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 · 0.11 km away

Sold for

$1,515,000

Adjusted to this home

$1,572,256

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Floor area	this home 184 m² · comparable 151 m²	+$52,351
Micro-location	this home 0.0728 · comparable 0.0574	+$18,665
Cladding	this home 3 · comparable 4	−$6,741
Land size	this home 511 m² · comparable 570 m²	−$4,673
Distance to beach	this home 4.09 km · comparable 3.98 km	−$2,346
Net adjustment		+$57,256

A further 12 factors were compared and found the same on both properties, so no money moved.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.69 km away

Sold for

$1,570,000

Adjusted to this home

$1,547,327

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Street	this home 0.0442 · comparable 0.15	−$132,885
Condition	this home 9 · comparable 8	+$94,200
Car spaces	this home 4 · comparable 2	+$64,000
Year built	this home 1999 · comparable 2010	−$43,666
Floor area	this home 184 m² · comparable 199 m²	−$23,796
Land size	this home 511 m² · comparable 331 m²	+$14,256
Cladding	this home 3 · comparable 1	+$13,482
Micro-location	this home 0.0728 · comparable 0.0807	−$9,922
Distance to beach	this home 4.09 km · comparable 4.17 km	+$1,658
Net adjustment		−$22,673

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

20 Daryl Drive

Sold 29 October 2025 · 0.41 km away

Sold for

$1,570,000

Adjusted to this home

$1,624,402

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.0728 · comparable 0.0291	+$54,887
Street	this home 0.0442 · comparable 0.0704	−$32,907
Floor area	this home 184 m² · comparable 201.88 m²	−$28,365
Land size	this home 511 m² · comparable 586 m²	−$5,940
Year built	this home 1999 · comparable 1998	+$3,970
Distance to beach	this home 4.09 km · comparable 4.03 km	−$1,243
Net adjustment		+$54,402

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

27 South Bay Drive

Sold 27 January 2026 · 0.60 km away

Sold for

$1,850,000

Adjusted to this home

$1,588,287

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Bedrooms	this home 4 · comparable 5	−$99,906
Car spaces	this home 4 · comparable 2	+$64,000
Bathrooms	this home 2 · comparable 3	−$52,000
Floor area	this home 184 m² · comparable 214.21 m²	−$47,925
Year built	this home 1999 · comparable 2010	−$43,666
Storeys	this home 1 · comparable 2	−$40,000
Street	this home 0.0442 · comparable 0.064	−$29,304
Micro-location	this home 0.0728 · comparable 0.086	−$19,536
Land size	this home 511 m² · comparable 367 m²	+$11,405
Cladding	this home 3 · comparable 4	−$6,741
Distance to beach	this home 4.09 km · comparable 4.14 km	+$1,221
Pool	this home 1 · comparable 0	+$739
Net adjustment		−$261,713

A further 6 factors were compared and found the same on both properties, so no money moved.

3 Port Peyra Crescent

Sold 4 June 2026 · 0.60 km away

Sold for

$1,950,000

Adjusted to this home

$1,699,379

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Condition	this home 9 · comparable 7	+$195,000
Street	this home 0.0442 · comparable 0.15	−$165,048
Bedrooms	this home 4 · comparable 5	−$99,906
Micro-location	this home 0.0728 · comparable 0.1346	−$96,408
Floor area	this home 184 m² · comparable 233.19 m²	−$78,035
Car spaces	this home 4 · comparable 2	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 511 m² · comparable 824 m²	−$24,790
Year built	this home 1999 · comparable 2004	−$19,848
Distance to beach	this home 4.09 km · comparable 4.65 km	+$14,414
Net adjustment		−$250,621

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

16 South Bay Drive

Sold 9 July 2026 · 0.75 km away

Sold for

$1,250,000

Adjusted to this home

$1,370,058

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Water views	this home 0 · comparable 1	−$106,033
Bedrooms	this home 4 · comparable 3	+$99,906
Condition	this home 9 · comparable 8	+$75,000
Car spaces	this home 4 · comparable 2	+$64,000
Floor area	this home 184 m² · comparable 156 m²	+$44,419
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 1999 · comparable 2009	−$39,696
Micro-location	this home 0.0728 · comparable 0.0436	+$29,200
Land size	this home 511 m² · comparable 188 m²	+$25,582
Air conditioning	this home 0 · comparable 1	−$20,000
Street	this home 0.0442 · comparable 0.064	−$19,800
Cladding	this home 3 · comparable 2	+$6,741
Pool	this home 1 · comparable 0	+$739
Net adjustment		+$120,058

A further 5 factors were compared and found the same on both properties, so no money moved.

15 Comore Drive

Sold 16 January 2026 · 0.24 km away

Sold for

$1,350,000

Adjusted to this home

$1,566,883

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Condition	this home 9 · comparable 6	+$189,000
Car spaces	this home 4 · comparable 2	+$64,000
Street	this home 0.0442 · comparable 0.0785	−$37,044
Year built	this home 1999 · comparable 2002	−$11,909
Land size	this home 511 m² · comparable 423 m²	+$6,970
Cladding	this home 3 · comparable 2	+$6,741
Micro-location	this home 0.0728 · comparable 0.0738	−$1,080
Pool	this home 1 · comparable 0	+$739
Distance to beach	this home 4.09 km · comparable 4.06 km	−$534
Net adjustment		+$216,883

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

56 Southlake Drive

Sold 21 July 2026 · 0.35 km away

Sold for

$1,660,000

Adjusted to this home

$1,801,461

What we added and subtracted to make this sale comparable to 22 Tracey Crescent
Floor area	this home 184 m² · comparable 133 m²	+$80,906
Micro-location	this home 0.0728 · comparable 0.0447	+$37,317
Car spaces	this home 4 · comparable 3	+$32,000
Year built	this home 1999 · comparable 1993	+$23,818
Air conditioning	this home 0 · comparable 1	−$20,000
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.09 km · comparable 3.76 km	−$9,143
Land size	this home 511 m² · comparable 432 m²	+$6,257
Net adjustment		+$141,461

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 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 22 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)

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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

14 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 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

22 Elizabeth Crescent

20 Daryl Drive

27 South Bay Drive

3 Port Peyra Crescent

16 South Bay Drive

15 Comore Drive

56 Southlake Drive

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