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.

4 Barbie Avenue

Sold 5 August 2026 · 1.01 km away

Sold for

$1,515,000

Adjusted to this home

$1,488,488

What we added and subtracted to make this sale comparable to 18 Andorra Place
Condition	this home 6 · comparable 9	−$212,100
Floor area	this home 260 m² · comparable 151 m²	+$123,126
Pool	this home 0 · comparable 1	−$78,550
Car spaces	this home 2 · comparable 4	−$76,662
Bedrooms	this home 5 · comparable 4	+$74,101
Micro-location	this home 0.1169 · comparable 0.0574	+$72,114
Land size	this home 705 m² · comparable 570 m²	+$59,400
Year built	this home 2007 · comparable 1999	+$36,634
Distance to beach	this home 4.99 km · comparable 3.98 km	−$20,343
Cladding	this home 2 · comparable 4	−$19,002
Bathrooms	this home 3 · comparable 2	+$14,770
Net adjustment		−$26,512

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.14 km away

Sold for

$1,570,000

Adjusted to this home

$1,593,229

What we added and subtracted to make this sale comparable to 18 Andorra Place
Land size	this home 705 m² · comparable 331 m²	+$164,560
Condition	this home 6 · comparable 8	−$125,600
Street	this home 0.0551 · comparable 0.15	−$119,194
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 5 · comparable 4	+$74,101
Floor area	this home 260 m² · comparable 199 m²	+$68,906
Micro-location	this home 0.1169 · comparable 0.0807	+$45,467
Distance to beach	this home 4.99 km · comparable 4.17 km	−$16,994
Bathrooms	this home 3 · comparable 2	+$14,770
Year built	this home 2007 · comparable 2010	−$13,738
Cladding	this home 2 · comparable 1	+$9,501
Net adjustment		+$23,229

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

20 Daryl Drive

Sold 29 October 2025 · 1.04 km away

Sold for

$1,570,000

Adjusted to this home

$1,581,410

What we added and subtracted to make this sale comparable to 18 Andorra Place
Condition	this home 6 · comparable 9	−$219,800
Micro-location	this home 0.1169 · comparable 0.0291	+$110,277
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 5 · comparable 4	+$74,101
Floor area	this home 260 m² · comparable 201.88 m²	+$65,652
Land size	this home 705 m² · comparable 586 m²	+$52,360
Year built	this home 2007 · comparable 1998	+$41,213
Distance to beach	this home 4.99 km · comparable 4.03 km	−$19,895
Street	this home 0.0551 · comparable 0.0704	−$19,217
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Net adjustment		+$11,410

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

5 Palma Crescent

Sold 27 March 2026 · 0.23 km away

Sold for

$1,395,000

Adjusted to this home

$1,570,319

What we added and subtracted to make this sale comparable to 18 Andorra Place
Land size	this home 705 m² · comparable 350 m²	+$156,200
Water views	this home 0 · comparable 1	−$118,099
Condition	this home 6 · comparable 8	−$111,600
Floor area	this home 260 m² · comparable 172.46 m²	+$98,885
Bedrooms	this home 5 · comparable 4	+$74,101
Micro-location	this home 0.1169 · comparable 0.0871	+$33,257
Year built	this home 2007 · comparable 2003	+$18,317
Street	this home 0.0551 · comparable 0.0399	+$16,963
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Distance to beach	this home 4.99 km · comparable 5.1 km	+$2,026
Net adjustment		+$175,319

A further 7 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

$1,618,228

What we added and subtracted to make this sale comparable to 18 Andorra Place
Land size	this home 705 m² · comparable 400 m²	+$134,200
Floor area	this home 260 m² · comparable 188 m²	+$81,331
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 5 · comparable 4	+$74,101
Condition	this home 6 · comparable 7	−$56,400
Micro-location	this home 0.1169 · comparable 0.0943	+$25,493
Year built	this home 2007 · comparable 2003	+$18,317
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.99 km · comparable 5.03 km	+$745
Net adjustment		+$208,228

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.64 km away

Sold for

$1,590,000

Adjusted to this home

$1,400,178

What we added and subtracted to make this sale comparable to 18 Andorra Place
Condition	this home 6 · comparable 9	−$222,600
Land size	this home 705 m² · comparable 449 m²	+$112,640
Storeys	this home 1 · comparable 2	−$70,782
Micro-location	this home 0.1169 · comparable 0.15	−$42,103
Floor area	this home 260 m² · comparable 241.24 m²	+$21,191
Year built	this home 2007 · comparable 2003	+$18,317
Bathrooms	this home 3 · comparable 2	+$14,770
Distance to beach	this home 4.99 km · comparable 4.43 km	−$11,754
Cladding	this home 2 · comparable 3	−$9,501
Net adjustment		−$189,822

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

13 Kodiak Drive

Sold 24 August 2026 · 0.64 km away

Sold for

$1,820,000

Adjusted to this home

$1,537,326

What we added and subtracted to make this sale comparable to 18 Andorra Place
Condition	this home 6 · comparable 9	−$254,800
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 5 · comparable 4	+$74,101
Storeys	this home 1 · comparable 2	−$70,782
Floor area	this home 260 m² · comparable 202.99 m²	+$64,398
Car spaces	this home 2 · comparable 3	−$38,331
Land size	this home 705 m² · comparable 640 m²	+$28,600
Year built	this home 2007 · comparable 2003	+$18,317
Micro-location	this home 0.1169 · comparable 0.1255	−$12,522
Cladding	this home 2 · comparable 3	−$9,501
Distance to beach	this home 4.99 km · comparable 4.84 km	−$3,604
Net adjustment		−$282,674

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

56 Southlake Drive

Sold 21 July 2026 · 1.24 km away

Sold for

$1,660,000

Adjusted to this home

$1,769,576

What we added and subtracted to make this sale comparable to 18 Andorra Place
Condition	this home 6 · comparable 9	−$232,400
Floor area	this home 260 m² · comparable 133 m²	+$143,459
Land size	this home 705 m² · comparable 432 m²	+$120,120
Micro-location	this home 0.1169 · comparable 0.0447	+$95,882
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 5 · comparable 4	+$74,101
Year built	this home 2007 · comparable 1993	+$64,109
Car spaces	this home 2 · comparable 3	−$38,331
Distance to beach	this home 4.99 km · comparable 3.76 km	−$28,864
Air conditioning	this home 0 · comparable 1	−$20,000
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Street	this home 0.0551 · comparable 0.0515	+$4,781
Net adjustment		+$109,576

A further 5 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 18 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 18 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

14 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

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18 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

4 Barbie Avenue

22 Elizabeth Crescent

20 Daryl Drive

5 Palma Crescent

40 Gerona Circuit

13 Saint Paul Crescent

13 Kodiak Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 18 Andorra Place sit?