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.

13 Saint Paul Crescent

Sold 31 August 2026 · 0.10 km away

Sold for

$1,590,000

Adjusted to this home

$1,543,361

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$159,000
Pool	this home 1 · comparable 0	+$97,809
Floor area	this home 293 m² · comparable 241.24 m²	+$47,826
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.53 km · comparable 4.43 km	−$2,099
Land size	this home 448 m² · comparable 449 m²	−$440
Net adjustment		−$46,639

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

4 Barbie Avenue

Sold 5 August 2026 · 0.58 km away

Sold for

$1,515,000

Adjusted to this home

$1,538,911

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 293 m² · comparable 151 m²	+$131,208
Micro-location	this home 0.15 · comparable 0.0574	+$112,231
Car spaces	this home 2 · comparable 4	−$80,256
Bedrooms	this home 5 · comparable 4	+$76,587
Land size	this home 448 m² · comparable 570 m²	−$53,680
Cladding	this home 2 · comparable 4	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 1999	+$11,200
Distance to beach	this home 4.53 km · comparable 3.98 km	−$11,144
Net adjustment		+$23,911

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

28 Meridien Avenue

Sold 19 February 2026 · 0.30 km away

Sold for

$1,820,000

Adjusted to this home

$1,753,606

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Car spaces	this home 2 · comparable 4	−$80,256
Bedrooms	this home 5 · comparable 4	+$76,587
Condition	this home 7 · comparable 8	−$72,800
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 448 m² · comparable 400 m²	+$21,120
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 293 m² · comparable 311 m²	−$16,632
Year built	this home 2003 · comparable 2005	−$5,600
Distance to beach	this home 4.53 km · comparable 4.61 km	+$1,922
Net adjustment		−$66,394

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.12 km away

Sold for

$1,950,000

Adjusted to this home

$1,833,403

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Land size	this home 448 m² · comparable 824 m²	−$165,440
Floor area	this home 293 m² · comparable 233.19 m²	+$55,265
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Micro-location	this home 0.15 · comparable 0.1346	+$24,024
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.53 km · comparable 4.65 km	+$3,089
Year built	this home 2003 · comparable 2004	−$2,800
Net adjustment		−$116,597

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

95 Bayswater Ave

Sold 7 March 2026 · 0.43 km away

Sold for

$1,682,500

Adjusted to this home

$1,578,458

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$168,250
Pool	this home 1 · comparable 0	+$97,809
Micro-location	this home 0.15 · comparable 0.116	+$45,764
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 3	−$20,000
Land size	this home 448 m² · comparable 488 m²	−$17,600
Floor area	this home 293 m² · comparable 294.19 m²	−$1,099
Distance to beach	this home 4.53 km · comparable 4.5 km	−$666
Net adjustment		−$104,042

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

13 Kodiak Drive

Sold 24 August 2026 · 0.42 km away

Sold for

$1,820,000

Adjusted to this home

$1,656,268

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$182,000
Land size	this home 448 m² · comparable 640 m²	−$84,480
Floor area	this home 293 m² · comparable 202.99 m²	+$83,170
Bedrooms	this home 5 · comparable 4	+$76,587
Car spaces	this home 2 · comparable 3	−$40,128
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.15 · comparable 0.1255	+$35,672
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.53 km · comparable 4.84 km	+$7,447
Net adjustment		−$163,732

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

73 Azzurra Drive

Sold 10 February 2026 · 0.23 km away

Sold for

$1,730,000

Adjusted to this home

$1,608,077

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$173,000
Floor area	this home 293 m² · comparable 201.57 m²	+$84,482
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Cladding	this home 2 · comparable 3	−$20,000
Land size	this home 448 m² · comparable 432 m²	+$7,040
Year built	this home 2003 · comparable 2005	−$5,600
Distance to beach	this home 4.53 km · comparable 4.35 km	−$4,110
Net adjustment		−$121,923

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

56 Southlake Drive

Sold 21 July 2026 · 0.78 km away

Sold for

$1,660,000

Adjusted to this home

$1,823,657

What we added and subtracted to make this sale comparable to 4 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 293 m² · comparable 133 m²	+$147,840
Micro-location	this home 0.15 · comparable 0.0447	+$139,838
Bedrooms	this home 5 · comparable 4	+$76,587
Car spaces	this home 2 · comparable 3	−$40,128
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 1993	+$28,000
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.53 km · comparable 3.76 km	−$18,785
Land size	this home 448 m² · comparable 432 m²	+$7,040
Net adjustment		+$163,657

A further 6 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 Saint Paul 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 Saint Paul 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

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 Saint Paul Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Saint Paul Crescent

4 Barbie Avenue

28 Meridien Avenue

3 Port Peyra Crescent

95 Bayswater Ave

13 Kodiak Drive

73 Azzurra Drive

56 Southlake Drive

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