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.

28 Pristine Court

Sold 8 October 2026 · 0.57 km away

Sold for

$1,170,000

Adjusted to this home

$1,177,718

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Pool	this home 0 · comparable 1	−$120,530
Land size	this home 215 m² · comparable 414 m²	−$81,033
Street	this home 0.064 · comparable -0.0146	+$73,570
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 3	+$37,892
Micro-location	this home 0.0577 · comparable 0.0342	+$21,996
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.11 km · comparable 3.54 km	−$11,386
Year built	this home 2010 · comparable 1995	+$10,524
Floor area	this home 148 m² · comparable 141.71 m²	+$4,685
Net adjustment		+$7,718

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

11 Grenada Court

Sold 12 June 2026 · 0.55 km away

Sold for

$1,350,000

Adjusted to this home

$1,384,022

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Micro-location	this home 0.0577 · comparable 0.1321	−$80,352
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 3	+$37,892
Land size	this home 215 m² · comparable 295 m²	−$32,576
Floor area	this home 148 m² · comparable 118.7 m²	+$21,822
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.11 km · comparable 4.65 km	+$9,623
Year built	this home 2010 · comparable 2002	+$5,613
Net adjustment		+$34,022

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

14 Shorehaven Place

Sold 7 April 2026 · 0.57 km away

Sold for

$1,250,000

Adjusted to this home

$1,309,400

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Pool	this home 0 · comparable 1	−$120,530
Street	this home 0.064 · comparable -0.0236	+$87,600
Bathrooms	this home 3 · comparable 2	+$52,000
Land size	this home 215 m² · comparable 329 m²	−$46,421
Bedrooms	this home 4 · comparable 3	+$37,892
Micro-location	this home 0.0577 · comparable 0.0245	+$33,200
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2010 · comparable 2002	+$5,613
Floor area	this home 148 m² · comparable 155 m²	−$5,214
Distance to beach	this home 4.11 km · comparable 3.87 km	−$4,740
Net adjustment		+$59,400

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

14 Windemere Crescent

Sold 10 March 2026 · 0.51 km away

Sold for

$1,350,000

Adjusted to this home

$1,295,541

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Water views	this home 0 · comparable 1	−$152,130
Land size	this home 215 m² · comparable 400 m²	−$75,332
Bathrooms	this home 3 · comparable 2	+$52,000
Bedrooms	this home 4 · comparable 3	+$37,892
Street	this home 0.064 · comparable 0.0323	+$34,236
Micro-location	this home 0.0577 · comparable 0.0348	+$24,732
Floor area	this home 148 m² · comparable 123.36 m²	+$18,352
Year built	this home 2010 · comparable 2002	+$5,613
Distance to beach	this home 4.11 km · comparable 4.12 km	+$178
Net adjustment		−$54,459

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

4 Pascali Court

Sold 5 August 2026 · 0.46 km away

Sold for

$1,150,000

Adjusted to this home

$1,207,708

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Pool	this home 0 · comparable 1	−$120,530
Street	this home 0.064 · comparable -0.0364	+$92,368
Land size	this home 215 m² · comparable 423 m²	−$84,698
Bathrooms	this home 3 · comparable 2	+$52,000
Micro-location	this home 0.0577 · comparable 0.0123	+$41,768
Bedrooms	this home 4 · comparable 3	+$37,892
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 148 m² · comparable 125.33 m²	+$16,885
Year built	this home 2010 · comparable 1995	+$10,524
Distance to beach	this home 4.11 km · comparable 3.67 km	−$8,501
Net adjustment		+$57,708

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

8 Duxton Dr

Sold 20 May 2026 · 0.71 km away

Sold for

$1,468,000

Adjusted to this home

$1,421,326

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Land size	this home 215 m² · comparable 500 m²	−$116,052
Bathrooms	this home 3 · comparable 2	+$52,000
Micro-location	this home 0.0577 · comparable 0.0239	+$39,694
Floor area	this home 148 m² · comparable 185.4 m²	−$27,855
Year built	this home 2010 · comparable 2001	+$6,314
Distance to beach	this home 4.11 km · comparable 4.07 km	−$775
Net adjustment		−$46,674

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.59 km away

Sold for

$1,500,000

Adjusted to this home

$1,487,349

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Land size	this home 215 m² · comparable 640 m²	−$173,060
Bathrooms	this home 3 · comparable 2	+$52,000
Street	this home 0.064 · comparable 0.0232	+$48,960
Floor area	this home 148 m² · comparable 213.39 m²	−$48,702
Micro-location	this home 0.0577 · comparable 0.0233	+$41,280
Bedrooms	this home 4 · comparable 3	+$37,892
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2010 · comparable 2002	+$5,613
Distance to beach	this home 4.11 km · comparable 4.28 km	+$3,366
Net adjustment		−$12,651

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

6 Pristine Court

Sold 30 June 2026 · 0.46 km away

Sold for

$1,220,000

Adjusted to this home

$1,370,142

What we added and subtracted to make this sale comparable to 38 South Bay Drive
Land size	this home 215 m² · comparable 426 m²	−$85,919
Street	this home 0.064 · comparable -0.0146	+$76,714
Bathrooms	this home 3 · comparable 2	+$52,000
Micro-location	this home 0.0577 · comparable 0.0126	+$44,018
Bedrooms	this home 4 · comparable 3	+$37,892
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2010 · comparable 1994	+$11,226
Distance to beach	this home 4.11 km · comparable 3.68 km	−$8,798
Floor area	this home 148 m² · comparable 143.96 m²	+$3,009
Net adjustment		+$150,142

A further 9 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 38 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 38 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

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 →

38 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

28 Pristine Court

11 Grenada Court

14 Shorehaven Place

14 Windemere Crescent

4 Pascali Court

8 Duxton Dr

22 Mapleton Circuit

6 Pristine Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 South Bay Drive sit?