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 · 1.24 km away

Sold for

$1,410,000

Adjusted to this home

$1,409,443

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Micro-location	this home 0.014 · comparable 0.0943	−$90,578
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 222 m² · comparable 188 m²	+$26,874
Street	this home 0.0656 · comparable 0.0518	+$15,566
Land size	this home 385 m² · comparable 400 m²	−$7,872
Year built	this home 2001 · comparable 2003	−$5,600
Distance to beach	this home 4.78 km · comparable 5.03 km	+$4,653
Net adjustment		−$557

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

41 Gerona Circuit

Sold 26 May 2026 · 1.23 km away

Sold for

$1,410,000

Adjusted to this home

$1,433,625

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Land size	this home 385 m² · comparable 586 m²	−$105,485
Pool	this home 1 · comparable 0	+$94,849
Micro-location	this home 0.014 · comparable 0.0822	−$76,930
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 222 m² · comparable 174 m²	+$37,939
Street	this home 0.0656 · comparable 0.0518	+$15,566
Distance to beach	this home 4.78 km · comparable 5.15 km	+$6,886
Year built	this home 2001 · comparable 2003	−$5,600
Net adjustment		+$23,625

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

3 Avellino Drive

Sold 19 January 2026 · 0.79 km away

Sold for

$1,350,000

Adjusted to this home

$1,410,365

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Micro-location	this home 0.014 · comparable 0.1354	−$131,112
Pool	this home 1 · comparable 0	+$94,849
Condition	this home 8 · comparable 7	+$54,000
Floor area	this home 222 m² · comparable 181 m²	+$32,406
Land size	this home 385 m² · comparable 350 m²	+$18,368
Distance to beach	this home 4.78 km · comparable 4.48 km	−$5,346
Year built	this home 2001 · comparable 2002	−$2,800
Net adjustment		+$60,365

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

14 Windemere Crescent

Sold 10 March 2026 · 0.66 km away

Sold for

$1,350,000

Adjusted to this home

$1,430,836

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Water views	this home 0 · comparable 1	−$151,934
Pool	this home 1 · comparable 0	+$94,849
Floor area	this home 222 m² · comparable 123.36 m²	+$77,965
Condition	this home 8 · comparable 7	+$54,000
Street	this home 0.0656 · comparable 0.0323	+$35,964
Micro-location	this home 0.014 · comparable 0.0348	−$22,464
Bedrooms	this home 4 · comparable 3	+$14,890
Distance to beach	this home 4.78 km · comparable 4.12 km	−$11,762
Land size	this home 385 m² · comparable 400 m²	−$7,872
Year built	this home 2001 · comparable 2002	−$2,800
Net adjustment		+$80,836

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

8 Morea Court

Sold 27 August 2026 · 0.86 km away

Sold for

$1,230,000

Adjusted to this home

$1,290,822

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Pool	this home 1 · comparable 0	+$94,849
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 222 m² · comparable 148.5 m²	+$58,094
Condition	this home 8 · comparable 7	+$49,200
Land size	this home 385 m² · comparable 473 m²	−$46,182
Micro-location	this home 0.014 · comparable 0.0312	−$16,925
Distance to beach	this home 4.78 km · comparable 3.93 km	−$14,214
Net adjustment		+$60,822

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 · 0.86 km away

Sold for

$1,250,000

Adjusted to this home

$1,238,136

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Water views	this home 0 · comparable 1	−$151,934
Land size	this home 385 m² · comparable 188 m²	+$103,386
Pool	this home 1 · comparable 0	+$94,849
Storeys	this home 1 · comparable 2	−$63,436
Floor area	this home 222 m² · comparable 156 m²	+$52,166
Micro-location	this home 0.014 · comparable 0.0436	−$29,600
Year built	this home 2001 · comparable 2009	−$22,400
Cladding	this home 3 · comparable 2	+$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Bedrooms	this home 4 · comparable 3	+$14,890
Distance to beach	this home 4.78 km · comparable 4.09 km	−$11,385
Street	this home 0.0656 · comparable 0.064	+$1,600
Net adjustment		−$11,864

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

16 Marciana Crescent

Sold 31 July 2026 · 1.07 km away

Sold for

$1,225,000

Adjusted to this home

$1,402,925

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Condition	this home 8 · comparable 6	+$68,478
Pool	this home 1 · comparable 0	+$66,275
Micro-location	this home 0.014 · comparable 0.0998	−$58,754
Floor area	this home 222 m² · comparable 147 m²	+$41,422
Street	this home 0.0656 · comparable 0.0317	+$23,214
Cladding	this home 3 · comparable 2	+$13,975
Land size	this home 385 m² · comparable 350 m²	+$12,834
Bedrooms	this home 4 · comparable 3	+$10,404
Distance to beach	this home 4.78 km · comparable 4.96 km	+$2,034
Year built	this home 2001 · comparable 2002	−$1,957
Net adjustment		+$177,925

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

11 Grenada Court

Sold 12 June 2026 · 0.77 km away

Sold for

$1,350,000

Adjusted to this home

$1,475,954

What we added and subtracted to make this sale comparable to 23 Ranier Crescent
Micro-location	this home 0.014 · comparable 0.1321	−$127,548
Pool	this home 1 · comparable 0	+$94,849
Floor area	this home 222 m² · comparable 118.7 m²	+$81,648
Land size	this home 385 m² · comparable 295 m²	+$47,232
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$14,890
Year built	this home 2001 · comparable 2002	−$2,800
Distance to beach	this home 4.78 km · comparable 4.65 km	−$2,317
Net adjustment		+$125,954

A further 9 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 23 Ranier 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 23 Ranier 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 →

23 Ranier Crescent

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

3 Avellino Drive

14 Windemere Crescent

8 Morea Court

16 South Bay Drive

16 Marciana Crescent

11 Grenada Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 23 Ranier Crescent sit?