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.

10 Gilgandra Close

Sold 6 August 2026 · 0.79 km away

Sold for

$1,850,000

Adjusted to this home

$1,813,227

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Bedrooms	this home 6 · comparable 5	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0018 · comparable 0.0211	−$28,564
Micro-location	this home 0.052 · comparable 0.0336	+$27,232
Distance to beach	this home 7.22 km · comparable 6.57 km	−$12,987
Floor area	this home 323 m² · comparable 319 m²	+$11,114
Year built	this home 2007 · comparable 2004	+$7,200
Land size	this home 660 m² · comparable 700 m²	−$768
Net adjustment		−$36,773

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

2 Coffeebush Court

Sold 1 September 2026 · 1.67 km away

Sold for

$1,745,000

Adjusted to this home

$1,932,123

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Bedrooms	this home 6 · comparable 5	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.0018 · comparable -0.0355	+$52,070
Micro-location	this home 0.052 · comparable 0.032	+$27,920
Distance to beach	this home 7.22 km · comparable 5.86 km	−$26,217
Floor area	this home 323 m² · comparable 315 m²	+$22,227
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2007 · comparable 2002	+$12,000
Land size	this home 660 m² · comparable 914 m²	−$4,877
Net adjustment		+$187,123

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

116 Barden Ridge Road Reedy Creek

Sold 9 January 2026 · 1.73 km away

Sold for

$1,950,000

Adjusted to this home

$2,006,099

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 208 m²	+$319,516
Street	this home 0.0018 · comparable 0.1118	−$171,600
Micro-location	this home 0.052 · comparable 0.1485	−$150,540
Bedrooms	this home 6 · comparable 5	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Year built	this home 2007 · comparable 2013	−$14,400
Land size	this home 660 m² · comparable 1062 m²	−$7,718
Distance to beach	this home 7.22 km · comparable 7.07 km	−$3,159
Net adjustment		+$56,099

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.62 km away

Sold for

$1,800,000

Adjusted to this home

$1,966,800

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 281 m²	+$116,693
Bedrooms	this home 6 · comparable 5	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.0018 · comparable 0.0405	−$55,728
Micro-location	this home 0.052 · comparable 0.0323	+$28,368
Distance to beach	this home 7.22 km · comparable 6.8 km	−$8,165
Year built	this home 2007 · comparable 2006	+$2,400
Land size	this home 660 m² · comparable 700 m²	−$768
Net adjustment		+$166,800

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

10 Monserrat Court

Sold 3 January 2026 · 1.13 km away

Sold for

$1,825,000

Adjusted to this home

$1,926,632

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 260 m²	+$175,039
Street	this home 0.0018 · comparable 0.0831	−$118,698
Micro-location	this home 0.052 · comparable 0.1157	−$93,002
Bedrooms	this home 6 · comparable 5	+$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Year built	this home 2007 · comparable 2009	−$4,800
Distance to beach	this home 7.22 km · comparable 7.01 km	−$4,139
Land size	this home 660 m² · comparable 700 m²	−$768
Net adjustment		+$101,632

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

51 Observatory Drive

Sold 17 August 2026 · 0.55 km away

Sold for

$1,987,500

Adjusted to this home

$1,755,986

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 409 m²	−$238,942
Bedrooms	this home 6 · comparable 5	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.052 · comparable 0.0392	+$20,352
Distance to beach	this home 7.22 km · comparable 6.75 km	−$10,089
Year built	this home 2007 · comparable 2004	+$7,200
Land size	this home 660 m² · comparable 766 m²	−$2,035
Net adjustment		−$231,514

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

21 Kirkwood Place

Sold 12 December 2025 · 1.51 km away

Sold for

$2,050,000

Adjusted to this home

$2,027,240

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 194.57 m²	+$356,830
Street	this home 0.0018 · comparable 0.15	−$243,048
Micro-location	this home 0.052 · comparable 0.15	−$160,720
Bedrooms	this home 6 · comparable 5	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2007 · comparable 2015	−$19,200
Land size	this home 660 m² · comparable 900 m²	−$4,608
Distance to beach	this home 7.22 km · comparable 7.4 km	+$3,986
Net adjustment		−$22,760

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

20 Barton Street

Sold 10 June 2026 · 0.51 km away

Sold for

$1,907,500

Adjusted to this home

$2,093,146

What we added and subtracted to make this sale comparable to 82 Observatory Drive
Floor area	this home 323 m² · comparable 274 m²	+$136,142
Bedrooms	this home 6 · comparable 5	+$88,000
Street	this home 0.0018 · comparable 0.0503	−$74,011
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 3 · comparable 1	+$40,000
Distance to beach	this home 7.22 km · comparable 6.76 km	−$9,477
Year built	this home 2007 · comparable 2004	+$7,200
Micro-location	this home 0.052 · comparable 0.0488	+$4,883
Land size	this home 660 m² · comparable 821 m²	−$3,091
Net adjustment		+$185,646

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 82 Observatory Drive 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 82 Observatory Drive over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

82 Observatory Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

10 Gilgandra Close

2 Coffeebush Court

116 Barden Ridge Road Reedy Creek

21 York Creek Crescent Reedy Creek

10 Monserrat Court

51 Observatory Drive

21 Kirkwood Place

20 Barton Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 82 Observatory Drive sit?

Your home

See your home the way a buyer does

39 Meridien Avenue

14 Grove Creek Close

34 Willow Tree Drive

9 Southern Skies Avenue

41 Heights Drive

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields