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.

6 Pristine Court

Sold 30 June 2026 · 0.91 km away

Sold for

$1,220,000

Adjusted to this home

$1,241,090

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Land size	this home 350 m² · comparable 426 m²	−$31,981
Year built	this home 2001 · comparable 1994	+$25,995
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Micro-location	this home 0.021 · comparable 0.0126	+$8,198
Distance to beach	this home 4.03 km · comparable 3.68 km	−$7,510
Floor area	this home 136 m² · comparable 143.96 m²	−$6,966
Net adjustment		+$21,090

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

11 Magenta Drive

Sold 23 February 2026 · 0.15 km away

Sold for

$1,290,000

Adjusted to this home

$1,253,116

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Condition	this home 6 · comparable 7	−$51,600
Land size	this home 350 m² · comparable 400 m²	−$21,040
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Distance to beach	this home 4.03 km · comparable 4.15 km	+$2,043
Floor area	this home 136 m² · comparable 135 m²	+$875
Micro-location	this home 0.021 · comparable 0.0215	−$516
Net adjustment		−$36,884

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

4 Pascali Court

Sold 5 August 2026 · 0.89 km away

Sold for

$1,150,000

Adjusted to this home

$1,120,974

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 350 m² · comparable 423 m²	−$30,718
Year built	this home 2001 · comparable 1995	+$22,282
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Floor area	this home 136 m² · comparable 125.33 m²	+$9,338
Micro-location	this home 0.021 · comparable 0.0123	+$8,004
Distance to beach	this home 4.03 km · comparable 3.67 km	−$7,286
Net adjustment		−$29,026

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

21 Pascali Court

Sold 4 March 2026 · 0.83 km away

Sold for

$1,300,000

Adjusted to this home

$1,231,524

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Condition	this home 6 · comparable 8	−$104,000
Land size	this home 350 m² · comparable 415 m²	−$27,352
Year built	this home 2001 · comparable 1995	+$22,282
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Floor area	this home 136 m² · comparable 122 m²	+$12,253
Distance to beach	this home 4.03 km · comparable 3.59 km	−$10,109
Micro-location	this home 0.021 · comparable 0.0161	+$5,096
Net adjustment		−$68,476

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

31 Roundelay Drive

Sold 30 July 2026 · 1.01 km away

Sold for

$1,380,000

Adjusted to this home

$1,250,868

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Condition	this home 6 · comparable 8	−$110,400
Land size	this home 350 m² · comparable 420 m²	−$29,456
Year built	this home 2001 · comparable 1994	+$25,995
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 136 m² · comparable 151.3 m²	−$13,390
Micro-location	this home 0.021 · comparable 0.0311	−$11,150
Distance to beach	this home 4.03 km · comparable 3.59 km	−$10,731
Net adjustment		−$129,132

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

3 Massachusetts Court

Sold 22 July 2026 · 1.15 km away

Sold for

$1,400,000

Adjusted to this home

$1,243,234

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 6 · comparable 7	−$56,000
Micro-location	this home 0.021 · comparable 0.0574	−$40,768
Land size	this home 350 m² · comparable 410 m²	−$25,248
Distance to beach	this home 4.03 km · comparable 3.1 km	−$23,234
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2001 · comparable 1996	+$18,568
Floor area	this home 136 m² · comparable 120.1 m²	+$13,916
Net adjustment		−$156,766

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

11 Grenada Court

Sold 12 June 2026 · 1.10 km away

Sold for

$1,350,000

Adjusted to this home

$1,200,986

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Micro-location	this home 0.021 · comparable 0.1321	−$119,988
Condition	this home 6 · comparable 8	−$108,000
Land size	this home 350 m² · comparable 295 m²	+$23,144
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 136 m² · comparable 118.7 m²	+$15,141
Bedrooms	this home 4 · comparable 3	+$13,354
Distance to beach	this home 4.03 km · comparable 4.65 km	+$11,049
Year built	this home 2001 · comparable 2002	−$3,714
Net adjustment		−$149,014

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

14 Shorehaven Place

Sold 7 April 2026 · 0.26 km away

Sold for

$1,250,000

Adjusted to this home

$1,150,928

What we added and subtracted to make this sale comparable to 10 Belmont Drive
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 6 · comparable 7	−$50,000
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 136 m² · comparable 155 m²	−$16,629
Bedrooms	this home 4 · comparable 3	+$13,354
Land size	this home 350 m² · comparable 329 m²	+$8,837
Year built	this home 2001 · comparable 2002	−$3,714
Micro-location	this home 0.021 · comparable 0.0245	−$3,500
Distance to beach	this home 4.03 km · comparable 3.87 km	−$3,420
Net adjustment		−$99,072

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 10 Belmont 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 10 Belmont Drive 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 →

10 Belmont Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

6 Pristine Court

11 Magenta Drive

4 Pascali Court

21 Pascali Court

31 Roundelay Drive

3 Massachusetts Court

11 Grenada Court

14 Shorehaven Place

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 10 Belmont Drive sit?