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.

40 Gerona Circuit

Sold 26 May 2026 · 0.54 km away

Sold for

$1,410,000

Adjusted to this home

$1,478,400

What we added and subtracted to make this sale comparable to 4 Grenada Court
Land size	this home 632 m² · comparable 400 m²	+$72,198
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1375 · comparable 0.0943	+$48,730
Distance to beach	this home 4.62 km · comparable 5.03 km	+$7,631
Floor area	this home 198 m² · comparable 188 m²	+$7,432
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$68,400

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

41 Gerona Circuit

Sold 26 May 2026 · 0.61 km away

Sold for

$1,410,000

Adjusted to this home

$1,510,803

What we added and subtracted to make this sale comparable to 4 Grenada Court
Micro-location	this home 0.1375 · comparable 0.0822	+$62,378
Floor area	this home 198 m² · comparable 174 m²	+$17,837
Land size	this home 632 m² · comparable 586 m²	+$14,315
Distance to beach	this home 4.62 km · comparable 5.15 km	+$9,864
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$100,803

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

5 Palma Crescent

Sold 27 March 2026 · 0.64 km away

Sold for

$1,395,000

Adjusted to this home

$1,373,495

What we added and subtracted to make this sale comparable to 4 Grenada Court
Water views	this home 0 · comparable 1	−$133,938
Land size	this home 632 m² · comparable 350 m²	+$87,758
Micro-location	this home 0.1375 · comparable 0.0871	+$56,246
Condition	this home 7 · comparable 8	−$55,800
Floor area	this home 198 m² · comparable 172.46 m²	+$18,982
Distance to beach	this home 4.62 km · comparable 5.1 km	+$8,838
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$21,505

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

11 Grenada Court

Sold 12 June 2026 · 0.08 km away

Sold for

$1,350,000

Adjusted to this home

$1,510,330

What we added and subtracted to make this sale comparable to 4 Grenada Court
Land size	this home 632 m² · comparable 295 m²	+$104,874
Floor area	this home 198 m² · comparable 118.7 m²	+$58,936
Condition	this home 7 · comparable 8	−$54,000
Bedrooms	this home 4 · comparable 3	+$24,154
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1375 · comparable 0.1321	+$5,832
Distance to beach	this home 4.62 km · comparable 4.65 km	+$534
Net adjustment		+$160,330

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

16 Marciana Crescent

Sold 31 July 2026 · 0.39 km away

Sold for

$1,225,000

Adjusted to this home

$1,439,999

What we added and subtracted to make this sale comparable to 4 Grenada Court
Land size	this home 632 m² · comparable 350 m²	+$72,219
Condition	this home 7 · comparable 6	+$40,324
Floor area	this home 198 m² · comparable 147 m²	+$31,192
Micro-location	this home 0.1375 · comparable 0.0998	+$30,404
Bedrooms	this home 4 · comparable 3	+$19,878
Cladding	this home 3 · comparable 2	+$16,458
Distance to beach	this home 4.62 km · comparable 4.96 km	+$4,524
Net adjustment		+$214,999

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.33 km away

Sold for

$1,590,000

Adjusted to this home

$1,365,691

What we added and subtracted to make this sale comparable to 4 Grenada Court
Condition	this home 7 · comparable 9	−$159,000
Land size	this home 632 m² · comparable 449 m²	+$56,950
Storeys	this home 1 · comparable 2	−$42,490
Floor area	this home 198 m² · comparable 241.24 m²	−$32,136
Bedrooms	this home 4 · comparable 5	−$24,154
Micro-location	this home 0.1375 · comparable 0.15	−$15,900
Distance to beach	this home 4.62 km · comparable 4.43 km	−$3,988
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$224,309

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

56 Southlake Drive

Sold 21 July 2026 · 0.92 km away

Sold for

$1,660,000

Adjusted to this home

$1,623,350

What we added and subtracted to make this sale comparable to 4 Grenada Court
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.1375 · comparable 0.0447	+$123,238
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 632 m² · comparable 432 m²	+$62,240
Floor area	this home 198 m² · comparable 133 m²	+$48,308
Year built	this home 2002 · comparable 1993	+$32,321
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 4.62 km · comparable 3.76 km	−$20,757
Air conditioning	this home 0 · comparable 1	−$20,000
Net adjustment		−$36,650

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

13 Kodiak Drive

Sold 24 August 2026 · 0.22 km away

Sold for

$1,820,000

Adjusted to this home

$1,493,228

What we added and subtracted to make this sale comparable to 4 Grenada Court
Condition	this home 7 · comparable 9	−$182,000
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 2 · comparable 3	−$32,000
Bathrooms	this home 2 · comparable 3	−$19,250
Micro-location	this home 0.1375 · comparable 0.1255	+$17,472
Distance to beach	this home 4.62 km · comparable 4.84 km	+$5,286
Floor area	this home 198 m² · comparable 202.99 m²	−$3,709
Year built	this home 2002 · comparable 2003	−$3,591
Land size	this home 632 m² · comparable 640 m²	−$2,490
Net adjustment		−$326,772

A further 7 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 Grenada Court 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 Grenada Court 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 →

4 Grenada Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

40 Gerona Circuit

41 Gerona Circuit

5 Palma Crescent

11 Grenada Court

16 Marciana Crescent

13 Saint Paul Crescent

56 Southlake Drive

13 Kodiak Drive

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