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.

5 Palma Crescent

Sold 27 March 2026 · 0.22 km away

Sold for

$1,395,000

Adjusted to this home

$1,478,193

What we added and subtracted to make this sale comparable to 20 Andorra Place
Floor area	this home 280 m² · comparable 172.46 m²	+$121,477
Water views	this home 0 · comparable 1	−$118,099
Land size	this home 528 m² · comparable 350 m²	+$78,320
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.1126 · comparable 0.0871	+$28,458
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
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.99 km · comparable 5.1 km	+$2,026
Net adjustment		+$83,193

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

40 Gerona Circuit

Sold 26 May 2026 · 0.27 km away

Sold for

$1,410,000

Adjusted to this home

$1,526,650

What we added and subtracted to make this sale comparable to 20 Andorra Place
Floor area	this home 280 m² · comparable 188 m²	+$103,923
Pool	this home 0 · comparable 1	−$78,550
Land size	this home 528 m² · comparable 400 m²	+$56,320
Micro-location	this home 0.1126 · comparable 0.0943	+$20,642
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.99 km · comparable 5.03 km	+$745
Net adjustment		+$116,650

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.13 km away

Sold for

$1,570,000

Adjusted to this home

$1,507,502

What we added and subtracted to make this sale comparable to 20 Andorra Place
Street	this home 0.0551 · comparable 0.15	−$119,194
Floor area	this home 280 m² · comparable 199 m²	+$91,498
Land size	this home 528 m² · comparable 331 m²	+$86,680
Pool	this home 0 · comparable 1	−$78,550
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.1126 · comparable 0.0807	+$40,066
Year built	this home 2004 · comparable 2010	−$27,475
Distance to beach	this home 4.99 km · comparable 4.17 km	−$16,994
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 1	+$9,501
Net adjustment		−$62,498

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

4 Barbie Avenue

Sold 5 August 2026 · 1.01 km away

Sold for

$1,515,000

Adjusted to this home

$1,400,749

What we added and subtracted to make this sale comparable to 20 Andorra Place
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 280 m² · comparable 151 m²	+$145,718
Pool	this home 0 · comparable 1	−$78,550
Car spaces	this home 2 · comparable 4	−$76,662
Micro-location	this home 0.1126 · comparable 0.0574	+$66,902
Year built	this home 2004 · comparable 1999	+$22,896
Distance to beach	this home 4.99 km · comparable 3.98 km	−$20,343
Cladding	this home 2 · comparable 4	−$19,002
Land size	this home 528 m² · comparable 570 m²	−$18,480
Bathrooms	this home 3 · comparable 2	+$14,770
Net adjustment		−$114,251

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

49 Lantau Crescent

Sold 21 January 2026 · 0.42 km away

Sold for

$1,475,000

Adjusted to this home

$1,546,492

What we added and subtracted to make this sale comparable to 20 Andorra Place
Condition	this home 7 · comparable 9	−$147,500
Floor area	this home 280 m² · comparable 176.74 m²	+$116,642
Pool	this home 0 · comparable 1	−$78,550
Street	this home 0.0551 · comparable -0.0071	+$73,396
Land size	this home 528 m² · comparable 400 m²	+$56,320
Micro-location	this home 0.1126 · comparable 0.0831	+$34,810
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.99 km · comparable 5.09 km	+$1,947
Net adjustment		+$71,492

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

41 Gerona Circuit

Sold 26 May 2026 · 0.36 km away

Sold for

$1,410,000

Adjusted to this home

$1,555,057

What we added and subtracted to make this sale comparable to 20 Andorra Place
Floor area	this home 280 m² · comparable 174 m²	+$119,738
Micro-location	this home 0.1126 · comparable 0.0822	+$34,291
Land size	this home 528 m² · comparable 586 m²	−$25,520
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.99 km · comparable 5.15 km	+$2,978
Net adjustment		+$145,057

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

16 Marciana Crescent

Sold 31 July 2026 · 0.42 km away

Sold for

$1,225,000

Adjusted to this home

$1,467,980

What we added and subtracted to make this sale comparable to 20 Andorra Place
Floor area	this home 280 m² · comparable 147 m²	+$88,911
Land size	this home 528 m² · comparable 350 m²	+$46,350
Bedrooms	this home 4 · comparable 3	+$43,853
Condition	this home 7 · comparable 6	+$28,998
Street	this home 0.0551 · comparable 0.0317	+$13,571
Bathrooms	this home 3 · comparable 2	+$8,741
Micro-location	this home 0.1126 · comparable 0.0998	+$7,423
Year built	this home 2004 · comparable 2002	+$5,420
Distance to beach	this home 4.99 km · comparable 4.96 km	−$287
Net adjustment		+$242,980

A further 9 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

$1,687,138

What we added and subtracted to make this sale comparable to 20 Andorra Place
Floor area	this home 280 m² · comparable 133 m²	+$166,051
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.1126 · comparable 0.0447	+$90,171
Pool	this home 0 · comparable 1	−$78,550
Year built	this home 2004 · comparable 1993	+$50,371
Land size	this home 528 m² · comparable 432 m²	+$42,240
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		+$27,138

A further 6 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 20 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 20 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

16 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 →

20 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

5 Palma Crescent

40 Gerona Circuit

22 Elizabeth Crescent

4 Barbie Avenue

49 Lantau Crescent

41 Gerona Circuit

16 Marciana Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 20 Andorra Place sit?