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.

29 Gordonia Drive

Sold 0.94 km away

Sold for

$1,595,000

Adjusted to this home

$1,665,079

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Condition	this home 8 · comparable 7	+$63,800
Floor area	this home 210 m² · comparable 226 m²	−$48,806
Street	this home 0.0018 · comparable -0.0165	+$23,350
Micro-location	this home 0.0295 · comparable 0.0116	+$22,840
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.6 km · comparable 5.73 km	−$16,020
Year built	this home 2004 · comparable 2001	+$7,200
Land size	this home 763 m² · comparable 882 m²	−$2,285
Net adjustment		+$70,079

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

10 Stargate Court

Sold 26 May 2026 · 0.44 km away

Sold for

$1,700,000

Adjusted to this home

$1,495,684

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Floor area	this home 210 m² · comparable 272 m²	−$189,125
Street	this home 0.0018 · comparable 0.0117	−$13,464
Distance to beach	this home 6.6 km · comparable 7.02 km	+$7,711
Micro-location	this home 0.0295 · comparable 0.0338	−$5,848
Year built	this home 2004 · comparable 2006	−$4,800
Land size	this home 763 m² · comparable 700 m²	+$1,210
Net adjustment		−$204,316

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

42 Gordonia Drive

Sold 7 May 2026 · 0.93 km away

Sold for

$1,530,000

Adjusted to this home

$1,648,393

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Bedrooms	this home 4 · comparable 3	+$88,000
Floor area	this home 210 m² · comparable 235 m²	−$76,260
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0018 · comparable -0.0165	+$22,399
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.6 km · comparable 5.77 km	−$14,559
Micro-location	this home 0.0295 · comparable 0.0203	+$11,261
Year built	this home 2004 · comparable 2002	+$4,800
Land size	this home 763 m² · comparable 828 m²	−$1,248
Net adjustment		+$118,393

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

10 Panorama Drive

Sold 12 March 2026 · 1.22 km away

Sold for

$1,575,000

Adjusted to this home

$1,664,947

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Floor area	this home 210 m² · comparable 141.23 m²	+$209,776
Street	this home 0.0018 · comparable 0.0851	−$104,958
Condition	this home 8 · comparable 9	−$94,500
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0295 · comparable 0.0022	+$34,398
Year built	this home 2004 · comparable 2013	−$21,600
Land size	this home 763 m² · comparable 589 m²	+$3,341
Distance to beach	this home 6.6 km · comparable 6.57 km	−$510
Net adjustment		+$89,947

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

2 Coffeebush Court

Sold 1 September 2026 · 0.89 km away

Sold for

$1,745,000

Adjusted to this home

$1,462,457

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Floor area	this home 210 m² · comparable 315 m²	−$320,292
Bedrooms	this home 4 · comparable 5	−$88,000
Condition	this home 8 · comparable 7	+$69,800
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0018 · comparable -0.0355	+$52,070
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.6 km · comparable 5.86 km	−$14,532
Year built	this home 2004 · comparable 2002	+$4,800
Micro-location	this home 0.0295 · comparable 0.032	−$3,490
Land size	this home 763 m² · comparable 914 m²	−$2,899
Net adjustment		−$282,543

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

30 Tuckeroo Place Reedy Creek

Sold 20 January 2026 · 1.08 km away

Sold for

$1,310,000

Adjusted to this home

$1,522,401

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Street	this home 0.0018 · comparable -0.1207	+$128,380
Car spaces	this home 2 · comparable 6	−$128,000
Micro-location	this home 0.0295 · comparable -0.0464	+$79,543
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 210 m² · comparable 191.26 m²	+$57,165
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.6 km · comparable 5.52 km	−$16,789
Year built	this home 2004 · comparable 2001	+$7,200
Land size	this home 763 m² · comparable 716 m²	+$902
Net adjustment		+$212,401

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

11 Koolang Crescent Reedy Creek

Sold 27 November 2025 · 0.49 km away

Sold for

$1,748,000

Adjusted to this home

$1,599,608

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Condition	this home 8 · comparable 9	−$104,880
Street	this home 0.0018 · comparable 0.0572	−$77,471
Floor area	this home 210 m² · comparable 187.28 m²	+$69,305
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 6.6 km · comparable 7.08 km	+$9,062
Year built	this home 2004 · comparable 2006	−$4,800
Land size	this home 763 m² · comparable 728 m²	+$672
Micro-location	this home 0.0295 · comparable 0.0297	−$280
Net adjustment		−$148,392

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

10 Palomar Street Reedy Creek

Sold 23 January 2026 · 0.99 km away

Sold for

$1,565,000

Adjusted to this home

$1,655,363

What we added and subtracted to make this sale comparable to 31 Observatory Drive
Floor area	this home 210 m² · comparable 179.14 m²	+$94,135
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0295 · comparable 0.0536	−$30,173
Distance to beach	this home 6.6 km · comparable 7.31 km	+$12,001
Year built	this home 2004 · comparable 2008	−$9,600
Net adjustment		+$90,363

A further 11 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 Observatory Drive 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 Observatory Drive over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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

31 Observatory Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

29 Gordonia Drive

10 Stargate Court

42 Gordonia Drive

10 Panorama Drive

2 Coffeebush Court

30 Tuckeroo Place Reedy Creek

11 Koolang Crescent Reedy Creek

10 Palomar Street Reedy Creek

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

Your home

See your home the way a buyer does

58 Panorama Drive

39 Meridien Avenue

14 Grove Creek Close

34 Willow Tree Drive

9 Southern Skies Avenue

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields