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.

39 Brier Crescent

Sold 16 May 2026 · 0.66 km away

Sold for

$1,302,000

Adjusted to this home

$1,295,378

What we added and subtracted to make this sale comparable to 4 Andorra Place
Land size	this home 448 m² · comparable 708 m²	−$114,400
Micro-location	this home 0.1224 · comparable 0.0157	+$111,138
Condition	this home 6 · comparable 8	−$104,160
Street	this home 0.0551 · comparable -0.0225	+$80,828
Bedrooms	this home 4 · comparable 3	+$74,101
Year built	this home 2004 · comparable 2013	−$41,213
Car spaces	this home 2 · comparable 3	−$38,331
Floor area	this home 163 m² · comparable 141 m²	+$24,851
Cladding	this home 2 · comparable 1	+$9,501
Distance to beach	this home 4.87 km · comparable 4.35 km	−$8,937
Net adjustment		−$6,622

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

41 Gerona Circuit

Sold 26 May 2026 · 0.46 km away

Sold for

$1,410,000

Adjusted to this home

$1,329,811

What we added and subtracted to make this sale comparable to 4 Andorra Place
Land size	this home 448 m² · comparable 586 m²	−$60,720
Condition	this home 6 · comparable 7	−$56,400
Micro-location	this home 0.1224 · comparable 0.0822	+$45,346
Floor area	this home 163 m² · comparable 174 m²	−$12,426
Cladding	this home 2 · comparable 3	−$9,501
Distance to beach	this home 4.87 km · comparable 5.15 km	+$5,211
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Net adjustment		−$80,189

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

40 Gerona Circuit

Sold 26 May 2026 · 0.35 km away

Sold for

$1,410,000

Adjusted to this home

$1,301,405

What we added and subtracted to make this sale comparable to 4 Andorra Place
Pool	this home 0 · comparable 1	−$78,550
Condition	this home 6 · comparable 7	−$56,400
Micro-location	this home 0.1224 · comparable 0.0943	+$31,697
Floor area	this home 163 m² · comparable 188 m²	−$28,240
Land size	this home 448 m² · comparable 400 m²	+$21,120
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Street	this home 0.0551 · comparable 0.0518	+$3,722
Distance to beach	this home 4.87 km · comparable 5.03 km	+$2,978
Net adjustment		−$108,595

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

15 Comore Drive

Sold 16 January 2026 · 0.87 km away

Sold for

$1,350,000

Adjusted to this home

$1,359,218

What we added and subtracted to make this sale comparable to 4 Andorra Place
Micro-location	this home 0.1224 · comparable 0.0738	+$52,488
Street	this home 0.0551 · comparable 0.0785	−$25,272
Floor area	this home 163 m² · comparable 184 m²	−$23,722
Distance to beach	this home 4.87 km · comparable 4.06 km	−$14,434
Land size	this home 448 m² · comparable 423 m²	+$11,000
Year built	this home 2004 · comparable 2002	+$9,158
Net adjustment		+$9,218

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

34 Gerona Circuit

Sold 1 December 2025 · 0.38 km away

Sold for

$1,280,000

Adjusted to this home

$1,316,742

What we added and subtracted to make this sale comparable to 4 Andorra Place
Condition	this home 6 · comparable 8	−$102,400
Floor area	this home 163 m² · comparable 91.75 m²	+$80,484
Micro-location	this home 0.1224 · comparable 0.0877	+$35,533
Land size	this home 448 m² · comparable 400 m²	+$21,120
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 4.87 km · comparable 5.08 km	+$3,548
Street	this home 0.0551 · comparable 0.0518	+$3,379
Net adjustment		+$36,742

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.01 km away

Sold for

$1,400,000

Adjusted to this home

$1,467,014

What we added and subtracted to make this sale comparable to 4 Andorra Place
Micro-location	this home 0.1224 · comparable 0.0223	+$112,112
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$78,550
Bedrooms	this home 4 · comparable 3	+$74,101
Year built	this home 2004 · comparable 1995	+$41,213
Floor area	this home 163 m² · comparable 145 m²	+$20,333
Land size	this home 448 m² · comparable 405 m²	+$18,920
Street	this home 0.0551 · comparable 0.0386	+$18,480
Distance to beach	this home 4.87 km · comparable 3.92 km	−$18,094
Cladding	this home 2 · comparable 3	−$9,501
Net adjustment		+$67,014

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

11 Grenada Court

Sold 12 June 2026 · 0.74 km away

Sold for

$1,350,000

Adjusted to this home

$1,428,225

What we added and subtracted to make this sale comparable to 4 Andorra Place
Condition	this home 6 · comparable 8	−$108,000
Bedrooms	this home 4 · comparable 3	+$74,101
Land size	this home 448 m² · comparable 295 m²	+$67,320
Floor area	this home 163 m² · comparable 118.7 m²	+$50,042
Micro-location	this home 0.1224 · comparable 0.1321	−$10,476
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 4.87 km · comparable 4.65 km	−$3,920
Net adjustment		+$78,225

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

13 Acklin Court

Sold 2 September 2026 · 0.83 km away

Sold for

$1,110,000

Adjusted to this home

$1,209,093

What we added and subtracted to make this sale comparable to 4 Andorra Place
Bedrooms	this home 4 · comparable 3	+$74,101
Condition	this home 6 · comparable 7	−$44,400
Land size	this home 448 m² · comparable 375 m²	+$32,120
Floor area	this home 163 m² · comparable 137 m²	+$29,370
Micro-location	this home 0.1224 · comparable 0.1014	+$18,648
Distance to beach	this home 4.87 km · comparable 4.16 km	−$10,403
Cladding	this home 2 · comparable 3	−$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Net adjustment		+$99,093

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 4 Andorra Place 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 4 Andorra Place 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 →

4 Andorra Place

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

39 Brier Crescent

41 Gerona Circuit

40 Gerona Circuit

15 Comore Drive

34 Gerona Circuit

9 Gainsborough Drive

11 Grenada Court

13 Acklin Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Andorra Place sit?