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.

6 Pristine Court

Sold 30 June 2026 · 0.42 km away

Sold for

$1,220,000

Adjusted to this home

$1,257,469

What we added and subtracted to make this sale comparable to 22 Emily Way
Land size	this home 239 m² · comparable 426 m²	−$80,036
Micro-location	this home 0.0697 · comparable 0.0126	+$55,730
Bedrooms	this home 4 · comparable 3	+$34,966
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.09 km · comparable 3.68 km	−$8,477
Year built	this home 2009 · comparable 1994	+$7,200
Street	this home -0.0088 · comparable -0.0146	+$5,661
Floor area	this home 147 m² · comparable 143.96 m²	+$2,425
Net adjustment		+$37,469

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

28 Pristine Court

Sold 8 October 2026 · 0.55 km away

Sold for

$1,170,000

Adjusted to this home

$1,171,384

What we added and subtracted to make this sale comparable to 22 Emily Way
Land size	this home 239 m² · comparable 414 m²	−$74,900
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$46,800
Bedrooms	this home 4 · comparable 3	+$34,966
Micro-location	this home 0.0697 · comparable 0.0342	+$33,228
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.09 km · comparable 3.54 km	−$11,078
Year built	this home 2009 · comparable 1995	+$6,720
Street	this home -0.0088 · comparable -0.0146	+$5,429
Floor area	this home 147 m² · comparable 141.71 m²	+$4,219
Net adjustment		+$1,384

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

11 Grenada Court

Sold 12 June 2026 · 0.56 km away

Sold for

$1,350,000

Adjusted to this home

$1,349,517

What we added and subtracted to make this sale comparable to 22 Emily Way
Micro-location	this home 0.0697 · comparable 0.1321	−$67,392
Bedrooms	this home 4 · comparable 3	+$34,966
Land size	this home 239 m² · comparable 295 m²	−$23,968
Floor area	this home 147 m² · comparable 118.7 m²	+$22,572
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.09 km · comparable 4.65 km	+$9,979
Year built	this home 2009 · comparable 2002	+$3,360
Net adjustment		−$483

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

31 Roundelay Drive

Sold 30 July 2026 · 0.52 km away

Sold for

$1,380,000

Adjusted to this home

$1,372,769

What we added and subtracted to make this sale comparable to 22 Emily Way
Land size	this home 239 m² · comparable 420 m²	−$77,468
Micro-location	this home 0.0697 · comparable 0.0311	+$42,614
Cladding	this home 3 · comparable 2	+$20,000
Street	this home -0.0088 · comparable -0.023	+$15,677
Distance to beach	this home 4.09 km · comparable 3.59 km	−$11,824
Year built	this home 2009 · comparable 1994	+$7,200
Floor area	this home 147 m² · comparable 151.3 m²	−$3,430
Net adjustment		−$7,231

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

4 Pascali Court

Sold 5 August 2026 · 0.42 km away

Sold for

$1,150,000

Adjusted to this home

$1,248,221

What we added and subtracted to make this sale comparable to 22 Emily Way
Condition	this home 8 · comparable 6	+$92,000
Land size	this home 239 m² · comparable 423 m²	−$78,752
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0697 · comparable 0.0123	+$52,808
Bedrooms	this home 4 · comparable 3	+$34,966
Street	this home -0.0088 · comparable -0.0364	+$25,392
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 147 m² · comparable 125.33 m²	+$17,284
Distance to beach	this home 4.09 km · comparable 3.67 km	−$8,197
Year built	this home 2009 · comparable 1995	+$6,720
Net adjustment		+$98,221

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

13 Acklin Court

Sold 2 September 2026 · 0.28 km away

Sold for

$1,110,000

Adjusted to this home

$1,115,370

What we added and subtracted to make this sale comparable to 22 Emily Way
Land size	this home 239 m² · comparable 375 m²	−$58,208
Condition	this home 8 · comparable 7	+$44,400
Bedrooms	this home 4 · comparable 3	+$34,966
Micro-location	this home 0.0697 · comparable 0.1014	−$28,150
Floor area	this home 147 m² · comparable 137 m²	+$7,976
Year built	this home 2009 · comparable 2002	+$3,360
Distance to beach	this home 4.09 km · comparable 4.16 km	+$1,026
Net adjustment		+$5,370

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

14 Shorehaven Place

Sold 7 April 2026 · 0.63 km away

Sold for

$1,250,000

Adjusted to this home

$1,305,015

What we added and subtracted to make this sale comparable to 22 Emily Way
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$50,000
Micro-location	this home 0.0697 · comparable 0.0245	+$45,200
Land size	this home 239 m² · comparable 329 m²	−$38,520
Bedrooms	this home 4 · comparable 3	+$34,966
Cladding	this home 3 · comparable 2	+$20,000
Street	this home -0.0088 · comparable -0.0236	+$14,800
Floor area	this home 147 m² · comparable 155 m²	−$6,381
Distance to beach	this home 4.09 km · comparable 3.87 km	−$4,410
Year built	this home 2009 · comparable 2002	+$3,360
Net adjustment		+$55,015

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

8 Morea Court

Sold 27 August 2026 · 0.49 km away

Sold for

$1,230,000

Adjusted to this home

$1,152,564

What we added and subtracted to make this sale comparable to 22 Emily Way
Land size	this home 239 m² · comparable 473 m²	−$100,152
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 8 · comparable 7	+$49,200
Micro-location	this home 0.0697 · comparable 0.0312	+$37,884
Year built	this home 2009 · comparable 2001	+$3,840
Distance to beach	this home 4.09 km · comparable 3.93 km	−$3,011
Floor area	this home 147 m² · comparable 148.5 m²	−$1,197
Net adjustment		−$77,436

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 22 Emily Way 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 22 Emily Way 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 →

22 Emily Way

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

6 Pristine Court

28 Pristine Court

11 Grenada Court

31 Roundelay Drive

4 Pascali Court

13 Acklin Court

14 Shorehaven Place

8 Morea Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Emily Way sit?