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.

31 Roundelay Drive

Sold 30 July 2026 · 0.53 km away

Sold for

$1,380,000

Adjusted to this home

$1,437,859

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.067 · comparable 0.0311	+$39,634
Floor area	this home 139 m² · comparable 151.3 m²	−$14,750
Year built	this home 1999 · comparable 1994	+$14,000
Distance to beach	this home 4.02 km · comparable 3.59 km	−$10,549
Cladding	this home 3 · comparable 2	+$10,276
Land size	this home 528 m² · comparable 420 m²	+$259
Net adjustment		+$57,859

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

11 Grenada Court

Sold 12 June 2026 · 0.79 km away

Sold for

$1,350,000

Adjusted to this home

$1,382,136

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Micro-location	this home 0.067 · comparable 0.1321	−$70,308
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 139 m² · comparable 118.7 m²	+$24,344
Distance to beach	this home 4.02 km · comparable 4.65 km	+$11,226
Cladding	this home 3 · comparable 2	+$10,276
Year built	this home 1999 · comparable 2002	−$8,400
Land size	this home 528 m² · comparable 295 m²	+$559
Net adjustment		+$32,136

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

21 Cumberland Drive

Sold 4 December 2025 · 0.41 km away

Sold for

$1,450,000

Adjusted to this home

$1,419,192

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$118,439
Micro-location	this home 0.067 · comparable 0.0427	+$28,188
Floor area	this home 139 m² · comparable 157 m²	−$21,586
Year built	this home 1999 · comparable 1992	+$19,600
Street	this home 0.0442 · comparable 0.0563	−$14,036
Distance to beach	this home 4.02 km · comparable 3.64 km	−$9,778
Pool	this home 0 · comparable 1	−$6,781
Land size	this home 528 m² · comparable 467 m²	+$146
Net adjustment		−$30,808

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.49 km away

Sold for

$1,400,000

Adjusted to this home

$1,513,908

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.067 · comparable 0.0223	+$50,064
Year built	this home 1999 · comparable 1995	+$11,200
Floor area	this home 139 m² · comparable 145 m²	−$7,195
Pool	this home 0 · comparable 1	−$6,781
Street	this home 0.0442 · comparable 0.0386	+$6,272
Distance to beach	this home 4.02 km · comparable 3.92 km	−$2,386
Land size	this home 528 m² · comparable 405 m²	+$295
Net adjustment		+$113,908

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

39 Brier Crescent

Sold 16 May 2026 · 0.77 km away

Sold for

$1,302,000

Adjusted to this home

$1,428,372

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Street	this home 0.0442 · comparable -0.0225	+$69,474
Micro-location	this home 0.067 · comparable 0.0157	+$53,434
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$47,088
Year built	this home 1999 · comparable 2013	−$39,200
Cladding	this home 3 · comparable 1	+$20,552
Distance to beach	this home 4.02 km · comparable 4.35 km	+$5,671
Floor area	this home 139 m² · comparable 141 m²	−$2,398
Land size	this home 528 m² · comparable 708 m²	−$432
Net adjustment		+$126,372

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

36 Roundelay Drive

Sold 23 December 2025 · 0.57 km away

Sold for

$1,352,000

Adjusted to this home

$1,424,955

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Condition	this home 7 · comparable 9	−$135,200
Bedrooms	this home 4 · comparable 3	+$118,439
Street	this home 0.0442 · comparable -0.023	+$72,683
Micro-location	this home 0.067 · comparable 0.0287	+$41,426
Floor area	this home 139 m² · comparable 161 m²	−$26,382
Year built	this home 1999 · comparable 1994	+$14,000
Distance to beach	this home 4.02 km · comparable 3.51 km	−$12,282
Land size	this home 528 m² · comparable 415 m²	+$271
Net adjustment		+$72,955

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

28 Pristine Court

Sold 8 October 2026 · 0.69 km away

Sold for

$1,170,000

Adjusted to this home

$1,375,899

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$118,439
Street	this home 0.0442 · comparable -0.0146	+$55,037
Micro-location	this home 0.067 · comparable 0.0342	+$30,701
Year built	this home 1999 · comparable 1995	+$11,200
Cladding	this home 3 · comparable 2	+$10,276
Distance to beach	this home 4.02 km · comparable 3.54 km	−$9,997
Pool	this home 0 · comparable 1	−$6,781
Floor area	this home 139 m² · comparable 141.71 m²	−$3,250
Land size	this home 528 m² · comparable 414 m²	+$274
Net adjustment		+$205,899

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

56 Southlake Drive

Sold 21 July 2026 · 0.26 km away

Sold for

$1,660,000

Adjusted to this home

$1,456,666

What we added and subtracted to make this sale comparable to 38 Tracey Crescent
Condition	this home 7 · comparable 9	−$166,000
Car spaces	this home 2 · comparable 3	−$47,088
Micro-location	this home 0.067 · comparable 0.0447	+$29,614
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1999 · comparable 1993	+$16,800
Street	this home 0.0442 · comparable 0.0515	−$9,694
Distance to beach	this home 4.02 km · comparable 3.76 km	−$7,610
Floor area	this home 139 m² · comparable 133 m²	+$7,195
Pool	this home 0 · comparable 1	−$6,781
Land size	this home 528 m² · comparable 432 m²	+$230
Net adjustment		−$203,334

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 38 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 38 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

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 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

31 Roundelay Drive

11 Grenada Court

21 Cumberland Drive

9 Gainsborough Drive

39 Brier Crescent

36 Roundelay Drive

28 Pristine Court

56 Southlake Drive

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