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.

13 Saint Paul Crescent

Sold 31 August 2026 · 0.39 km away

Sold for

$1,590,000

Adjusted to this home

$1,596,839

What we added and subtracted to make this sale comparable to 14 Grenada Court
Condition	this home 8 · comparable 9	−$95,400
Land size	this home 710 m² · comparable 449 m²	+$81,223
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.136 · comparable 0.15	−$17,808
Floor area	this home 260 m² · comparable 241.24 m²	+$13,942
Distance to beach	this home 4.67 km · comparable 4.43 km	−$5,037
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$6,839

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

95 Bayswater Ave

Sold 7 March 2026 · 0.21 km away

Sold for

$1,682,500

Adjusted to this home

$1,659,040

What we added and subtracted to make this sale comparable to 14 Grenada Court
Condition	this home 8 · comparable 9	−$100,950
Land size	this home 710 m² · comparable 488 m²	+$69,086
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 3 · comparable 2	+$32,000
Micro-location	this home 0.136 · comparable 0.116	+$26,920
Floor area	this home 260 m² · comparable 294.19 m²	−$25,410
Cladding	this home 2 · comparable 3	−$20,000
Bathrooms	this home 2 · comparable 3	−$19,250
Distance to beach	this home 4.67 km · comparable 4.5 km	−$3,775
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$23,460

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

4 Barbie Avenue

Sold 5 August 2026 · 0.85 km away

Sold for

$1,515,000

Adjusted to this home

$1,592,924

What we added and subtracted to make this sale comparable to 14 Grenada Court
Micro-location	this home 0.136 · comparable 0.0574	+$95,263
Condition	this home 8 · comparable 9	−$90,900
Floor area	this home 260 m² · comparable 151 m²	+$81,009
Land size	this home 710 m² · comparable 570 m²	+$43,568
Cladding	this home 2 · comparable 4	−$40,000
Car spaces	this home 3 · comparable 4	−$32,000
Bedrooms	this home 5 · comparable 4	+$24,154
Distance to beach	this home 4.67 km · comparable 3.98 km	−$13,944
Year built	this home 2002 · comparable 1999	+$10,774
Net adjustment		+$77,924

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

45 North Shore Avenue

Sold 22 April 2026 · 0.96 km away

Sold for

$1,700,000

Adjusted to this home

$1,770,713

What we added and subtracted to make this sale comparable to 14 Grenada Court
Micro-location	this home 0.136 · comparable 0.0333	+$139,672
Condition	this home 8 · comparable 9	−$102,000
Floor area	this home 260 m² · comparable 188 m²	+$53,510
Car spaces	this home 3 · comparable 4	−$32,000
Bedrooms	this home 5 · comparable 4	+$24,154
Land size	this home 710 m² · comparable 637 m²	+$22,718
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.67 km · comparable 3.99 km	−$15,341
Net adjustment		+$70,713

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

28 Meridien Avenue

Sold 19 February 2026 · 0.62 km away

Sold for

$1,820,000

Adjusted to this home

$1,818,123

What we added and subtracted to make this sale comparable to 14 Grenada Court
Land size	this home 710 m² · comparable 400 m²	+$96,472
Floor area	this home 260 m² · comparable 311 m²	−$37,903
Car spaces	this home 3 · comparable 4	−$32,000
Bedrooms	this home 5 · comparable 4	+$24,154
Micro-location	this home 0.136 · comparable 0.15	−$20,384
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 2002 · comparable 2005	−$10,774
Distance to beach	this home 4.67 km · comparable 4.61 km	−$1,442
Net adjustment		−$1,877

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

13 Kodiak Drive

Sold 24 August 2026 · 0.17 km away

Sold for

$1,820,000

Adjusted to this home

$1,733,149

What we added and subtracted to make this sale comparable to 14 Grenada Court
Condition	this home 8 · comparable 9	−$109,200
Storeys	this home 1 · comparable 2	−$42,490
Floor area	this home 260 m² · comparable 202.99 m²	+$42,370
Bedrooms	this home 5 · comparable 4	+$24,154
Land size	this home 710 m² · comparable 640 m²	+$21,784
Cladding	this home 2 · comparable 3	−$20,000
Bathrooms	this home 2 · comparable 3	−$19,250
Micro-location	this home 0.136 · comparable 0.1255	+$15,288
Distance to beach	this home 4.67 km · comparable 4.84 km	+$4,084
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$86,851

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

73 Azzurra Drive

Sold 10 February 2026 · 0.56 km away

Sold for

$1,730,000

Adjusted to this home

$1,688,192

What we added and subtracted to make this sale comparable to 14 Grenada Court
Condition	this home 8 · comparable 9	−$103,800
Land size	this home 710 m² · comparable 432 m²	+$86,514
Floor area	this home 260 m² · comparable 201.57 m²	+$43,425
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.136 · comparable 0.15	−$19,376
Year built	this home 2002 · comparable 2005	−$10,774
Distance to beach	this home 4.67 km · comparable 4.35 km	−$7,307
Net adjustment		−$41,808

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

36 Meridien Avenue

Sold 3 November 2025 · 0.58 km away

Sold for

$1,775,000

Adjusted to this home

$1,725,372

What we added and subtracted to make this sale comparable to 14 Grenada Court
Condition	this home 8 · comparable 9	−$106,500
Land size	this home 710 m² · comparable 400 m²	+$96,472
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 3 · comparable 2	+$32,000
Floor area	this home 260 m² · comparable 228.49 m²	+$23,418
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.136 · comparable 0.15	−$19,880
Year built	this home 2002 · comparable 2005	−$10,774
Distance to beach	this home 4.67 km · comparable 4.59 km	−$1,874
Net adjustment		−$49,628

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 14 Grenada Court 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 14 Grenada Court 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

19 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 →

14 Grenada Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Saint Paul Crescent

95 Bayswater Ave

4 Barbie Avenue

45 North Shore Avenue

28 Meridien Avenue

13 Kodiak Drive

73 Azzurra Drive

36 Meridien Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 14 Grenada Court sit?