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 · 0.58 km away

Sold for

$1,410,000

Adjusted to this home

$1,511,996

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Pool	this home 0 · comparable 1	−$97,809
Bedrooms	this home 5 · comparable 4	+$76,587
Micro-location	this home 0.15 · comparable 0.0943	+$62,830
Bathrooms	this home 3 · comparable 2	+$29,265
Floor area	this home 210 m² · comparable 188 m²	+$20,328
Distance to beach	this home 4.45 km · comparable 5.03 km	+$10,795
Net adjustment		+$101,996

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

49 Lantau Crescent

Sold 21 January 2026 · 0.65 km away

Sold for

$1,475,000

Adjusted to this home

$1,460,478

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$97,809
Micro-location	this home 0.15 · comparable 0.0831	+$78,942
Bedrooms	this home 5 · comparable 4	+$76,587
Floor area	this home 210 m² · comparable 176.74 m²	+$30,732
Bathrooms	this home 3 · comparable 2	+$29,265
Distance to beach	this home 4.45 km · comparable 5.09 km	+$12,461
Year built	this home 2003 · comparable 2002	+$2,800
Net adjustment		−$14,522

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

5 Palma Crescent

Sold 27 March 2026 · 0.65 km away

Sold for

$1,395,000

Adjusted to this home

$1,447,974

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Water views	this home 0 · comparable 1	−$135,931
Bedrooms	this home 5 · comparable 4	+$76,587
Micro-location	this home 0.15 · comparable 0.0871	+$70,197
Condition	this home 7 · comparable 8	−$55,800
Floor area	this home 210 m² · comparable 172.46 m²	+$34,687
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 400 m² · comparable 350 m²	+$22,000
Distance to beach	this home 4.45 km · comparable 5.1 km	+$11,969
Net adjustment		+$52,974

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

41 Gerona Circuit

Sold 26 May 2026 · 0.70 km away

Sold for

$1,410,000

Adjusted to this home

$1,556,783

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Land size	this home 400 m² · comparable 586 m²	−$81,840
Bedrooms	this home 5 · comparable 4	+$76,587
Micro-location	this home 0.15 · comparable 0.0822	+$76,478
Floor area	this home 210 m² · comparable 174 m²	+$33,264
Bathrooms	this home 3 · comparable 2	+$29,265
Distance to beach	this home 4.45 km · comparable 5.15 km	+$13,029
Net adjustment		+$146,783

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

4 Barbie Avenue

Sold 5 August 2026 · 0.49 km away

Sold for

$1,515,000

Adjusted to this home

$1,364,889

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Condition	this home 7 · comparable 9	−$151,500
Micro-location	this home 0.15 · comparable 0.0574	+$112,231
Pool	this home 0 · comparable 1	−$97,809
Car spaces	this home 2 · comparable 4	−$80,256
Bedrooms	this home 5 · comparable 4	+$76,587
Land size	this home 400 m² · comparable 570 m²	−$74,800
Floor area	this home 210 m² · comparable 151 m²	+$54,516
Bathrooms	this home 3 · comparable 2	+$29,265
Cladding	this home 3 · comparable 4	−$20,000
Year built	this home 2003 · comparable 1999	+$11,200
Distance to beach	this home 4.45 km · comparable 3.98 km	−$9,545
Net adjustment		−$150,111

A further 6 factors were compared and found the same on both properties, so no money moved.

13 Saint Paul Crescent

Sold 31 August 2026 · 0.06 km away

Sold for

$1,590,000

Adjusted to this home

$1,369,419

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Condition	this home 7 · comparable 9	−$159,000
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Floor area	this home 210 m² · comparable 241.24 m²	−$28,866
Land size	this home 400 m² · comparable 449 m²	−$21,560
Distance to beach	this home 4.45 km · comparable 4.43 km	−$420
Net adjustment		−$220,581

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

56 Southlake Drive

Sold 21 July 2026 · 0.69 km away

Sold for

$1,660,000

Adjusted to this home

$1,649,789

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.15 · comparable 0.0447	+$139,838
Pool	this home 0 · comparable 1	−$97,809
Bedrooms	this home 5 · comparable 4	+$76,587
Floor area	this home 210 m² · comparable 133 m²	+$71,148
Car spaces	this home 2 · comparable 3	−$40,128
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 1993	+$28,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.45 km · comparable 3.76 km	−$17,032
Land size	this home 400 m² · comparable 432 m²	−$14,080
Net adjustment		−$10,211

A further 6 factors were compared and found the same on both properties, so no money moved.

13 Kodiak Drive

Sold 24 August 2026 · 0.51 km away

Sold for

$1,820,000

Adjusted to this home

$1,482,570

What we added and subtracted to make this sale comparable to 13 Menton Avenue
Condition	this home 7 · comparable 9	−$182,000
Land size	this home 400 m² · comparable 640 m²	−$105,600
Pool	this home 0 · comparable 1	−$97,809
Bedrooms	this home 5 · comparable 4	+$76,587
Car spaces	this home 2 · comparable 3	−$40,128
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.15 · comparable 0.1255	+$35,672
Distance to beach	this home 4.45 km · comparable 4.84 km	+$9,370
Floor area	this home 210 m² · comparable 202.99 m²	+$6,478
Net adjustment		−$337,430

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 13 Menton Avenue 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 Menton Avenue 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 Menton Avenue

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

4 Barbie Avenue

13 Saint Paul Crescent

56 Southlake Drive

13 Kodiak Drive

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