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 · 0.05 km away

Sold for

$1,590,000

Adjusted to this home

$1,684,610

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Pool	this home 1 · comparable 0	+$97,809
Bedrooms	this home 4 · comparable 5	−$76,587
Floor area	this home 307 m² · comparable 241.24 m²	+$60,762
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 504 m² · comparable 449 m²	+$24,200
Distance to beach	this home 4.47 km · comparable 4.43 km	−$839
Net adjustment		+$94,610

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

95 Bayswater Ave

Sold 7 March 2026 · 0.45 km away

Sold for

$1,682,500

Adjusted to this home

$1,729,029

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Pool	this home 1 · comparable 0	+$97,809
Bedrooms	this home 4 · comparable 5	−$76,587
Micro-location	this home 0.15 · comparable 0.116	+$45,764
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 307 m² · comparable 294.19 m²	+$11,837
Land size	this home 504 m² · comparable 488 m²	+$7,040
Distance to beach	this home 4.47 km · comparable 4.5 km	+$666
Net adjustment		+$46,529

A further 10 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

$1,808,836

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Car spaces	this home 2 · comparable 4	−$80,256
Land size	this home 504 m² · comparable 400 m²	+$45,760
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 2005	−$5,600
Floor area	this home 307 m² · comparable 311 m²	−$3,696
Distance to beach	this home 4.47 km · comparable 4.61 km	+$3,363
Net adjustment		−$11,164

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.18 km away

Sold for

$1,950,000

Adjusted to this home

$1,815,937

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Land size	this home 504 m² · comparable 824 m²	−$140,800
Bedrooms	this home 4 · comparable 5	−$76,587
Floor area	this home 307 m² · comparable 233.19 m²	+$68,201
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
Distance to beach	this home 4.47 km · comparable 4.65 km	+$4,634
Year built	this home 2003 · comparable 2004	−$2,800
Net adjustment		−$134,063

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

4 Barbie Avenue

Sold 5 August 2026 · 0.52 km away

Sold for

$1,515,000

Adjusted to this home

$1,672,599

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Floor area	this home 307 m² · comparable 151 m²	+$144,144
Micro-location	this home 0.15 · comparable 0.0574	+$112,231
Car spaces	this home 2 · comparable 4	−$80,256
Bathrooms	this home 3 · comparable 2	+$29,265
Land size	this home 504 m² · comparable 570 m²	−$29,040
Cladding	this home 3 · comparable 4	−$20,000
Year built	this home 2003 · comparable 1999	+$11,200
Distance to beach	this home 4.47 km · comparable 3.98 km	−$9,945
Net adjustment		+$157,599

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

13 Kodiak Drive

Sold 24 August 2026 · 0.48 km away

Sold for

$1,820,000

Adjusted to this home

$1,820,699

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Floor area	this home 307 m² · comparable 202.99 m²	+$96,106
Land size	this home 504 m² · comparable 640 m²	−$59,840
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
Distance to beach	this home 4.47 km · comparable 4.84 km	+$8,889
Net adjustment		+$699

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

73 Azzurra Drive

Sold 10 February 2026 · 0.17 km away

Sold for

$1,730,000

Adjusted to this home

$1,763,436

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Floor area	this home 307 m² · comparable 201.57 m²	+$97,418
Bedrooms	this home 4 · comparable 5	−$76,587
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 504 m² · comparable 432 m²	+$31,680
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 2005	−$5,600
Distance to beach	this home 4.47 km · comparable 4.35 km	−$2,740
Net adjustment		+$33,436

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

36 Meridien Avenue

Sold 3 November 2025 · 0.25 km away

Sold for

$1,775,000

Adjusted to this home

$1,803,193

What we added and subtracted to make this sale comparable to 7 Saint Paul Crescent
Bedrooms	this home 4 · comparable 5	−$76,587
Floor area	this home 307 m² · comparable 228.49 m²	+$72,543
Land size	this home 504 m² · comparable 400 m²	+$45,760
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$29,265
Year built	this home 2003 · comparable 2005	−$5,600
Distance to beach	this home 4.47 km · comparable 4.59 km	+$2,812
Net adjustment		+$28,193

A further 10 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 7 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 7 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

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 →

7 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

95 Bayswater Ave

28 Meridien Avenue

3 Port Peyra Crescent

4 Barbie Avenue

13 Kodiak Drive

73 Azzurra Drive

36 Meridien Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 7 Saint Paul Crescent sit?