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.

44 Kirralee Drive

Sold 18 September 2026 · 1.05 km away

Sold for

$2,030,000

Adjusted to this home

$2,035,053

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 800 m²	+$174,680
Condition	this home 9 · comparable 8	+$121,800
Street	this home 0.0781 · comparable 0.15	−$116,766
Micro-location	this home 0.0956 · comparable 0.15	−$88,346
Bedrooms	this home 4 · comparable 5	−$81,470
Bathrooms	this home 3 · comparable 2	+$52,333
Car spaces	this home 2 · comparable 6	−$37,834
Storeys	this home 1 · comparable 2	−$35,662
Floor area	this home 262 m² · comparable 226.84 m²	+$14,964
Year built	this home 2002 · comparable 1999	+$7,200
Distance to beach	this home 3.63 km · comparable 3.47 km	−$5,846
Net adjustment		+$5,053

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

18 Medinde Court

Sold 1.53 km away

Sold for

$1,450,000

Adjusted to this home

$1,805,766

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 751 m²	+$133,185
Condition	this home 9 · comparable 7	+$93,835
Micro-location	this home 0.0956 · comparable -0.0149	+$82,950
Bedrooms	this home 4 · comparable 5	−$52,722
Bathrooms	this home 3 · comparable 2	+$33,866
Floor area	this home 262 m² · comparable 179.21 m²	+$22,802
Distance to beach	this home 3.63 km · comparable 5.16 km	+$20,618
Year built	this home 2002 · comparable 1990	+$18,638
Cladding	this home 3 · comparable 2	+$2,594
Net adjustment		+$355,766

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

33 Manly Drive

Sold 28 November 2025 · 0.31 km away

Sold for

$1,622,000

Adjusted to this home

$1,887,240

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 706 m²	+$234,389
Street	this home 0.0781 · comparable 0.1221	−$57,094
Bathrooms	this home 3 · comparable 2	+$52,333
Year built	this home 2002 · comparable 1984	+$43,200
Car spaces	this home 2 · comparable 5	−$28,375
Floor area	this home 262 m² · comparable 222 m²	+$17,024
Distance to beach	this home 3.63 km · comparable 3.71 km	+$2,336
Micro-location	this home 0.0956 · comparable 0.0945	+$1,427
Net adjustment		+$265,240

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

38 Glen Eagles Drive

Sold 26 August 2026 · 0.90 km away

Sold for

$1,451,000

Adjusted to this home

$1,854,791

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 800 m²	+$174,680
Condition	this home 9 · comparable 8	+$87,060
Bathrooms	this home 3 · comparable 2	+$52,333
Floor area	this home 262 m² · comparable 172 m²	+$38,304
Micro-location	this home 0.0956 · comparable 0.0657	+$34,708
Year built	this home 2002 · comparable 1991	+$26,400
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 3.63 km · comparable 4.5 km	+$19,240
Car spaces	this home 2 · comparable 4	−$18,917
Street	this home 0.0781 · comparable 0.0695	+$9,983
Net adjustment		+$403,791

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

16 Tincurrin Court

Sold 25 August 2026 · 0.57 km away

Sold for

$1,425,000

Adjusted to this home

$1,824,205

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 640 m²	+$188,169
Condition	this home 9 · comparable 8	+$58,226
Bedrooms	this home 4 · comparable 3	+$55,482
Bathrooms	this home 3 · comparable 2	+$35,638
Year built	this home 2002 · comparable 1984	+$29,419
Micro-location	this home 0.0956 · comparable 0.059	+$28,414
Floor area	this home 262 m² · comparable 184 m²	+$22,607
Air conditioning	this home 0 · comparable 1	−$13,620
Distance to beach	this home 3.63 km · comparable 3.18 km	−$7,860
Cladding	this home 3 · comparable 2	+$2,730
Net adjustment		+$399,205

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

72 Cottesloe Drive

Sold 2 February 2026 · 0.26 km away

Sold for

$1,510,000

Adjusted to this home

$1,853,329

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Condition	this home 9 · comparable 7	+$151,000
Land size	this home 1075 m² · comparable 880 m²	+$123,864
Bedrooms	this home 4 · comparable 5	−$81,470
Street	this home 0.0781 · comparable 0.0221	+$67,648
Bathrooms	this home 3 · comparable 2	+$52,333
Year built	this home 2002 · comparable 1989	+$31,200
Floor area	this home 262 m² · comparable 219 m²	+$18,301
Micro-location	this home 0.0956 · comparable 0.1106	−$18,120
Distance to beach	this home 3.63 km · comparable 3.43 km	−$5,436
Cladding	this home 3 · comparable 2	+$4,009
Net adjustment		+$343,329

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

3 Chatswood Court

Sold 26 May 2026 · 0.46 km away

Sold for

$1,651,000

Adjusted to this home

$1,664,979

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 717 m²	+$227,402
Backs golf course	this home 0 · comparable 1	−$158,496
Bathrooms	this home 3 · comparable 5	−$104,666
Bedrooms	this home 4 · comparable 5	−$81,470
Micro-location	this home 0.0956 · comparable 0.0411	+$71,984
Street	this home 0.0781 · comparable 0.0453	+$43,322
Storeys	this home 1 · comparable 2	−$35,662
Year built	this home 2002 · comparable 1989	+$31,200
Car spaces	this home 2 · comparable 4	−$18,917
Floor area	this home 262 m² · comparable 217.96 m²	+$18,743
Distance to beach	this home 3.63 km · comparable 4.07 km	+$12,521
Cladding	this home 3 · comparable 1	+$8,018
Net adjustment		+$13,979

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

13 Lacerta Avenue

Sold 17 October 2025 · 0.69 km away

Sold for

$1,990,000

Adjusted to this home

$2,037,314

What we added and subtracted to make this sale comparable to 31 Grenaside Court
Land size	this home 1075 m² · comparable 813 m²	+$166,422
Condition	this home 9 · comparable 8	+$119,400
Street	this home 0.0781 · comparable 0.15	−$114,465
Micro-location	this home 0.0956 · comparable 0.15	−$86,605
Storeys	this home 1 · comparable 2	−$35,662
Distance to beach	this home 3.63 km · comparable 3.79 km	+$5,731
Floor area	this home 262 m² · comparable 274 m²	−$5,107
Year built	this home 2002 · comparable 2003	−$2,400
Net adjustment		+$47,314

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 31 Grenaside Court 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 31 Grenaside Court over the past 18 months, compared it with Robina’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Robina

Should I Sell Now?

Vendor Discount: -0.5% average (41 sales)

Robina

Is Now a Good Time to Buy?

12-Month Median Price: $1,510,000 (90% CI $1,465,000 to $1,531,000; n=315)

Robina

Crash Risk

Wage Growth (QLD): 3.4%, trend stable

Robina

Market Overview

12-Month Median Sale Price: $1,510,000 (90% CI $1,465,000–$1,531,000, n=315)

Robina

Houses vs Units

Asking Price Spread, Houses Vs Units (25 September 2026): $509,274 (houses $1,426,599; units $917,326)

Robina

Market Direction

12-Month Rolling Median (Fields Data): $1,510,000 (90% interval $1,465,000–$1,531,000, n=315)

Robina

Suburb Comparison

Five-Year Change In Median (Q2 2021 To Q3 2026, Rolling 12-Month Basis): Robina 91.3% (from $789,500), Varsity Lakes 88.6% (from $742,500), Burleigh Waters 72.0% (from $1,115,000)

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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

49 houses are already on the market in Robina.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Robina →See the Robina property market →

31 Grenaside Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

44 Kirralee Drive

18 Medinde Court

33 Manly Drive

38 Glen Eagles Drive

16 Tincurrin Court

72 Cottesloe Drive

3 Chatswood Court

13 Lacerta Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 31 Grenaside Court sit?