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.

45 North Shore Avenue

Sold 22 April 2026 · 0.19 km away

Sold for

$1,700,000

Adjusted to this home

$1,800,559

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 637 m²	+$148,710
Street	this home 0.0323 · comparable 0.1355	−$140,352
Floor area	this home 352 m² · comparable 188 m²	+$130,675
Car spaces	this home 3 · comparable 4	−$32,000
Distance to beach	this home 4.18 km · comparable 3.99 km	−$4,345
Year built	this home 2001 · comparable 2002	−$1,177
Micro-location	this home 0.0326 · comparable 0.0333	−$952
Net adjustment		+$100,559

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

13 Saint Paul Crescent

Sold 31 August 2026 · 1.04 km away

Sold for

$1,590,000

Adjusted to this home

$1,846,981

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 449 m²	+$243,162
Micro-location	this home 0.0326 · comparable 0.15	−$149,333
Pool	this home 1 · comparable 0	+$109,831
Floor area	this home 352 m² · comparable 241.24 m²	+$88,254
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 5	−$29,826
Distance to beach	this home 4.18 km · comparable 4.43 km	+$5,247
Year built	this home 2001 · comparable 2003	−$2,354
Net adjustment		+$256,981

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

14 Windemere Crescent

Sold 10 March 2026 · 0.06 km away

Sold for

$1,350,000

Adjusted to this home

$1,688,341

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 400 m²	+$159,996
Water views	this home 0 · comparable 1	−$110,971
Floor area	this home 352 m² · comparable 123.36 m²	+$108,851
Condition	this home 9 · comparable 7	+$80,662
Pool	this home 1 · comparable 0	+$65,623
Car spaces	this home 3 · comparable 2	+$19,120
Bedrooms	this home 4 · comparable 3	+$17,821
Micro-location	this home 0.0326 · comparable 0.0348	−$1,420
Year built	this home 2001 · comparable 2002	−$703
Distance to beach	this home 4.18 km · comparable 4.12 km	−$638
Net adjustment		+$338,341

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

11 Grenada Court

Sold 12 June 2026 · 0.84 km away

Sold for

$1,350,000

Adjusted to this home

$1,719,755

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 295 m²	+$174,594
Floor area	this home 352 m² · comparable 118.7 m²	+$101,257
Pool	this home 1 · comparable 0	+$59,826
Micro-location	this home 0.0326 · comparable 0.1321	−$58,534
Condition	this home 9 · comparable 8	+$44,121
Car spaces	this home 3 · comparable 2	+$17,430
Bedrooms	this home 4 · comparable 3	+$16,246
Cladding	this home 3 · comparable 2	+$10,894
Distance to beach	this home 4.18 km · comparable 4.65 km	+$4,562
Year built	this home 2001 · comparable 2002	−$641
Net adjustment		+$369,755

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

31 Roundelay Drive

Sold 30 July 2026 · 0.93 km away

Sold for

$1,380,000

Adjusted to this home

$1,754,958

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 420 m²	+$134,265
Floor area	this home 352 m² · comparable 151.3 m²	+$83,309
Pool	this home 1 · comparable 0	+$57,217
Condition	this home 9 · comparable 8	+$43,134
Street	this home 0.0323 · comparable -0.023	+$31,805
Car spaces	this home 3 · comparable 2	+$16,670
Cladding	this home 3 · comparable 2	+$10,419
Distance to beach	this home 4.18 km · comparable 3.59 km	−$7,014
Year built	this home 2001 · comparable 1994	+$4,291
Micro-location	this home 0.0326 · comparable 0.0311	+$862
Net adjustment		+$374,958

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

8 Morea Court

Sold 27 August 2026 · 0.28 km away

Sold for

$1,230,000

Adjusted to this home

$1,537,696

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 473 m²	+$120,323
Floor area	this home 352 m² · comparable 148.5 m²	+$84,422
Condition	this home 9 · comparable 7	+$64,039
Pool	this home 1 · comparable 0	+$57,183
Car spaces	this home 3 · comparable 4	−$16,661
Distance to beach	this home 4.18 km · comparable 3.93 km	−$2,328
Micro-location	this home 0.0326 · comparable 0.0312	+$718
Net adjustment		+$307,696

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

16 South Bay Drive

Sold 9 July 2026 · 0.47 km away

Sold for

$1,250,000

Adjusted to this home

$1,565,197

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 188 m²	+$236,996
Water views	this home 0 · comparable 1	−$117,602
Floor area	this home 352 m² · comparable 156 m²	+$98,887
Pool	this home 1 · comparable 0	+$69,544
Condition	this home 9 · comparable 8	+$47,490
Storeys	this home 1 · comparable 2	−$25,328
Car spaces	this home 3 · comparable 2	+$20,262
Street	this home 0.0323 · comparable 0.064	−$20,072
Bedrooms	this home 4 · comparable 3	+$18,886
Cladding	this home 3 · comparable 2	+$12,664
Air conditioning	this home 0 · comparable 1	−$12,664
Micro-location	this home 0.0326 · comparable 0.0436	−$6,965
Year built	this home 2001 · comparable 2009	−$5,961
Distance to beach	this home 4.18 km · comparable 4.09 km	−$940
Net adjustment		+$315,197

A further 4 factors were compared and found the same on both properties, so no money moved.

13 Kodiak Drive

Sold 24 August 2026 · 1.03 km away

Sold for

$1,820,000

Adjusted to this home

$1,907,524

What we added and subtracted to make this sale comparable to 22 Windemere Crescent
Land size	this home 933 m² · comparable 640 m²	+$147,203
Micro-location	this home 0.0326 · comparable 0.1255	−$135,262
Floor area	this home 352 m² · comparable 202.99 m²	+$118,731
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 2 · comparable 3	−$16,650
Distance to beach	this home 4.18 km · comparable 4.84 km	+$15,856
Year built	this home 2001 · comparable 2003	−$2,354
Net adjustment		+$87,524

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 Windemere 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 Windemere 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

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 Windemere Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

45 North Shore Avenue

13 Saint Paul Crescent

14 Windemere Crescent

11 Grenada Court

31 Roundelay Drive

8 Morea Court

16 South Bay Drive

13 Kodiak Drive

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