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.

4 Callicarpa Street

Sold 1 July 2026 · 1.97 km away

Sold for

$1,420,000

Adjusted to this home

$1,220,073

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 190 m²	−$161,186
Condition	this home 7 · comparable 8	−$56,800
Micro-location	this home 0.0483 · comparable 0.0071	+$46,803
Distance to beach	this home 7.49 km · comparable 5.81 km	−$26,412
Year built	this home 2009 · comparable 1999	+$24,000
Cladding	this home 1 · comparable 2	−$20,000
Street	this home 0.0018 · comparable 0.0057	−$4,430
Land size	this home 605 m² · comparable 687 m²	−$1,902
Net adjustment		−$199,927

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

29 Gordonia Drive

Sold 2.03 km away

Sold for

$1,595,000

Adjusted to this home

$1,218,290

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 226 m²	−$256,313
Bedrooms	this home 3 · comparable 4	−$88,000
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0483 · comparable 0.0116	+$46,830
Distance to beach	this home 7.49 km · comparable 5.73 km	−$31,351
Street	this home 0.0018 · comparable -0.0165	+$23,350
Cladding	this home 1 · comparable 2	−$20,000
Year built	this home 2009 · comparable 2001	+$19,200
Land size	this home 605 m² · comparable 882 m²	−$6,426
Net adjustment		−$376,710

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

42 Gordonia Drive

Sold 7 May 2026 · 2.03 km away

Sold for

$1,530,000

Adjusted to this home

$1,207,737

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 235 m²	−$280,094
Condition	this home 7 · comparable 8	−$61,200
Micro-location	this home 0.0483 · comparable 0.0203	+$34,272
Distance to beach	this home 7.49 km · comparable 5.77 km	−$29,266
Street	this home 0.0018 · comparable -0.0165	+$22,399
Cladding	this home 1 · comparable 2	−$20,000
Year built	this home 2009 · comparable 2002	+$16,800
Land size	this home 605 m² · comparable 828 m²	−$5,174
Net adjustment		−$322,263

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

19 Grove Creek Close

Sold 8 June 2026 · 1.25 km away

Sold for

$1,740,000

Adjusted to this home

$1,252,802

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 312 m²	−$272,463
Bedrooms	this home 3 · comparable 4	−$49,584
Pool	this home 0 · comparable 1	−$36,061
Bathrooms	this home 2 · comparable 3	−$33,807
Street	this home 0.0018 · comparable 0.0394	−$29,490
Storeys	this home 1 · comparable 2	−$22,538
Cladding	this home 1 · comparable 3	−$22,538
Micro-location	this home 0.0483 · comparable 0.0644	−$12,628
Distance to beach	this home 7.49 km · comparable 6.34 km	−$12,177
Year built	this home 2009 · comparable 2003	+$8,114
Land size	this home 605 m² · comparable 913 m²	−$4,026
Net adjustment		−$487,198

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

10 Panorama Drive

Sold 12 March 2026 · 1.11 km away

Sold for

$1,575,000

Adjusted to this home

$1,185,432

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Condition	this home 7 · comparable 9	−$157,500
Street	this home 0.0018 · comparable 0.0851	−$104,958
Bedrooms	this home 3 · comparable 4	−$88,000
Micro-location	this home 0.0483 · comparable 0.0022	+$58,086
Cladding	this home 1 · comparable 3	−$40,000
Floor area	this home 129 m² · comparable 141.23 m²	−$32,317
Distance to beach	this home 7.49 km · comparable 6.57 km	−$15,650
Year built	this home 2009 · comparable 2013	−$9,600
Land size	this home 605 m² · comparable 589 m²	+$371
Net adjustment		−$389,568

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

10 Stargate Court

Sold 26 May 2026 · 0.96 km away

Sold for

$1,700,000

Adjusted to this home

$1,224,000

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 272 m²	−$283,142
Bedrooms	this home 3 · comparable 4	−$65,940
Condition	this home 7 · comparable 8	−$50,954
Pool	this home 0 · comparable 1	−$47,957
Cladding	this home 1 · comparable 3	−$29,973
Micro-location	this home 0.0483 · comparable 0.0338	+$14,777
Street	this home 0.0018 · comparable 0.0117	−$10,089
Distance to beach	this home 7.49 km · comparable 7.02 km	−$6,466
Year built	this home 2009 · comparable 2006	+$5,395
Land size	this home 605 m² · comparable 700 m²	−$1,651
Net adjustment		−$476,000

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

10 Palomar Street Reedy Creek

Sold 23 January 2026 · 0.19 km away

Sold for

$1,565,000

Adjusted to this home

$1,246,146

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 179.14 m²	−$112,944
Bedrooms	this home 3 · comparable 4	−$75,018
Condition	this home 7 · comparable 8	−$53,365
Storeys	this home 1 · comparable 2	−$34,099
Cladding	this home 1 · comparable 3	−$34,099
Micro-location	this home 0.0483 · comparable 0.0536	−$5,656
Land size	this home 605 m² · comparable 763 m²	−$3,125
Distance to beach	this home 7.49 km · comparable 7.31 km	−$2,594
Year built	this home 2009 · comparable 2008	+$2,046
Net adjustment		−$318,854

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

14 Gordonia Drive

Sold 2.18 km away

Sold for

$1,595,000

Adjusted to this home

$1,175,839

What we added and subtracted to make this sale comparable to 99 Observatory Drive
Floor area	this home 129 m² · comparable 267 m²	−$208,443
Condition	this home 7 · comparable 9	−$91,174
Bedrooms	this home 3 · comparable 4	−$50,302
Pool	this home 0 · comparable 1	−$36,584
Micro-location	this home 0.0483 · comparable 0.0034	+$32,750
Storeys	this home 1 · comparable 2	−$22,865
Cladding	this home 1 · comparable 3	−$22,865
Distance to beach	this home 7.49 km · comparable 5.54 km	−$20,207
Car spaces	this home 2 · comparable 3	−$18,292
Street	this home 0.0018 · comparable -0.0165	+$13,348
Year built	this home 2009 · comparable 2003	+$8,231
Land size	this home 605 m² · comparable 813 m²	−$2,758
Net adjustment		−$419,161

A further 6 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 99 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 99 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

99 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

4 Callicarpa Street

29 Gordonia Drive

42 Gordonia Drive

19 Grove Creek Close

10 Panorama Drive

10 Stargate Court

10 Palomar Street Reedy Creek

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 99 Observatory Drive sit?

Your home

See your home the way a buyer does

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

148 Barden Ridge Road

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields