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.

31 Roundelay Drive

Sold 30 July 2026 · 1.19 km away

Sold for

$1,380,000

Adjusted to this home

$1,376,308

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Land size	this home 350 m² · comparable 420 m²	−$37,576
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 170 m² · comparable 151.3 m²	+$16,635
Distance to beach	this home 4.35 km · comparable 3.59 km	−$16,560
Year built	this home 2001 · comparable 1994	+$9,503
Micro-location	this home 0.035 · comparable 0.0311	+$4,306
Net adjustment		−$3,692

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

11 Grenada Court

Sold 12 June 2026 · 0.97 km away

Sold for

$1,350,000

Adjusted to this home

$1,363,646

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Micro-location	this home 0.035 · comparable 0.1321	−$104,868
Floor area	this home 170 m² · comparable 118.7 m²	+$45,637
Land size	this home 350 m² · comparable 295 m²	+$29,524
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Distance to beach	this home 4.35 km · comparable 4.65 km	+$5,346
Year built	this home 2001 · comparable 2002	−$1,358
Net adjustment		+$13,646

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

6 Pristine Court

Sold 30 June 2026 · 1.08 km away

Sold for

$1,220,000

Adjusted to this home

$1,260,435

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Land size	this home 350 m² · comparable 426 m²	−$40,797
Floor area	this home 170 m² · comparable 143.96 m²	+$23,165
Micro-location	this home 0.035 · comparable 0.0126	+$21,862
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Distance to beach	this home 4.35 km · comparable 3.68 km	−$12,663
Year built	this home 2001 · comparable 1994	+$9,503
Net adjustment		+$40,435

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

11 Magenta Drive

Sold 23 February 2026 · 0.21 km away

Sold for

$1,290,000

Adjusted to this home

$1,344,187

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Floor area	this home 170 m² · comparable 135 m²	+$31,136
Land size	this home 350 m² · comparable 400 m²	−$26,840
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Micro-location	this home 0.035 · comparable 0.0215	+$13,932
Distance to beach	this home 4.35 km · comparable 4.15 km	−$3,406
Net adjustment		+$54,187

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

14 Shorehaven Place

Sold 7 April 2026 · 0.52 km away

Sold for

$1,250,000

Adjusted to this home

$1,216,686

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Pool	this home 0 · comparable 1	−$97,738
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Floor area	this home 170 m² · comparable 155 m²	+$13,344
Land size	this home 350 m² · comparable 329 m²	+$11,273
Micro-location	this home 0.035 · comparable 0.0245	+$10,500
Distance to beach	this home 4.35 km · comparable 3.87 km	−$8,700
Year built	this home 2001 · comparable 2002	−$1,358
Net adjustment		−$33,314

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

8 Duxton Dr

Sold 20 May 2026 · 0.28 km away

Sold for

$1,468,000

Adjusted to this home

$1,381,390

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Land size	this home 350 m² · comparable 500 m²	−$80,520
Floor area	this home 170 m² · comparable 185.4 m²	−$13,700
Micro-location	this home 0.035 · comparable 0.0239	+$13,036
Distance to beach	this home 4.35 km · comparable 4.07 km	−$5,426
Net adjustment		−$86,610

A further 13 factors were compared and found the same on both properties, so no money moved.

22 Mapleton Circuit

Sold 1 June 2026 · 0.19 km away

Sold for

$1,500,000

Adjusted to this home

$1,356,389

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Land size	this home 350 m² · comparable 640 m²	−$155,672
Floor area	this home 170 m² · comparable 213.39 m²	−$38,600
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Micro-location	this home 0.035 · comparable 0.0233	+$14,040
Distance to beach	this home 4.35 km · comparable 4.28 km	−$1,386
Year built	this home 2001 · comparable 2002	−$1,358
Net adjustment		−$143,611

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

25 Pristine Court

Sold 27 July 2026 · 1.16 km away

Sold for

$1,477,500

Adjusted to this home

$1,492,926

What we added and subtracted to make this sale comparable to 28 Mulgrave Crescent
Land size	this home 350 m² · comparable 433 m²	−$44,554
Floor area	this home 170 m² · comparable 142 m²	+$24,909
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Distance to beach	this home 4.35 km · comparable 3.56 km	−$18,528
Micro-location	this home 0.035 · comparable 0.0287	+$7,446
Year built	this home 2001 · comparable 1996	+$6,788
Net adjustment		+$15,426

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 28 Mulgrave 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 28 Mulgrave 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 →

28 Mulgrave Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

31 Roundelay Drive

11 Grenada Court

6 Pristine Court

11 Magenta Drive

14 Shorehaven Place

8 Duxton Dr

22 Mapleton Circuit

25 Pristine Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 28 Mulgrave Crescent sit?