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.

16 Marciana Crescent

Sold 31 July 2026 · 0.42 km away

Sold for

$1,225,000

Adjusted to this home

$1,278,201

What we added and subtracted to make this sale comparable to 9 Grenada Court
Condition	this home 7 · comparable 6	+$49,000
Micro-location	this home 0.1315 · comparable 0.0998	+$31,066
Cladding	this home 1 · comparable 2	−$20,000
Land size	this home 295 m² · comparable 350 m²	−$17,116
Distance to beach	this home 4.64 km · comparable 4.96 km	+$5,174
Year built	this home 2003 · comparable 2002	+$3,591
Floor area	this home 149 m² · comparable 147 m²	+$1,486
Net adjustment		+$53,201

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

11 Grenada Court

Sold 12 June 2026 · 0.01 km away

Sold for

$1,350,000

Adjusted to this home

$1,301,640

What we added and subtracted to make this sale comparable to 9 Grenada Court
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 149 m² · comparable 118.7 m²	+$22,519
Cladding	this home 1 · comparable 2	−$20,000
Year built	this home 2003 · comparable 2002	+$3,591
Micro-location	this home 0.1315 · comparable 0.1321	−$648
Distance to beach	this home 4.64 km · comparable 4.65 km	+$178
Net adjustment		−$48,360

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

6 Pristine Court

Sold 30 June 2026 · 0.96 km away

Sold for

$1,220,000

Adjusted to this home

$1,294,012

What we added and subtracted to make this sale comparable to 9 Grenada Court
Micro-location	this home 0.1315 · comparable 0.0126	+$116,046
Land size	this home 295 m² · comparable 426 m²	−$40,767
Year built	this home 2003 · comparable 1994	+$32,321
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 4.64 km · comparable 3.68 km	−$17,334
Floor area	this home 149 m² · comparable 143.96 m²	+$3,746
Net adjustment		+$74,012

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

4 Pascali Court

Sold 5 August 2026 · 0.96 km away

Sold for

$1,150,000

Adjusted to this home

$1,211,605

What we added and subtracted to make this sale comparable to 9 Grenada Court
Micro-location	this home 0.1315 · comparable 0.0123	+$109,664
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 6	+$46,000
Land size	this home 295 m² · comparable 423 m²	−$39,834
Year built	this home 2003 · comparable 1995	+$28,730
Cladding	this home 1 · comparable 2	−$20,000
Floor area	this home 149 m² · comparable 125.33 m²	+$17,591
Distance to beach	this home 4.64 km · comparable 3.67 km	−$16,546
Net adjustment		+$61,605

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

41 Gerona Circuit

Sold 26 May 2026 · 0.63 km away

Sold for

$1,410,000

Adjusted to this home

$1,301,809

What we added and subtracted to make this sale comparable to 9 Grenada Court
Land size	this home 295 m² · comparable 586 m²	−$90,559
Micro-location	this home 0.1315 · comparable 0.0822	+$55,610
Cladding	this home 1 · comparable 3	−$40,000
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 149 m² · comparable 174 m²	−$18,580
Distance to beach	this home 4.64 km · comparable 5.15 km	+$9,492
Net adjustment		−$108,191

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

40 Gerona Circuit

Sold 26 May 2026 · 0.57 km away

Sold for

$1,410,000

Adjusted to this home

$1,269,405

What we added and subtracted to make this sale comparable to 9 Grenada Court
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1315 · comparable 0.0943	+$41,962
Cladding	this home 1 · comparable 3	−$40,000
Land size	this home 295 m² · comparable 400 m²	−$32,676
Floor area	this home 149 m² · comparable 188 m²	−$28,985
Bedrooms	this home 3 · comparable 4	−$24,154
Distance to beach	this home 4.64 km · comparable 5.03 km	+$7,258
Net adjustment		−$140,595

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

38 Palma Crescent

Sold 9 January 2026 · 0.68 km away

Sold for

$1,350,000

Adjusted to this home

$1,306,149

What we added and subtracted to make this sale comparable to 9 Grenada Court
Condition	this home 7 · comparable 8	−$54,000
Micro-location	this home 0.1315 · comparable 0.0871	+$47,952
Cladding	this home 1 · comparable 3	−$40,000
Distance to beach	this home 4.64 km · comparable 5.1 km	+$8,197
Year built	this home 2003 · comparable 2005	−$7,182
Floor area	this home 149 m² · comparable 147.41 m²	+$1,182
Net adjustment		−$43,851

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

14 Windemere Crescent

Sold 10 March 2026 · 0.85 km away

Sold for

$1,350,000

Adjusted to this home

$1,261,203

What we added and subtracted to make this sale comparable to 9 Grenada Court
Water views	this home 0 · comparable 1	−$133,938
Micro-location	this home 0.1315 · comparable 0.0348	+$104,436
Cladding	this home 1 · comparable 3	−$40,000
Land size	this home 295 m² · comparable 400 m²	−$32,676
Floor area	this home 149 m² · comparable 123.36 m²	+$19,056
Distance to beach	this home 4.64 km · comparable 4.12 km	−$9,266
Year built	this home 2003 · comparable 2002	+$3,591
Net adjustment		−$88,797

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 9 Grenada Court 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 9 Grenada Court 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

17 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 →

9 Grenada Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

16 Marciana Crescent

11 Grenada Court

6 Pristine Court

4 Pascali Court

41 Gerona Circuit

40 Gerona Circuit

38 Palma Crescent

14 Windemere Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Grenada Court sit?