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.

20 Daryl Drive

Sold 29 October 2025 · 0.88 km away

Sold for

$1,570,000

Adjusted to this home

$1,610,148

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Micro-location	this home 0.149 · comparable 0.0291	+$150,594
Street	this home 0.15 · comparable 0.0704	+$99,978
Pool	this home 0 · comparable 1	−$97,809
Land size	this home 366 m² · comparable 586 m²	−$96,800
Condition	this home 8 · comparable 9	−$94,200
Floor area	this home 252 m² · comparable 201.88 m²	+$46,311
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 1998	+$14,000
Distance to beach	this home 4.57 km · comparable 4.03 km	−$11,191
Net adjustment		+$40,148

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.60 km away

Sold for

$1,570,000

Adjusted to this home

$1,663,723

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Pool	this home 0 · comparable 1	−$97,809
Micro-location	this home 0.149 · comparable 0.0807	+$85,785
Floor area	this home 252 m² · comparable 199 m²	+$48,972
Cladding	this home 3 · comparable 1	+$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 2010	−$19,600
Land size	this home 366 m² · comparable 331 m²	+$15,400
Distance to beach	this home 4.57 km · comparable 4.17 km	−$8,290
Net adjustment		+$93,723

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

5 Palma Crescent

Sold 27 March 2026 · 0.56 km away

Sold for

$1,395,000

Adjusted to this home

$1,570,580

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Water views	this home 0 · comparable 1	−$135,931
Street	this home 0.15 · comparable 0.0399	+$122,872
Floor area	this home 252 m² · comparable 172.46 m²	+$73,495
Micro-location	this home 0.149 · comparable 0.0871	+$69,080
Bathrooms	this home 3 · comparable 2	+$29,265
Distance to beach	this home 4.57 km · comparable 5.1 km	+$9,759
Land size	this home 366 m² · comparable 350 m²	+$7,040
Net adjustment		+$175,580

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

28 Meridien Avenue

Sold 19 February 2026 · 0.32 km away

Sold for

$1,820,000

Adjusted to this home

$1,595,629

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Pool	this home 0 · comparable 1	−$97,809
Car spaces	this home 2 · comparable 4	−$80,256
Floor area	this home 252 m² · comparable 311 m²	−$54,516
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 366 m² · comparable 400 m²	−$14,960
Year built	this home 2003 · comparable 2005	−$5,600
Micro-location	this home 0.149 · comparable 0.15	−$1,456
Distance to beach	this home 4.57 km · comparable 4.61 km	+$961
Net adjustment		−$224,371

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

40 Gerona Circuit

Sold 26 May 2026 · 0.47 km away

Sold for

$1,410,000

Adjusted to this home

$1,623,066

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$97,809
Micro-location	this home 0.149 · comparable 0.0943	+$61,702
Floor area	this home 252 m² · comparable 188 m²	+$59,136
Condition	this home 8 · comparable 7	+$56,400
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 366 m² · comparable 400 m²	−$14,960
Distance to beach	this home 4.57 km · comparable 5.03 km	+$8,562
Net adjustment		+$213,066

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.10 km away

Sold for

$1,950,000

Adjusted to this home

$1,680,453

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Land size	this home 366 m² · comparable 824 m²	−$201,520
Pool	this home 0 · comparable 1	−$97,809
Condition	this home 8 · comparable 7	+$78,000
Bedrooms	this home 4 · comparable 5	−$76,587
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Micro-location	this home 0.149 · comparable 0.1346	+$22,464
Floor area	this home 252 m² · comparable 233.19 m²	+$17,381
Year built	this home 2003 · comparable 2004	−$2,800
Distance to beach	this home 4.57 km · comparable 4.65 km	+$2,059
Net adjustment		−$269,547

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.14 km away

Sold for

$1,590,000

Adjusted to this home

$1,376,490

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Condition	this home 8 · comparable 9	−$95,400
Bedrooms	this home 4 · comparable 5	−$76,587
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 366 m² · comparable 449 m²	−$36,520
Bathrooms	this home 3 · comparable 2	+$29,265
Floor area	this home 252 m² · comparable 241.24 m²	+$9,942
Distance to beach	this home 4.57 km · comparable 4.43 km	−$2,938
Micro-location	this home 0.149 · comparable 0.15	−$1,272
Net adjustment		−$213,510

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

13 Kodiak Drive

Sold 24 August 2026 · 0.37 km away

Sold for

$1,820,000

Adjusted to this home

$1,498,291

What we added and subtracted to make this sale comparable to 2 Valbonne Avenue
Land size	this home 366 m² · comparable 640 m²	−$120,560
Condition	this home 8 · comparable 9	−$109,200
Pool	this home 0 · comparable 1	−$97,809
Floor area	this home 252 m² · comparable 202.99 m²	+$45,286
Car spaces	this home 2 · comparable 3	−$40,128
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.149 · comparable 0.1255	+$34,216
Distance to beach	this home 4.57 km · comparable 4.84 km	+$6,486
Net adjustment		−$321,709

A further 9 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 2 Valbonne Avenue 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 2 Valbonne Avenue 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 →

2 Valbonne Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

20 Daryl Drive

22 Elizabeth Crescent

5 Palma Crescent

28 Meridien Avenue

40 Gerona Circuit

3 Port Peyra Crescent

13 Saint Paul Crescent

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 2 Valbonne Avenue sit?