net adjustment		+$88,149

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

14 Windemere Crescent

Sold 10 March 2026 · 0.49 km away

Sold for

$1,350,000

Adjusted to this home

$1,520,480

What we added and subtracted to make this sale comparable to 13 Emily Way
Land size	this home 731 m² · comparable 400 m²	+$148,023
Water views	this home 0 · comparable 1	−$147,437
Floor area	this home 228 m² · comparable 123.36 m²	+$83,294
Condition	this home 8 · comparable 7	+$54,000
Bathrooms	this home 3 · comparable 2	+$52,000
Street	this home -0.0088 · comparable 0.0323	−$44,388
Bedrooms	this home 4 · comparable 3	+$34,489
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.042 · comparable 0.0348	+$7,776
Year built	this home 2010 · comparable 2002	+$2,010
Distance to beach	this home 4.08 km · comparable 4.12 km	+$713
Net adjustment		+$170,480

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

4 Barbie Avenue

Sold 5 August 2026 · 0.65 km away

Sold for

$1,515,000

Adjusted to this home

$1,367,089

What we added and subtracted to make this sale comparable to 13 Emily Way
Pool	this home 0 · comparable 1	−$120,254
Condition	this home 8 · comparable 9	−$90,900
Land size	this home 731 m² · comparable 570 m²	+$71,999
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 228 m² · comparable 151 m²	+$61,292
Bathrooms	this home 3 · comparable 2	+$52,000
Cladding	this home 2 · comparable 4	−$40,000
Micro-location	this home 0.042 · comparable 0.0574	−$18,665
Year built	this home 2010 · comparable 1999	+$2,763
Distance to beach	this home 4.08 km · comparable 3.98 km	−$2,146
Net adjustment		−$147,911

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

8 Morea Court

Sold 27 August 2026 · 0.40 km away

Sold for

$1,230,000

Adjusted to this home

$1,435,899

What we added and subtracted to make this sale comparable to 13 Emily Way
Land size	this home 731 m² · comparable 473 m²	+$115,378
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 228 m² · comparable 148.5 m²	+$63,282
Bathrooms	this home 3 · comparable 2	+$52,000
Condition	this home 8 · comparable 7	+$49,200
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.042 · comparable 0.0312	+$10,627
Distance to beach	this home 4.08 km · comparable 3.93 km	−$2,849
Year built	this home 2010 · comparable 2001	+$2,261
Net adjustment		+$205,899

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

56 Southlake Drive

Sold 21 July 2026 · 0.62 km away

Sold for

$1,660,000

Adjusted to this home

$1,541,161

What we added and subtracted to make this sale comparable to 13 Emily Way
Land size	this home 731 m² · comparable 432 m²	+$133,713
Pool	this home 0 · comparable 1	−$120,254
Condition	this home 8 · comparable 9	−$99,600
Street	this home -0.0088 · comparable 0.0515	−$80,078
Floor area	this home 228 m² · comparable 133 m²	+$75,620
Bathrooms	this home 3 · comparable 2	+$52,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.08 km · comparable 3.76 km	−$8,924
Year built	this home 2010 · comparable 1993	+$4,270
Micro-location	this home 0.042 · comparable 0.0447	−$3,586
Net adjustment		−$118,839

A further 6 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 Emily Way 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 Emily Way 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 →

13 Emily Way

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

22 Elizabeth Crescent

13 Saint Paul Crescent

77 Southlake Drive

16 South Bay Drive

14 Windemere Crescent

4 Barbie Avenue

8 Morea Court

56 Southlake Drive

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