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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,422,874

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$95,205
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0595 · comparable 0.0223	+$41,664
Year built	this home 1999 · comparable 1995	+$16,547
Cladding	this home 2 · comparable 3	−$16,042
Street	this home 0.0442 · comparable 0.0386	+$6,272
Land size	this home 452 m² · comparable 405 m²	+$3,910
Distance to beach	this home 4.05 km · comparable 3.92 km	−$2,940
Floor area	this home 144 m² · comparable 145 m²	−$1,742
Net adjustment		+$22,874

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

31 Roundelay Drive

Sold 30 July 2026 · 0.65 km away

Sold for

$1,380,000

Adjusted to this home

$1,429,875

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.0595 · comparable 0.0311	+$31,354
Year built	this home 1999 · comparable 1994	+$20,684
Floor area	this home 144 m² · comparable 151.3 m²	−$12,719
Distance to beach	this home 4.05 km · comparable 3.59 km	−$11,095
Land size	this home 452 m² · comparable 420 m²	+$2,662
Net adjustment		+$49,875

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

39 Brier Crescent

Sold 16 May 2026 · 0.63 km away

Sold for

$1,302,000

Adjusted to this home

$1,375,432

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$95,205
Street	this home 0.0442 · comparable -0.0225	+$69,474
Year built	this home 1999 · comparable 2013	−$57,915
Condition	this home 7 · comparable 8	−$52,080
Micro-location	this home 0.0595 · comparable 0.0157	+$45,622
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 452 m² · comparable 708 m²	−$21,299
Cladding	this home 2 · comparable 1	+$16,042
Floor area	this home 144 m² · comparable 141 m²	+$5,227
Distance to beach	this home 4.05 km · comparable 4.35 km	+$5,156
Net adjustment		+$73,432

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

8 Cumberland Drive

Sold 3 June 2026 · 0.55 km away

Sold for

$1,415,000

Adjusted to this home

$1,465,634

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$95,205
Floor area	this home 144 m² · comparable 167.88 m²	−$41,609
Year built	this home 1999 · comparable 1992	+$28,958
Land size	this home 452 m² · comparable 703 m²	−$20,883
Micro-location	this home 0.0595 · comparable 0.0462	+$15,056
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.05 km · comparable 3.55 km	−$12,395
Net adjustment		+$50,634

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

36 Roundelay Drive

Sold 23 December 2025 · 0.67 km away

Sold for

$1,352,000

Adjusted to this home

$1,383,284

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Condition	this home 7 · comparable 9	−$135,200
Bedrooms	this home 4 · comparable 3	+$95,205
Street	this home 0.0442 · comparable -0.023	+$72,683
Micro-location	this home 0.0595 · comparable 0.0287	+$33,314
Floor area	this home 144 m² · comparable 161 m²	−$29,621
Year built	this home 1999 · comparable 1994	+$20,684
Cladding	this home 2 · comparable 3	−$16,042
Distance to beach	this home 4.05 km · comparable 3.51 km	−$12,817
Land size	this home 452 m² · comparable 415 m²	+$3,078
Net adjustment		+$31,284

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

28 Pristine Court

Sold 8 October 2026 · 0.82 km away

Sold for

$1,170,000

Adjusted to this home

$1,293,162

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$95,205
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0442 · comparable -0.0146	+$55,037
Micro-location	this home 0.0595 · comparable 0.0342	+$23,681
Year built	this home 1999 · comparable 1995	+$16,547
Distance to beach	this home 4.05 km · comparable 3.54 km	−$10,460
Floor area	this home 144 m² · comparable 141.71 m²	+$3,990
Land size	this home 452 m² · comparable 414 m²	+$3,162
Net adjustment		+$123,162

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

4 Pascali Court

Sold 5 August 2026 · 0.67 km away

Sold for

$1,150,000

Adjusted to this home

$1,388,681

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$95,205
Street	this home 0.0442 · comparable -0.0364	+$74,152
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.0595 · comparable 0.0123	+$43,424
Floor area	this home 144 m² · comparable 125.33 m²	+$32,530
Year built	this home 1999 · comparable 1995	+$16,547
Distance to beach	this home 4.05 km · comparable 3.67 km	−$7,590
Land size	this home 452 m² · comparable 423 m²	+$2,413
Net adjustment		+$238,681

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

56 Southlake Drive

Sold 21 July 2026 · 0.34 km away

Sold for

$1,660,000

Adjusted to this home

$1,409,302

What we added and subtracted to make this sale comparable to 13 Tracey Crescent
Condition	this home 7 · comparable 9	−$166,000
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1999 · comparable 1993	+$24,821
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0595 · comparable 0.0447	+$19,654
Floor area	this home 144 m² · comparable 133 m²	+$19,166
Cladding	this home 2 · comparable 3	−$16,042
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.05 km · comparable 3.76 km	−$8,267
Land size	this home 452 m² · comparable 432 m²	+$1,664
Net adjustment		−$250,698

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 13 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 13 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

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 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

9 Gainsborough Drive

31 Roundelay Drive

39 Brier Crescent

8 Cumberland Drive

36 Roundelay Drive

28 Pristine Court

4 Pascali Court

56 Southlake Drive

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