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 · 1.11 km away

Sold for

$1,570,000

Adjusted to this home

$1,561,524

What we added and subtracted to make this sale comparable to 16 Andorra Place
Land size	this home 628 m² · comparable 331 m²	+$130,680
Street	this home 0.0551 · comparable 0.15	−$119,194
Micro-location	this home 0.1168 · comparable 0.0807	+$45,342
Floor area	this home 163 m² · comparable 199 m²	−$40,666
Year built	this home 2004 · comparable 2010	−$27,475
Cladding	this home 3 · comparable 1	+$19,002
Distance to beach	this home 4.95 km · comparable 4.17 km	−$16,165
Net adjustment		−$8,476

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

4 Barbie Avenue

Sold 5 August 2026 · 0.97 km away

Sold for

$1,515,000

Adjusted to this home

$1,452,358

What we added and subtracted to make this sale comparable to 16 Andorra Place
Condition	this home 8 · comparable 9	−$90,900
Car spaces	this home 2 · comparable 4	−$76,662
Micro-location	this home 0.1168 · comparable 0.0574	+$71,993
Land size	this home 628 m² · comparable 570 m²	+$25,520
Year built	this home 2004 · comparable 1999	+$22,896
Distance to beach	this home 4.95 km · comparable 3.98 km	−$19,543
Floor area	this home 163 m² · comparable 151 m²	+$13,555
Cladding	this home 3 · comparable 4	−$9,501
Net adjustment		−$62,642

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

20 Daryl Drive

Sold 29 October 2025 · 1.01 km away

Sold for

$1,570,000

Adjusted to this home

$1,549,704

What we added and subtracted to make this sale comparable to 16 Andorra Place
Micro-location	this home 0.1168 · comparable 0.0291	+$110,151
Condition	this home 8 · comparable 9	−$94,200
Floor area	this home 163 m² · comparable 201.88 m²	−$43,919
Year built	this home 2004 · comparable 1998	+$27,475
Street	this home 0.0551 · comparable 0.0704	−$19,217
Distance to beach	this home 4.95 km · comparable 4.03 km	−$19,066
Land size	this home 628 m² · comparable 586 m²	+$18,480
Net adjustment		−$20,296

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

40 Gerona Circuit

Sold 26 May 2026 · 0.29 km away

Sold for

$1,410,000

Adjusted to this home

$1,573,650

What we added and subtracted to make this sale comparable to 16 Andorra Place
Land size	this home 628 m² · comparable 400 m²	+$100,320
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 163 m² · comparable 188 m²	−$28,240
Micro-location	this home 0.1168 · comparable 0.0943	+$25,380
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.95 km · comparable 5.03 km	+$1,489
Net adjustment		+$163,650

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

5 Palma Crescent

Sold 27 March 2026 · 0.25 km away

Sold for

$1,395,000

Adjusted to this home

$1,524,535

What we added and subtracted to make this sale comparable to 16 Andorra Place
Land size	this home 628 m² · comparable 350 m²	+$122,320
Water views	this home 0 · comparable 1	−$118,099
Pool	this home 1 · comparable 0	+$78,550
Micro-location	this home 0.1168 · comparable 0.0871	+$33,146
Street	this home 0.0551 · comparable 0.0399	+$16,963
Floor area	this home 163 m² · comparable 172.46 m²	−$10,686
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.95 km · comparable 5.1 km	+$2,762
Net adjustment		+$129,535

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

49 Lantau Crescent

Sold 21 January 2026 · 0.44 km away

Sold for

$1,475,000

Adjusted to this home

$1,596,345

What we added and subtracted to make this sale comparable to 16 Andorra Place
Land size	this home 628 m² · comparable 400 m²	+$100,320
Condition	this home 8 · comparable 9	−$88,500
Street	this home 0.0551 · comparable -0.0071	+$73,396
Micro-location	this home 0.1168 · comparable 0.0831	+$39,766
Floor area	this home 163 m² · comparable 176.74 m²	−$15,521
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.95 km · comparable 5.09 km	+$2,726
Net adjustment		+$121,345

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

41 Gerona Circuit

Sold 26 May 2026 · 0.40 km away

Sold for

$1,410,000

Adjusted to this home

$1,602,056

What we added and subtracted to make this sale comparable to 16 Andorra Place
Pool	this home 1 · comparable 0	+$78,550
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1168 · comparable 0.0822	+$39,029
Land size	this home 628 m² · comparable 586 m²	+$18,480
Floor area	this home 163 m² · comparable 174 m²	−$12,426
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.95 km · comparable 5.15 km	+$3,722
Street	this home 0.0551 · comparable 0.0518	+$3,722
Net adjustment		+$192,056

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

13 Kodiak Drive

Sold 24 August 2026 · 0.63 km away

Sold for

$1,820,000

Adjusted to this home

$1,525,734

What we added and subtracted to make this sale comparable to 16 Andorra Place
Condition	this home 8 · comparable 9	−$109,200
Storeys	this home 1 · comparable 2	−$70,782
Floor area	this home 163 m² · comparable 202.99 m²	−$45,173
Car spaces	this home 2 · comparable 3	−$38,331
Bathrooms	this home 2 · comparable 3	−$14,770
Micro-location	this home 0.1168 · comparable 0.1255	−$12,667
Land size	this home 628 m² · comparable 640 m²	−$5,280
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.95 km · comparable 4.84 km	−$2,642
Net adjustment		−$294,266

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 16 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 16 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

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 →

16 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

22 Elizabeth Crescent

4 Barbie Avenue

20 Daryl Drive

40 Gerona Circuit

5 Palma Crescent

49 Lantau Crescent

41 Gerona Circuit

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Andorra Place sit?