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.

8 Duxton Dr

Sold 20 May 2026 · 0.73 km away

Sold for

$1,468,000

Adjusted to this home

$1,547,095

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Micro-location	this home 0.0928 · comparable 0.0239	+$80,916
Floor area	this home 266 m² · comparable 185.4 m²	+$60,934
Land size	this home 389 m² · comparable 500 m²	−$50,705
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 2011 · comparable 2001	+$10,856
Distance to beach	this home 4.22 km · comparable 4.07 km	−$2,906
Net adjustment		+$79,095

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.05 km away

Sold for

$1,570,000

Adjusted to this home

$1,618,394

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 266 m² · comparable 199 m²	+$50,652
Land size	this home 389 m² · comparable 331 m²	+$26,494
Cladding	this home 2 · comparable 1	+$20,000
Micro-location	this home 0.0928 · comparable 0.0807	+$15,198
Year built	this home 2011 · comparable 2010	+$1,086
Distance to beach	this home 4.22 km · comparable 4.17 km	−$1,036
Net adjustment		+$48,394

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

17 North Shore Avenue

Sold 22 April 2026 · 0.71 km away

Sold for

$1,685,000

Adjusted to this home

$1,608,465

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Micro-location	this home 0.0928 · comparable 0.021	+$96,786
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$53,670
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 4 · comparable 5	−$29,732
Cladding	this home 2 · comparable 1	+$20,000
Street	this home 0.15 · comparable 0.1355	+$19,546
Floor area	this home 266 m² · comparable 289.47 m²	−$17,743
Bathrooms	this home 2 · comparable 3	−$11,331
Year built	this home 2011 · comparable 2001	+$10,856
Land size	this home 389 m² · comparable 411 m²	−$10,050
Distance to beach	this home 4.22 km · comparable 3.99 km	−$5,197
Net adjustment		−$76,535

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

45 North Shore Avenue

Sold 22 April 2026 · 0.53 km away

Sold for

$1,700,000

Adjusted to this home

$1,602,850

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Land size	this home 389 m² · comparable 637 m²	−$113,286
Micro-location	this home 0.0928 · comparable 0.0333	+$80,920
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 266 m² · comparable 188 m²	+$58,968
Cladding	this home 2 · comparable 3	−$20,000
Street	this home 0.15 · comparable 0.1355	+$19,720
Year built	this home 2011 · comparable 2002	+$9,770
Distance to beach	this home 4.22 km · comparable 3.99 km	−$5,242
Net adjustment		−$97,150

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

11 Grenada Court

Sold 12 June 2026 · 0.45 km away

Sold for

$1,350,000

Adjusted to this home

$1,509,017

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Floor area	this home 266 m² · comparable 118.7 m²	+$111,358
Land size	this home 389 m² · comparable 295 m²	+$42,939
Micro-location	this home 0.0928 · comparable 0.1321	−$42,444
Bedrooms	this home 4 · comparable 3	+$29,732
Year built	this home 2011 · comparable 2002	+$9,770
Distance to beach	this home 4.22 km · comparable 4.65 km	+$7,662
Net adjustment		+$159,017

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

4 Barbie Avenue

Sold 5 August 2026 · 0.68 km away

Sold for

$1,515,000

Adjusted to this home

$1,402,246

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Floor area	this home 266 m² · comparable 151 m²	+$86,940
Land size	this home 389 m² · comparable 570 m²	−$82,681
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0928 · comparable 0.0574	+$42,905
Cladding	this home 2 · comparable 4	−$40,000
Year built	this home 2011 · comparable 1999	+$13,027
Distance to beach	this home 4.22 km · comparable 3.98 km	−$4,945
Net adjustment		−$112,754

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.52 km away

Sold for

$1,590,000

Adjusted to this home

$1,418,242

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Micro-location	this home 0.0928 · comparable 0.15	−$72,758
Storeys	this home 1 · comparable 2	−$53,670
Bedrooms	this home 4 · comparable 5	−$29,732
Land size	this home 389 m² · comparable 449 m²	−$27,408
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 266 m² · comparable 241.24 m²	+$18,718
Year built	this home 2011 · comparable 2003	+$8,685
Distance to beach	this home 4.22 km · comparable 4.43 km	+$4,407
Net adjustment		−$171,758

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

13 Kodiak Drive

Sold 24 August 2026 · 0.66 km away

Sold for

$1,820,000

Adjusted to this home

$1,547,946

What we added and subtracted to make this sale comparable to 16 Elizabeth Crescent
Land size	this home 389 m² · comparable 640 m²	−$114,657
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$53,670
Floor area	this home 266 m² · comparable 202.99 m²	+$47,635
Micro-location	this home 0.0928 · comparable 0.1255	−$47,611
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.22 km · comparable 4.84 km	+$14,895
Bathrooms	this home 2 · comparable 3	−$11,331
Year built	this home 2011 · comparable 2003	+$8,685
Net adjustment		−$272,054

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 16 Elizabeth 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 16 Elizabeth 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

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 Elizabeth Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

8 Duxton Dr

22 Elizabeth Crescent

17 North Shore Avenue

45 North Shore Avenue

11 Grenada Court

4 Barbie Avenue

13 Saint Paul Crescent

13 Kodiak Drive

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