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.

22 Mapleton Circuit

Sold 1 June 2026 · 0.21 km away

Sold for

$1,500,000

Adjusted to this home

$1,506,066

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Land size	this home 559 m² · comparable 640 m²	−$43,481
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 3	+$19,365
Micro-location	this home 0.0382 · comparable 0.0233	+$17,880
Floor area	this home 195 m² · comparable 213.39 m²	−$16,360
Distance to beach	this home 4.38 km · comparable 4.28 km	−$1,980
Year built	this home 2001 · comparable 2002	−$1,358
Net adjustment		+$6,066

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

5 Tourangeau Crescent

Sold 17 November 2025 · 0.48 km away

Sold for

$1,451,000

Adjusted to this home

$1,451,595

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Pool	this home 0 · comparable 1	−$97,738
Land size	this home 559 m² · comparable 400 m²	+$85,351
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Floor area	this home 195 m² · comparable 212.8 m²	−$15,835
Distance to beach	this home 4.38 km · comparable 3.95 km	−$8,584
Micro-location	this home 0.0382 · comparable 0.033	+$6,036
Net adjustment		+$595

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

13 Saint Paul Crescent

Sold 31 August 2026 · 1.25 km away

Sold for

$1,590,000

Adjusted to this home

$1,416,673

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Micro-location	this home 0.0382 · comparable 0.15	−$142,210
Land size	this home 559 m² · comparable 449 m²	+$59,048
Floor area	this home 195 m² · comparable 241.24 m²	−$41,135
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 4 · comparable 5	−$19,365
Year built	this home 2001 · comparable 2003	−$2,715
Distance to beach	this home 4.38 km · comparable 4.43 km	+$1,050
Net adjustment		−$173,327

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

8 Duxton Dr

Sold 20 May 2026 · 0.31 km away

Sold for

$1,468,000

Adjusted to this home

$1,530,998

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Car spaces	this home 3 · comparable 2	+$32,000
Land size	this home 559 m² · comparable 500 m²	+$31,671
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.0382 · comparable 0.0239	+$16,794
Floor area	this home 195 m² · comparable 185.4 m²	+$8,540
Distance to beach	this home 4.38 km · comparable 4.07 km	−$6,007
Net adjustment		+$62,998

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

8 Morea Court

Sold 27 August 2026 · 0.55 km away

Sold for

$1,230,000

Adjusted to this home

$1,264,700

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Land size	this home 559 m² · comparable 473 m²	+$46,165
Floor area	this home 195 m² · comparable 148.5 m²	+$41,366
Car spaces	this home 3 · comparable 4	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.38 km · comparable 3.93 km	−$7,719
Micro-location	this home 0.0382 · comparable 0.0312	+$6,888
Net adjustment		+$34,700

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

16 South Bay Drive

Sold 9 July 2026 · 0.74 km away

Sold for

$1,250,000

Adjusted to this home

$1,247,196

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Water views	this home 0 · comparable 1	−$206,970
Land size	this home 559 m² · comparable 188 m²	+$199,153
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 195 m² · comparable 156 m²	+$34,694
Car spaces	this home 3 · comparable 2	+$32,000
Air conditioning	this home 0 · comparable 1	−$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Year built	this home 2001 · comparable 2009	−$10,861
Micro-location	this home 0.0382 · comparable 0.0436	−$5,400
Distance to beach	this home 4.38 km · comparable 4.09 km	−$4,785
Net adjustment		−$2,804

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

14 Windemere Crescent

Sold 10 March 2026 · 0.34 km away

Sold for

$1,350,000

Adjusted to this home

$1,321,157

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Water views	this home 0 · comparable 1	−$206,970
Land size	this home 559 m² · comparable 400 m²	+$85,351
Floor area	this home 195 m² · comparable 123.36 m²	+$63,731
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 4 · comparable 3	+$19,365
Distance to beach	this home 4.38 km · comparable 4.12 km	−$4,634
Micro-location	this home 0.0382 · comparable 0.0348	+$3,672
Year built	this home 2001 · comparable 2002	−$1,358
Net adjustment		−$28,843

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

28 Pristine Court

Sold 8 October 2026 · 1.10 km away

Sold for

$1,170,000

Adjusted to this home

$1,245,203

What we added and subtracted to make this sale comparable to 32 Mulgrave Crescent
Pool	this home 0 · comparable 1	−$97,738
Land size	this home 559 m² · comparable 414 m²	+$77,836
Floor area	this home 195 m² · comparable 141.71 m²	+$47,406
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 3	+$19,365
Distance to beach	this home 4.38 km · comparable 3.54 km	−$15,556
Year built	this home 2001 · comparable 1995	+$8,146
Micro-location	this home 0.0382 · comparable 0.0342	+$3,744
Net adjustment		+$75,203

A further 8 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 32 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 32 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 →

32 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

22 Mapleton Circuit

5 Tourangeau Crescent

13 Saint Paul Crescent

8 Duxton Dr

8 Morea Court

16 South Bay Drive

14 Windemere Crescent

28 Pristine Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Mulgrave Crescent sit?