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 · 0.55 km away

Sold for

$1,410,000

Adjusted to this home

$1,550,593

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Pool	this home 0 · comparable 1	−$97,809
Bedrooms	this home 5 · comparable 4	+$76,587
Micro-location	this home 0.15 · comparable 0.0943	+$62,830
Floor area	this home 255 m² · comparable 188 m²	+$61,908
Land size	this home 461 m² · comparable 400 m²	+$26,840
Distance to beach	this home 4.48 km · comparable 5.03 km	+$10,237
Net adjustment		+$140,593

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

49 Lantau Crescent

Sold 21 January 2026 · 0.62 km away

Sold for

$1,475,000

Adjusted to this home

$1,499,049

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$97,809
Micro-location	this home 0.15 · comparable 0.0831	+$78,942
Bedrooms	this home 5 · comparable 4	+$76,587
Floor area	this home 255 m² · comparable 176.74 m²	+$72,312
Land size	this home 461 m² · comparable 400 m²	+$26,840
Distance to beach	this home 4.48 km · comparable 5.09 km	+$11,877
Year built	this home 2003 · comparable 2002	+$2,800
Net adjustment		+$24,049

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

5 Palma Crescent

Sold 27 March 2026 · 0.62 km away

Sold for

$1,395,000

Adjusted to this home

$1,486,577

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Water views	this home 0 · comparable 1	−$135,931
Bedrooms	this home 5 · comparable 4	+$76,587
Floor area	this home 255 m² · comparable 172.46 m²	+$76,267
Micro-location	this home 0.15 · comparable 0.0871	+$70,197
Condition	this home 7 · comparable 8	−$55,800
Land size	this home 461 m² · comparable 350 m²	+$48,840
Distance to beach	this home 4.48 km · comparable 5.1 km	+$11,417
Net adjustment		+$91,577

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

4 Barbie Avenue

Sold 5 August 2026 · 0.53 km away

Sold for

$1,515,000

Adjusted to this home

$1,403,444

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$151,500
Micro-location	this home 0.15 · comparable 0.0574	+$112,231
Pool	this home 0 · comparable 1	−$97,809
Floor area	this home 255 m² · comparable 151 m²	+$96,096
Car spaces	this home 2 · comparable 4	−$80,256
Bedrooms	this home 5 · comparable 4	+$76,587
Land size	this home 461 m² · comparable 570 m²	−$47,960
Cladding	this home 3 · comparable 4	−$20,000
Year built	this home 2003 · comparable 1999	+$11,200
Distance to beach	this home 4.48 km · comparable 3.98 km	−$10,145
Net adjustment		−$111,556

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.06 km away

Sold for

$1,590,000

Adjusted to this home

$1,407,944

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$159,000
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 255 m² · comparable 241.24 m²	+$12,714
Land size	this home 461 m² · comparable 449 m²	+$5,280
Distance to beach	this home 4.48 km · comparable 4.43 km	−$1,050
Net adjustment		−$182,056

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

41 Gerona Circuit

Sold 26 May 2026 · 0.67 km away

Sold for

$1,410,000

Adjusted to this home

$1,595,379

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Bedrooms	this home 5 · comparable 4	+$76,587
Micro-location	this home 0.15 · comparable 0.0822	+$76,478
Floor area	this home 255 m² · comparable 174 m²	+$74,844
Land size	this home 461 m² · comparable 586 m²	−$55,000
Distance to beach	this home 4.48 km · comparable 5.15 km	+$12,470
Net adjustment		+$185,379

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

56 Southlake Drive

Sold 21 July 2026 · 0.73 km away

Sold for

$1,660,000

Adjusted to this home

$1,688,287

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.15 · comparable 0.0447	+$139,838
Floor area	this home 255 m² · comparable 133 m²	+$112,728
Pool	this home 0 · comparable 1	−$97,809
Bedrooms	this home 5 · comparable 4	+$76,587
Car spaces	this home 2 · comparable 3	−$40,128
Year built	this home 2003 · comparable 1993	+$28,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.48 km · comparable 3.76 km	−$17,689
Land size	this home 461 m² · comparable 432 m²	+$12,760
Net adjustment		+$28,287

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

13 Kodiak Drive

Sold 24 August 2026 · 0.47 km away

Sold for

$1,820,000

Adjusted to this home

$1,521,004

What we added and subtracted to make this sale comparable to 5 Saint Paul Crescent
Condition	this home 7 · comparable 9	−$182,000
Pool	this home 0 · comparable 1	−$97,809
Land size	this home 461 m² · comparable 640 m²	−$78,760
Bedrooms	this home 5 · comparable 4	+$76,587
Floor area	this home 255 m² · comparable 202.99 m²	+$48,058
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
Bathrooms	this home 2 · comparable 3	−$29,265
Distance to beach	this home 4.48 km · comparable 4.84 km	+$8,649
Net adjustment		−$298,996

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 5 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 5 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 →

5 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

40 Gerona Circuit

49 Lantau Crescent

5 Palma Crescent

4 Barbie Avenue

13 Saint Paul Crescent

41 Gerona Circuit

56 Southlake Drive

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 5 Saint Paul Crescent sit?