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.

40 Gerona Circuit

Sold 26 May 2026 · 0.48 km away

Sold for

$1,410,000

Adjusted to this home

$1,483,797

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Land size	this home 566 m² · comparable 400 m²	+$59,494
Micro-location	this home 0.1185 · comparable 0.0943	+$27,298
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 198 m² · comparable 188 m²	+$8,000
Year built	this home 2002 · comparable 2003	−$5,462
Distance to beach	this home 4.79 km · comparable 5.03 km	+$4,467
Net adjustment		+$73,797

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

41 Gerona Circuit

Sold 26 May 2026 · 0.51 km away

Sold for

$1,410,000

Adjusted to this home

$1,508,216

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.1185 · comparable 0.0822	+$40,946
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 198 m² · comparable 174 m²	+$19,200
Land size	this home 566 m² · comparable 586 m²	−$7,168
Distance to beach	this home 4.79 km · comparable 5.15 km	+$6,700
Year built	this home 2002 · comparable 2003	−$5,462
Net adjustment		+$98,216

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

5 Palma Crescent

Sold 27 March 2026 · 0.59 km away

Sold for

$1,395,000

Adjusted to this home

$1,383,169

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Water views	this home 0 · comparable 1	−$133,165
Land size	this home 566 m² · comparable 350 m²	+$77,414
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.1185 · comparable 0.0871	+$35,042
Floor area	this home 198 m² · comparable 172.46 m²	+$20,432
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.79 km · comparable 5.1 km	+$5,708
Year built	this home 2002 · comparable 2003	−$5,462
Net adjustment		−$11,831

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

49 Lantau Crescent

Sold 21 January 2026 · 0.41 km away

Sold for

$1,475,000

Adjusted to this home

$1,431,615

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Condition	this home 7 · comparable 9	−$147,500
Land size	this home 566 m² · comparable 400 m²	+$59,494
Micro-location	this home 0.1185 · comparable 0.0831	+$41,772
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 198 m² · comparable 176.74 m²	+$17,008
Distance to beach	this home 4.79 km · comparable 5.09 km	+$5,841
Net adjustment		−$43,385

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

11 Grenada Court

Sold 12 June 2026 · 0.15 km away

Sold for

$1,350,000

Adjusted to this home

$1,529,011

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Land size	this home 566 m² · comparable 295 m²	+$97,126
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 198 m² · comparable 118.7 m²	+$63,440
Condition	this home 7 · comparable 8	−$54,000
Bedrooms	this home 4 · comparable 3	+$25,627
Micro-location	this home 0.1185 · comparable 0.1321	−$14,688
Distance to beach	this home 4.79 km · comparable 4.65 km	−$2,494
Net adjustment		+$179,011

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

16 Marciana Crescent

Sold 31 July 2026 · 0.31 km away

Sold for

$1,225,000

Adjusted to this home

$1,443,520

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Land size	this home 566 m² · comparable 350 m²	+$60,869
Pool	this home 1 · comparable 0	+$50,322
Condition	this home 7 · comparable 6	+$38,527
Floor area	this home 198 m² · comparable 147 m²	+$32,080
Bedrooms	this home 4 · comparable 3	+$20,150
Micro-location	this home 0.1185 · comparable 0.0998	+$14,410
Distance to beach	this home 4.79 km · comparable 4.96 km	+$2,162
Net adjustment		+$218,520

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

56 Southlake Drive

Sold 21 July 2026 · 1.11 km away

Sold for

$1,660,000

Adjusted to this home

$1,644,704

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.1185 · comparable 0.0447	+$98,006
Floor area	this home 198 m² · comparable 133 m²	+$52,000
Year built	this home 2002 · comparable 1993	+$49,154
Land size	this home 566 m² · comparable 432 m²	+$48,026
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 4.79 km · comparable 3.76 km	−$24,482
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Net adjustment		−$15,296

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

13 Kodiak Drive

Sold 24 August 2026 · 0.08 km away

Sold for

$1,820,000

Adjusted to this home

$1,497,897

What we added and subtracted to make this sale comparable to 21 Kodiak Drive
Condition	this home 7 · comparable 9	−$182,000
Storeys	this home 1 · comparable 2	−$34,926
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 566 m² · comparable 640 m²	−$26,522
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.1185 · comparable 0.1255	−$10,192
Bathrooms	this home 2 · comparable 3	−$8,210
Year built	this home 2002 · comparable 2003	−$5,462
Floor area	this home 198 m² · comparable 202.99 m²	−$3,992
Distance to beach	this home 4.79 km · comparable 4.84 km	+$1,201
Net adjustment		−$322,103

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 21 Kodiak Drive 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 21 Kodiak Drive 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 →

21 Kodiak Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

40 Gerona Circuit

41 Gerona Circuit

5 Palma Crescent

49 Lantau Crescent

11 Grenada Court

16 Marciana Crescent

56 Southlake Drive

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Kodiak Drive sit?