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 · 0.14 km away

Sold for

$1,515,000

Adjusted to this home

$1,390,343

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Bedrooms	this home 3 · comparable 4	−$99,974
Cladding	this home 2 · comparable 4	−$19,608
Micro-location	this home 0.073 · comparable 0.0574	+$18,907
Floor area	this home 141 m² · comparable 151 m²	−$16,192
Pool	this home 0 · comparable 1	−$3,287
Distance to beach	this home 4.1 km · comparable 3.98 km	−$2,545
Land size	this home 546 m² · comparable 570 m²	−$1,958
Net adjustment		−$124,657

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

8 Cumberland Drive

Sold 3 June 2026 · 0.60 km away

Sold for

$1,415,000

Adjusted to this home

$1,455,017

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Car spaces	this home 4 · comparable 2	+$64,000
Floor area	this home 141 m² · comparable 167.88 m²	−$43,524
Micro-location	this home 0.073 · comparable 0.0462	+$30,338
Year built	this home 1999 · comparable 1992	+$29,042
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.1 km · comparable 3.55 km	−$13,330
Land size	this home 546 m² · comparable 703 m²	−$12,811
Net adjustment		+$40,017

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

31 Roundelay Drive

Sold 30 July 2026 · 0.67 km away

Sold for

$1,380,000

Adjusted to this home

$1,466,815

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Bedrooms	this home 3 · comparable 4	−$99,974
Street	this home 0.0442 · comparable -0.023	+$74,189
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.073 · comparable 0.0311	+$46,258
Year built	this home 1999 · comparable 1994	+$20,744
Floor area	this home 141 m² · comparable 151.3 m²	−$16,678
Distance to beach	this home 4.1 km · comparable 3.59 km	−$12,006
Land size	this home 546 m² · comparable 420 m²	+$10,282
Net adjustment		+$86,815

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

39 Brier Crescent

Sold 16 May 2026 · 0.61 km away

Sold for

$1,302,000

Adjusted to this home

$1,405,957

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Street	this home 0.0442 · comparable -0.0225	+$69,474
Micro-location	this home 0.073 · comparable 0.0157	+$59,684
Year built	this home 1999 · comparable 2013	−$58,083
Car spaces	this home 4 · comparable 3	+$32,000
Land size	this home 546 m² · comparable 708 m²	−$13,219
Cladding	this home 2 · comparable 1	+$9,804
Distance to beach	this home 4.1 km · comparable 4.35 km	+$4,297
Net adjustment		+$103,957

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

3 Dorothy Place

Sold 27 March 2026 · 0.32 km away

Sold for

$1,300,000

Adjusted to this home

$1,426,839

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.073 · comparable 0.0479	+$26,104
Floor area	this home 141 m² · comparable 129.58 m²	+$18,491
Year built	this home 1999 · comparable 1995	+$16,595
Land size	this home 546 m² · comparable 410 m²	+$11,098
Distance to beach	this home 4.1 km · comparable 3.81 km	−$6,162
Pool	this home 0 · comparable 1	−$3,287
Net adjustment		+$126,839

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.41 km away

Sold for

$1,400,000

Adjusted to this home

$1,531,725

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.073 · comparable 0.0223	+$56,784
Year built	this home 1999 · comparable 1995	+$16,595
Land size	this home 546 m² · comparable 405 m²	+$11,506
Cladding	this home 2 · comparable 3	−$9,804
Floor area	this home 141 m² · comparable 145 m²	−$6,477
Street	this home 0.0442 · comparable 0.0386	+$6,272
Distance to beach	this home 4.1 km · comparable 3.92 km	−$3,864
Pool	this home 0 · comparable 1	−$3,287
Net adjustment		+$131,725

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

6 Pristine Court

Sold 30 June 2026 · 0.67 km away

Sold for

$1,220,000

Adjusted to this home

$1,417,444

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.073 · comparable 0.0126	+$58,950
Street	this home 0.0442 · comparable -0.0146	+$57,389
Year built	this home 1999 · comparable 1994	+$20,744
Land size	this home 546 m² · comparable 426 m²	+$9,792
Distance to beach	this home 4.1 km · comparable 3.68 km	−$8,638
Floor area	this home 141 m² · comparable 143.96 m²	−$4,793
Net adjustment		+$197,444

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

4 Pascali Court

Sold 5 August 2026 · 0.69 km away

Sold for

$1,150,000

Adjusted to this home

$1,384,365

What we added and subtracted to make this sale comparable to 18 Tracey Crescent
Street	this home 0.0442 · comparable -0.0364	+$74,152
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.073 · comparable 0.0123	+$55,844
Floor area	this home 141 m² · comparable 125.33 m²	+$25,373
Year built	this home 1999 · comparable 1995	+$16,595
Land size	this home 546 m² · comparable 423 m²	+$10,037
Distance to beach	this home 4.1 km · comparable 3.67 km	−$8,349
Pool	this home 0 · comparable 1	−$3,287
Net adjustment		+$234,365

A further 10 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 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 18 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

18 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

4 Barbie Avenue

8 Cumberland Drive

31 Roundelay Drive

39 Brier Crescent

3 Dorothy Place

9 Gainsborough Drive

6 Pristine Court

4 Pascali Court

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