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.

45 North Shore Avenue

Sold 22 April 2026 · 0.46 km away

Sold for

$1,700,000

Adjusted to this home

$1,589,203

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Condition	this home 8 · comparable 9	−$102,000
Floor area	this home 234 m² · comparable 188 m²	+$36,653
Car spaces	this home 3 · comparable 4	−$32,000
Land size	this home 618 m² · comparable 637 m²	−$9,546
Distance to beach	this home 4.31 km · comparable 3.99 km	−$7,262
Micro-location	this home 0.0375 · comparable 0.0333	+$5,712
Year built	this home 2000 · comparable 2002	−$2,354
Net adjustment		−$110,797

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 · 1.34 km away

Sold for

$1,590,000

Adjusted to this home

$1,501,630

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Micro-location	this home 0.0375 · comparable 0.15	−$143,100
Pool	this home 1 · comparable 0	+$109,831
Condition	this home 8 · comparable 9	−$95,400
Land size	this home 618 m² · comparable 449 m²	+$84,906
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 5	−$29,826
Floor area	this home 234 m² · comparable 241.24 m²	−$5,769
Year built	this home 2000 · comparable 2003	−$3,530
Distance to beach	this home 4.31 km · comparable 4.43 km	+$2,518
Net adjustment		−$88,370

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

17 North Shore Avenue

Sold 22 April 2026 · 0.34 km away

Sold for

$1,685,000

Adjusted to this home

$1,712,190

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Land size	this home 618 m² · comparable 411 m²	+$103,997
Floor area	this home 234 m² · comparable 289.47 m²	−$44,198
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Bedrooms	this home 4 · comparable 5	−$29,826
Micro-location	this home 0.0375 · comparable 0.021	+$22,242
Bathrooms	this home 2 · comparable 3	−$16,650
Distance to beach	this home 4.31 km · comparable 3.99 km	−$7,198
Year built	this home 2000 · comparable 2001	−$1,177
Net adjustment		+$27,190

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

95 Bayswater Ave

Sold 7 March 2026 · 0.95 km away

Sold for

$1,682,500

Adjusted to this home

$1,549,287

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Pool	this home 1 · comparable 0	+$109,831
Micro-location	this home 0.0375 · comparable 0.116	−$105,661
Condition	this home 8 · comparable 9	−$100,950
Land size	this home 618 m² · comparable 488 m²	+$65,312
Floor area	this home 234 m² · comparable 294.19 m²	−$47,959
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 5	−$29,826
Bathrooms	this home 2 · comparable 3	−$16,650
Distance to beach	this home 4.31 km · comparable 4.5 km	+$4,220
Year built	this home 2000 · comparable 2003	−$3,530
Net adjustment		−$133,213

A further 6 factors were compared and found the same on both properties, so no money moved.

77 Southlake Drive

Sold 20 November 2025 · 1.37 km away

Sold for

$1,505,000

Adjusted to this home

$1,553,332

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Water views	this home 0 · comparable 1	−$185,728
Pool	this home 1 · comparable 0	+$109,831
Floor area	this home 234 m² · comparable 113.49 m²	+$96,022
Condition	this home 8 · comparable 9	−$90,300
Car spaces	this home 3 · comparable 1	+$64,000
Bedrooms	this home 4 · comparable 3	+$29,826
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.31 km · comparable 3.78 km	−$12,118
Land size	this home 618 m² · comparable 600 m²	+$9,043
Year built	this home 2000 · comparable 1993	+$8,238
Micro-location	this home 0.0375 · comparable 0.0379	−$482
Net adjustment		+$48,332

A further 6 factors were compared and found the same on both properties, so no money moved.

5 Tourangeau Crescent

Sold 17 November 2025 · 0.47 km away

Sold for

$1,451,000

Adjusted to this home

$1,548,984

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Land size	this home 618 m² · comparable 400 m²	+$109,523
Condition	this home 8 · comparable 9	−$87,060
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 3	+$29,826
Floor area	this home 234 m² · comparable 212.8 m²	+$16,892
Distance to beach	this home 4.31 km · comparable 3.95 km	−$7,243
Micro-location	this home 0.0375 · comparable 0.033	+$5,223
Year built	this home 2000 · comparable 2001	−$1,177
Net adjustment		+$97,984

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

14 Windemere Crescent

Sold 10 March 2026 · 0.36 km away

Sold for

$1,350,000

Adjusted to this home

$1,584,786

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Water views	this home 0 · comparable 1	−$185,728
Pool	this home 1 · comparable 0	+$109,831
Land size	this home 618 m² · comparable 400 m²	+$109,523
Floor area	this home 234 m² · comparable 123.36 m²	+$88,158
Condition	this home 8 · comparable 7	+$54,000
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 3	+$29,826
Distance to beach	this home 4.31 km · comparable 4.12 km	−$3,386
Micro-location	this home 0.0375 · comparable 0.0348	+$2,916
Year built	this home 2000 · comparable 2002	−$2,354
Net adjustment		+$234,786

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

13 Kodiak Drive

Sold 24 August 2026 · 1.24 km away

Sold for

$1,820,000

Adjusted to this home

$1,548,881

What we added and subtracted to make this sale comparable to 4 Mulgrave Crescent
Micro-location	this home 0.0375 · comparable 0.1255	−$128,128
Condition	this home 8 · comparable 9	−$109,200
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 234 m² · comparable 202.99 m²	+$24,709
Bathrooms	this home 2 · comparable 3	−$16,650
Distance to beach	this home 4.31 km · comparable 4.84 km	+$12,733
Land size	this home 618 m² · comparable 640 m²	−$11,053
Year built	this home 2000 · comparable 2003	−$3,530
Net adjustment		−$271,119

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 Mulgrave 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 4 Mulgrave 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

19 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 Mulgrave Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

45 North Shore Avenue

13 Saint Paul Crescent

17 North Shore Avenue

95 Bayswater Ave

77 Southlake Drive

5 Tourangeau Crescent

14 Windemere Crescent

13 Kodiak Drive

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