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.

11 Grenada Court

Sold 12 June 2026 · 0.51 km away

Sold for

$1,350,000

Adjusted to this home

$1,346,550

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Micro-location	this home 0.0702 · comparable 0.1321	−$66,852
Condition	this home 7 · comparable 8	−$54,000
Bedrooms	this home 4 · comparable 3	+$35,519
Floor area	this home 163 m² · comparable 118.7 m²	+$33,633
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 338 m² · comparable 295 m²	+$18,438
Distance to beach	this home 4.15 km · comparable 4.65 km	+$8,910
Year built	this home 2010 · comparable 2002	+$902
Net adjustment		−$3,450

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

3 Dorothy Place

Sold 27 March 2026 · 0.66 km away

Sold for

$1,300,000

Adjusted to this home

$1,294,805

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Pool	this home 0 · comparable 1	−$125,077
Condition	this home 7 · comparable 6	+$52,000
Bedrooms	this home 4 · comparable 3	+$35,519
Land size	this home 338 m² · comparable 410 m²	−$30,874
Floor area	this home 163 m² · comparable 129.58 m²	+$25,373
Micro-location	this home 0.0702 · comparable 0.0479	+$23,192
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.15 km · comparable 3.81 km	−$7,020
Year built	this home 2010 · comparable 1995	+$1,692
Net adjustment		−$5,195

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

28 Pristine Court

Sold 8 October 2026 · 0.61 km away

Sold for

$1,170,000

Adjusted to this home

$1,180,970

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Pool	this home 0 · comparable 1	−$125,077
Street	this home 0.064 · comparable -0.0146	+$73,570
Bedrooms	this home 4 · comparable 3	+$35,519
Micro-location	this home 0.0702 · comparable 0.0342	+$33,696
Land size	this home 338 m² · comparable 414 m²	−$32,589
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 163 m² · comparable 141.71 m²	+$16,163
Distance to beach	this home 4.15 km · comparable 3.54 km	−$12,004
Year built	this home 2010 · comparable 1995	+$1,692
Net adjustment		+$10,970

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

14 Windemere Crescent

Sold 10 March 2026 · 0.50 km away

Sold for

$1,350,000

Adjusted to this home

$1,306,910

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Water views	this home 0 · comparable 1	−$154,953
Micro-location	this home 0.0702 · comparable 0.0348	+$38,232
Bedrooms	this home 4 · comparable 3	+$35,519
Street	this home 0.064 · comparable 0.0323	+$34,236
Floor area	this home 163 m² · comparable 123.36 m²	+$30,094
Land size	this home 338 m² · comparable 400 m²	−$26,586
Year built	this home 2010 · comparable 2002	+$902
Distance to beach	this home 4.15 km · comparable 4.12 km	−$534
Net adjustment		−$43,090

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

14 Shorehaven Place

Sold 7 April 2026 · 0.58 km away

Sold for

$1,250,000

Adjusted to this home

$1,319,177

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Pool	this home 0 · comparable 1	−$125,077
Street	this home 0.064 · comparable -0.0236	+$87,600
Micro-location	this home 0.0702 · comparable 0.0245	+$45,700
Bedrooms	this home 4 · comparable 3	+$35,519
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 163 m² · comparable 155 m²	+$6,074
Distance to beach	this home 4.15 km · comparable 3.87 km	−$5,400
Land size	this home 338 m² · comparable 329 m²	+$3,859
Year built	this home 2010 · comparable 2002	+$902
Net adjustment		+$69,177

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

21 Altissimo Close

Sold 3 February 2026 · 0.56 km away

Sold for

$1,355,000

Adjusted to this home

$1,353,733

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Condition	this home 7 · comparable 9	−$135,500
Street	this home 0.064 · comparable 0.0085	+$60,162
Micro-location	this home 0.0702 · comparable 0.0315	+$41,950
Floor area	this home 163 m² · comparable 114 m²	+$37,201
Bedrooms	this home 4 · comparable 3	+$35,519
Land size	this home 338 m² · comparable 413 m²	−$32,160
Distance to beach	this home 4.15 km · comparable 3.69 km	−$10,244
Year built	this home 2010 · comparable 1994	+$1,805
Net adjustment		−$1,267

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

4 Pascali Court

Sold 5 August 2026 · 0.50 km away

Sold for

$1,150,000

Adjusted to this home

$1,256,813

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Pool	this home 0 · comparable 1	−$125,077
Street	this home 0.064 · comparable -0.0364	+$92,368
Micro-location	this home 0.0702 · comparable 0.0123	+$53,268
Condition	this home 7 · comparable 6	+$46,000
Land size	this home 338 m² · comparable 423 m²	−$36,448
Bedrooms	this home 4 · comparable 3	+$35,519
Floor area	this home 163 m² · comparable 125.33 m²	+$28,599
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.15 km · comparable 3.67 km	−$9,108
Year built	this home 2010 · comparable 1995	+$1,692
Net adjustment		+$106,813

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

13 Acklin Court

Sold 2 September 2026 · 0.36 km away

Sold for

$1,110,000

Adjusted to this home

$1,122,734

What we added and subtracted to make this sale comparable to 31 South Bay Drive
Bedrooms	this home 4 · comparable 3	+$35,519
Micro-location	this home 0.0702 · comparable 0.1014	−$27,706
Floor area	this home 163 m² · comparable 137 m²	+$19,739
Land size	this home 338 m² · comparable 375 m²	−$15,866
Year built	this home 2010 · comparable 2002	+$902
Distance to beach	this home 4.15 km · comparable 4.16 km	+$146
Net adjustment		+$12,734

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 South Bay 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 South Bay Drive 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

18 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 →

31 South Bay Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Grenada Court

3 Dorothy Place

28 Pristine Court

14 Windemere Crescent

14 Shorehaven Place

21 Altissimo Close

4 Pascali Court

13 Acklin Court

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