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.

11 Grenada Court

Sold 12 June 2026 · 0.79 km away

Sold for

$1,350,000

Adjusted to this home

$1,458,917

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$128,170
Floor area	this home 205 m² · comparable 118.7 m²	+$99,694
Micro-location	this home 0.0672 · comparable 0.1321	−$70,092
Condition	this home 7 · comparable 8	−$54,000
Distance to beach	this home 4.01 km · comparable 4.65 km	+$11,405
Year built	this home 1999 · comparable 2002	−$8,400
Land size	this home 531 m² · comparable 295 m²	+$1,510
Cladding	this home 3 · comparable 2	+$630
Net adjustment		+$108,917

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

31 Roundelay Drive

Sold 30 July 2026 · 0.51 km away

Sold for

$1,380,000

Adjusted to this home

$1,505,851

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Street	this home 0.0442 · comparable -0.023	+$74,189
Floor area	this home 205 m² · comparable 151.3 m²	+$62,034
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.0672 · comparable 0.0311	+$39,854
Year built	this home 1999 · comparable 1994	+$14,000
Distance to beach	this home 4.01 km · comparable 3.59 km	−$10,366
Land size	this home 531 m² · comparable 420 m²	+$710
Cladding	this home 3 · comparable 2	+$630
Net adjustment		+$125,851

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

15 Comore Drive

Sold 16 January 2026 · 0.14 km away

Sold for

$1,350,000

Adjusted to this home

$1,377,899

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Condition	this home 7 · comparable 6	+$54,000
Street	this home 0.0442 · comparable 0.0785	−$37,044
Floor area	this home 205 m² · comparable 184 m²	+$24,259
Year built	this home 1999 · comparable 2002	−$8,400
Micro-location	this home 0.0672 · comparable 0.0738	−$7,128
Distance to beach	this home 4.01 km · comparable 4.06 km	+$891
Land size	this home 531 m² · comparable 423 m²	+$691
Cladding	this home 3 · comparable 2	+$630
Net adjustment		+$27,899

A further 10 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

$1,491,784

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$128,170
Floor area	this home 205 m² · comparable 157 m²	+$55,450
Micro-location	this home 0.0672 · comparable 0.0427	+$28,420
Pool	this home 0 · comparable 1	−$21,643
Year built	this home 1999 · comparable 1992	+$19,600
Street	this home 0.0442 · comparable 0.0563	−$14,036
Distance to beach	this home 4.01 km · comparable 3.64 km	−$9,587
Land size	this home 531 m² · comparable 467 m²	+$410
Net adjustment		+$41,784

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

4 Barbie Avenue

Sold 5 August 2026 · 0.07 km away

Sold for

$1,515,000

Adjusted to this home

$1,323,530

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Condition	this home 7 · comparable 9	−$151,500
Car spaces	this home 2 · comparable 4	−$90,960
Floor area	this home 205 m² · comparable 151 m²	+$62,381
Pool	this home 0 · comparable 1	−$21,643
Micro-location	this home 0.0672 · comparable 0.0574	+$11,878
Distance to beach	this home 4.01 km · comparable 3.98 km	−$746
Cladding	this home 3 · comparable 4	−$630
Land size	this home 531 m² · comparable 570 m²	−$250
Net adjustment		−$191,470

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

28 Pristine Court

Sold 8 October 2026 · 0.68 km away

Sold for

$1,170,000

Adjusted to this home

$1,432,183

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$125,247
Floor area	this home 205 m² · comparable 141.71 m²	+$71,446
Street	this home 0.0442 · comparable -0.0146	+$53,782
Micro-location	this home 0.0672 · comparable 0.0342	+$30,183
Pool	this home 0 · comparable 1	−$21,150
Year built	this home 1999 · comparable 1995	+$10,945
Distance to beach	this home 4.01 km · comparable 3.54 km	−$9,618
Land size	this home 531 m² · comparable 414 m²	+$732
Cladding	this home 3 · comparable 2	+$616
Net adjustment		+$262,183

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.50 km away

Sold for

$1,400,000

Adjusted to this home

$1,586,204

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Bedrooms	this home 4 · comparable 3	+$128,170
Floor area	this home 205 m² · comparable 145 m²	+$69,312
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0672 · comparable 0.0223	+$50,288
Pool	this home 0 · comparable 1	−$21,643
Year built	this home 1999 · comparable 1995	+$11,200
Street	this home 0.0442 · comparable 0.0386	+$6,272
Distance to beach	this home 4.01 km · comparable 3.92 km	−$2,201
Land size	this home 531 m² · comparable 405 m²	+$806
Net adjustment		+$186,204

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

56 Southlake Drive

Sold 21 July 2026 · 0.25 km away

Sold for

$1,660,000

Adjusted to this home

$1,520,281

What we added and subtracted to make this sale comparable to 40 Tracey Crescent
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 205 m² · comparable 133 m²	+$83,174
Car spaces	this home 2 · comparable 3	−$45,480
Micro-location	this home 0.0672 · comparable 0.0447	+$29,880
Pool	this home 0 · comparable 1	−$21,643
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 4.01 km · comparable 3.76 km	−$7,390
Land size	this home 531 m² · comparable 432 m²	+$634
Net adjustment		−$139,719

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 40 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 40 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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

14 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 →

40 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

11 Grenada Court

31 Roundelay Drive

15 Comore Drive

21 Cumberland Drive

4 Barbie Avenue

28 Pristine Court

9 Gainsborough Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Tracey Crescent sit?