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 · 0.06 km away

Sold for

$1,515,000

Adjusted to this home

$1,416,589

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Car spaces	this home 2 · comparable 4	−$94,176
Cladding	this home 2 · comparable 4	−$20,552
Micro-location	this home 0.0707 · comparable 0.0574	+$16,120
Floor area	this home 158 m² · comparable 151 m²	+$8,394
Pool	this home 0 · comparable 1	−$6,781
Distance to beach	this home 4.04 km · comparable 3.98 km	−$1,346
Land size	this home 541 m² · comparable 570 m²	−$70
Net adjustment		−$98,411

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

11 Grenada Court

Sold 12 June 2026 · 0.80 km away

Sold for

$1,350,000

Adjusted to this home

$1,452,316

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Micro-location	this home 0.0707 · comparable 0.1321	−$66,312
Floor area	this home 158 m² · comparable 118.7 m²	+$47,129
Distance to beach	this home 4.04 km · comparable 4.65 km	+$10,870
Year built	this home 1999 · comparable 2002	−$8,400
Land size	this home 541 m² · comparable 295 m²	+$590
Net adjustment		+$102,316

A further 11 factors were compared and found the same on both properties, so no money moved.

31 Roundelay Drive

Sold 30 July 2026 · 0.57 km away

Sold for

$1,380,000

Adjusted to this home

$1,509,318

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Micro-location	this home 0.0707 · comparable 0.0311	+$43,718
Year built	this home 1999 · comparable 1994	+$14,000
Distance to beach	this home 4.04 km · comparable 3.59 km	−$10,913
Floor area	this home 158 m² · comparable 151.3 m²	+$8,034
Land size	this home 541 m² · comparable 420 m²	+$290
Net adjustment		+$129,318

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

8 Cumberland Drive

Sold 3 June 2026 · 0.58 km away

Sold for

$1,415,000

Adjusted to this home

$1,542,629

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Micro-location	this home 0.0707 · comparable 0.0462	+$27,734
Year built	this home 1999 · comparable 1992	+$19,600
Street	this home 0.0442 · comparable 0.0563	−$13,698
Distance to beach	this home 4.04 km · comparable 3.55 km	−$12,209
Floor area	this home 158 m² · comparable 167.88 m²	−$11,848
Land size	this home 541 m² · comparable 703 m²	−$389
Net adjustment		+$127,629

A further 11 factors were compared and found the same on both properties, so no money moved.

28 Pristine Court

Sold 8 October 2026 · 0.74 km away

Sold for

$1,170,000

Adjusted to this home

$1,391,593

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Street	this home 0.0442 · comparable -0.0146	+$55,037
Micro-location	this home 0.0707 · comparable 0.0342	+$34,164
Floor area	this home 158 m² · comparable 141.71 m²	+$19,535
Year built	this home 1999 · comparable 1995	+$11,200
Distance to beach	this home 4.04 km · comparable 3.54 km	−$10,306
Pool	this home 0 · comparable 1	−$6,781
Land size	this home 541 m² · comparable 414 m²	+$305
Net adjustment		+$221,593

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

3 Dorothy Place

Sold 27 March 2026 · 0.24 km away

Sold for

$1,300,000

Adjusted to this home

$1,475,833

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Floor area	this home 158 m² · comparable 129.58 m²	+$34,082
Micro-location	this home 0.0707 · comparable 0.0479	+$23,712
Year built	this home 1999 · comparable 1995	+$11,200
Pool	this home 0 · comparable 1	−$6,781
Distance to beach	this home 4.04 km · comparable 3.81 km	−$5,133
Land size	this home 541 m² · comparable 410 m²	+$314
Net adjustment		+$175,833

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.46 km away

Sold for

$1,400,000

Adjusted to this home

$1,586,223

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Micro-location	this home 0.0707 · comparable 0.0223	+$54,208
Floor area	this home 158 m² · comparable 145 m²	+$15,590
Year built	this home 1999 · comparable 1995	+$11,200
Cladding	this home 2 · comparable 3	−$10,276
Pool	this home 0 · comparable 1	−$6,781
Street	this home 0.0442 · comparable 0.0386	+$6,272
Distance to beach	this home 4.04 km · comparable 3.92 km	−$2,755
Land size	this home 541 m² · comparable 405 m²	+$326
Net adjustment		+$186,223

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

56 Southlake Drive

Sold 21 July 2026 · 0.29 km away

Sold for

$1,660,000

Adjusted to this home

$1,639,683

What we added and subtracted to make this sale comparable to 32 Tracey Crescent
Car spaces	this home 2 · comparable 3	−$47,088
Micro-location	this home 0.0707 · comparable 0.0447	+$34,528
Floor area	this home 158 m² · comparable 133 m²	+$29,980
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1999 · comparable 1993	+$16,800
Cladding	this home 2 · comparable 3	−$10,276
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.04 km · comparable 3.76 km	−$8,048
Pool	this home 0 · comparable 1	−$6,781
Land size	this home 541 m² · comparable 432 m²	+$262
Net adjustment		−$20,317

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 Tracey 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 Tracey 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

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 →

32 Tracey Crescent

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

11 Grenada Court

31 Roundelay Drive

8 Cumberland Drive

28 Pristine Court

3 Dorothy Place

9 Gainsborough Drive

56 Southlake Drive

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