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.

2 Coffeebush Court

Sold 1 September 2026 · 0.91 km away

Sold for

$1,745,000

Adjusted to this home

$1,816,449

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Floor area	this home 277 m² · comparable 315 m²	−$117,070
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
Bathrooms	this home 3 · comparable 2	+$60,000
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
Land size	this home 747 m² · comparable 914 m²	−$3,340
Micro-location	this home 0.0318 · comparable 0.032	−$279
Net adjustment		+$71,449

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

10 Monserrat Court

Sold 3 January 2026 · 0.74 km away

Sold for

$1,825,000

Adjusted to this home

$1,830,203

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Micro-location	this home 0.0318 · comparable 0.1157	−$122,494
Street	this home 0.0018 · comparable 0.0831	−$118,698
Condition	this home 8 · comparable 7	+$73,000
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Floor area	this home 277 m² · comparable 260 m²	+$52,374
Year built	this home 2004 · comparable 2009	−$12,000
Distance to beach	this home 6.6 km · comparable 7.01 km	+$8,081
Land size	this home 747 m² · comparable 700 m²	+$940
Net adjustment		+$5,203

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

19 Grove Creek Close

Sold 8 June 2026 · 0.29 km away

Sold for

$1,740,000

Adjusted to this home

$1,646,248

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Floor area	this home 277 m² · comparable 312 m²	−$107,828
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 8 · comparable 7	+$69,600
Street	this home 0.0018 · comparable 0.0394	−$52,339
Micro-location	this home 0.0318 · comparable 0.0644	−$45,379
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 6.6 km · comparable 6.34 km	−$4,886
Land size	this home 747 m² · comparable 913 m²	−$3,320
Year built	this home 2004 · comparable 2003	+$2,400
Net adjustment		−$93,752

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

43 Worchester Terrace

Sold 23 April 2026 · 0.96 km away

Sold for

$2,020,000

Adjusted to this home

$1,887,840

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Condition	this home 8 · comparable 9	−$121,200
Bedrooms	this home 5 · comparable 4	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Street	this home 0.0018 · comparable 0.0375	−$57,691
Floor area	this home 277 m² · comparable 259 m²	+$55,454
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 6.6 km · comparable 7.45 km	+$18,544
Year built	this home 2004 · comparable 2007	−$7,200
Micro-location	this home 0.0318 · comparable 0.036	−$6,787
Land size	this home 747 m² · comparable 611 m²	+$2,720
Net adjustment		−$132,160

A further 8 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

$1,851,071

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Bedrooms	this home 5 · comparable 4	+$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Floor area	this home 277 m² · comparable 272 m²	+$15,404
Street	this home 0.0018 · comparable 0.0117	−$13,464
Distance to beach	this home 6.6 km · comparable 7.02 km	+$7,711
Year built	this home 2004 · comparable 2006	−$4,800
Micro-location	this home 0.0318 · comparable 0.0338	−$2,720
Land size	this home 747 m² · comparable 700 m²	+$940
Net adjustment		+$151,071

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.20 km away

Sold for

$1,800,000

Adjusted to this home

$1,683,257

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Condition	this home 8 · comparable 9	−$108,000
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.0018 · comparable 0.0405	−$55,728
Floor area	this home 277 m² · comparable 281 m²	−$12,323
Year built	this home 2004 · comparable 2006	−$4,800
Distance to beach	this home 6.6 km · comparable 6.8 km	+$3,888
Land size	this home 747 m² · comparable 700 m²	+$940
Micro-location	this home 0.0318 · comparable 0.0323	−$720
Net adjustment		−$116,743

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

14 Gordonia Drive

Sold 1.12 km away

Sold for

$1,595,000

Adjusted to this home

$1,646,755

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Condition	this home 8 · comparable 9	−$95,700
Bedrooms	this home 5 · comparable 4	+$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0318 · comparable 0.0034	+$36,238
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 277 m² · comparable 267 m²	+$30,808
Street	this home 0.0018 · comparable -0.0165	+$23,350
Distance to beach	this home 6.6 km · comparable 5.54 km	−$20,021
Year built	this home 2004 · comparable 2003	+$2,400
Land size	this home 747 m² · comparable 813 m²	−$1,320
Net adjustment		+$51,755

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

20 Barton Street

Sold 10 June 2026 · 0.28 km away

Sold for

$1,907,500

Adjusted to this home

$1,804,155

What we added and subtracted to make this sale comparable to 33 Observatory Drive
Condition	this home 8 · comparable 9	−$114,450
Street	this home 0.0018 · comparable 0.0503	−$74,011
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 3 · comparable 1	+$40,000
Micro-location	this home 0.0318 · comparable 0.0488	−$25,942
Floor area	this home 277 m² · comparable 274 m²	+$9,242
Distance to beach	this home 6.6 km · comparable 6.76 km	+$3,296
Land size	this home 747 m² · comparable 821 m²	−$1,480
Net adjustment		−$103,345

A further 10 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 33 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 33 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.

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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

33 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

2 Coffeebush Court

10 Monserrat Court

19 Grove Creek Close

43 Worchester Terrace

10 Stargate Court

21 York Creek Crescent Reedy Creek

14 Gordonia Drive

20 Barton Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 33 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