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.

4 Barbie Avenue

Sold 5 August 2026 · 0.40 km away

Sold for

$1,515,000

Adjusted to this home

$1,441,070

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Condition	this home 7 · comparable 9	−$151,500
Bedrooms	this home 5 · comparable 4	+$139,949
Floor area	this home 223 m² · comparable 151 m²	+$131,328
Car spaces	this home 2 · comparable 4	−$110,155
Cladding	this home 2 · comparable 4	−$52,925
Micro-location	this home 0.0341 · comparable 0.0574	−$28,240
Year built	this home 1995 · comparable 1999	−$12,109
Land size	this home 615 m² · comparable 570 m²	+$5,904
Distance to beach	this home 3.84 km · comparable 3.98 km	+$3,818
Net adjustment		−$73,930

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

20 Daryl Drive

Sold 29 October 2025 · 0.21 km away

Sold for

$1,570,000

Adjusted to this home

$1,547,292

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Condition	this home 7 · comparable 9	−$157,000
Bedrooms	this home 5 · comparable 4	+$139,949
Floor area	this home 223 m² · comparable 201.88 m²	+$38,523
Cladding	this home 2 · comparable 3	−$26,462
Street	this home 0.0514 · comparable 0.0704	−$23,864
Year built	this home 1995 · comparable 1998	−$9,082
Micro-location	this home 0.0341 · comparable 0.0291	+$6,280
Distance to beach	this home 3.84 km · comparable 4.03 km	+$5,143
Land size	this home 615 m² · comparable 586 m²	+$3,805
Net adjustment		−$22,708

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

18 Massachusetts Court

Sold 9 July 2026 · 1.02 km away

Sold for

$1,450,000

Adjusted to this home

$1,644,614

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Floor area	this home 223 m² · comparable 137 m²	+$156,864
Bedrooms	this home 5 · comparable 4	+$139,949
Micro-location	this home 0.0341 · comparable 0.0654	−$36,308
Cladding	this home 2 · comparable 3	−$26,462
Distance to beach	this home 3.84 km · comparable 3.09 km	−$19,575
Street	this home 0.0514 · comparable 0.0616	−$11,832
Year built	this home 1995 · comparable 1997	−$6,054
Land size	this home 615 m² · comparable 630 m²	−$1,968
Net adjustment		+$194,614

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.99 km away

Sold for

$1,950,000

Adjusted to this home

$1,522,037

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Micro-location	this home 0.0341 · comparable 0.1346	−$156,780
Street	this home 0.0514 · comparable 0.15	−$153,816
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 615 m² · comparable 824 m²	−$27,421
Year built	this home 1995 · comparable 2004	−$27,245
Cladding	this home 2 · comparable 3	−$26,462
Distance to beach	this home 3.84 km · comparable 4.65 km	+$22,347
Floor area	this home 223 m² · comparable 233.19 m²	−$18,586
Net adjustment		−$427,963

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

27 South Bay Drive

Sold 27 January 2026 · 0.96 km away

Sold for

$1,850,000

Adjusted to this home

$1,500,524

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Condition	this home 7 · comparable 9	−$185,000
Micro-location	this home 0.0341 · comparable 0.086	−$76,812
Pool	this home 1 · comparable 0	+$64,000
Cladding	this home 2 · comparable 4	−$52,925
Bathrooms	this home 2 · comparable 3	−$52,000
Year built	this home 1995 · comparable 2010	−$45,408
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 615 m² · comparable 367 m²	+$32,538
Street	this home 0.0514 · comparable 0.064	−$18,648
Floor area	this home 223 m² · comparable 214.21 m²	+$16,033
Distance to beach	this home 3.84 km · comparable 4.14 km	+$8,746
Net adjustment		−$349,476

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

15 Comore Drive

Sold 16 January 2026 · 0.60 km away

Sold for

$1,350,000

Adjusted to this home

$1,615,898

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Bedrooms	this home 5 · comparable 4	+$139,949
Floor area	this home 223 m² · comparable 184 m²	+$71,136
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 6	+$54,000
Micro-location	this home 0.0341 · comparable 0.0738	−$42,876
Street	this home 0.0514 · comparable 0.0785	−$29,268
Land size	this home 615 m² · comparable 423 m²	+$25,190
Year built	this home 1995 · comparable 2002	−$21,190
Distance to beach	this home 3.84 km · comparable 4.06 km	+$4,957
Net adjustment		+$265,898

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

56 Southlake Drive

Sold 21 July 2026 · 0.45 km away

Sold for

$1,660,000

Adjusted to this home

$1,710,033

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 223 m² · comparable 133 m²	+$164,160
Bedrooms	this home 5 · comparable 4	+$139,949
Car spaces	this home 2 · comparable 3	−$55,078
Cladding	this home 2 · comparable 3	−$26,462
Land size	this home 615 m² · comparable 432 m²	+$24,010
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0341 · comparable 0.0447	−$14,077
Year built	this home 1995 · comparable 1993	+$6,054
Distance to beach	this home 3.84 km · comparable 3.76 km	−$2,390
Street	this home 0.0514 · comparable 0.0515	−$133
Net adjustment		+$50,033

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

5 Thornleigh Crescent

Sold 11 October 2025 · 0.15 km away

Sold for

$1,975,000

Adjusted to this home

$1,523,640

What we added and subtracted to make this sale comparable to 31 Yodelay Street
Condition	this home 7 · comparable 9	−$174,938
Car spaces	this home 2 · comparable 4	−$97,571
Street	this home 0.0514 · comparable 0.1043	−$74,034
Bathrooms	this home 2 · comparable 3	−$46,059
Storeys	this home 1 · comparable 2	−$35,430
Cladding	this home 2 · comparable 3	−$23,439
Floor area	this home 223 m² · comparable 211 m²	+$19,387
Micro-location	this home 0.0341 · comparable 0.0411	−$9,797
Land size	this home 615 m² · comparable 679 m²	−$7,438
Distance to beach	this home 3.84 km · comparable 3.69 km	−$4,723
Year built	this home 1995 · comparable 1994	+$2,682
Net adjustment		−$451,360

A further 7 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 Yodelay Street 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 Yodelay Street 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 →

31 Yodelay Street

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Barbie Avenue

20 Daryl Drive

18 Massachusetts Court

3 Port Peyra Crescent

27 South Bay Drive

15 Comore Drive

56 Southlake Drive

5 Thornleigh Crescent

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