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.

11 Grenada Court

Sold 12 June 2026 · 0.07 km away

Sold for

$1,350,000

Adjusted to this home

$1,350,455

What we added and subtracted to make this sale comparable to 11 Alderney Court
Condition	this home 6 · comparable 8	−$108,000
Land size	this home 436 m² · comparable 295 m²	+$43,879
Bedrooms	this home 4 · comparable 3	+$24,154
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 139 m² · comparable 118.7 m²	+$15,087
Micro-location	this home 0.1377 · comparable 0.1321	+$6,048
Distance to beach	this home 4.69 km · comparable 4.65 km	−$713
Net adjustment		+$455

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

16 Marciana Crescent

Sold 31 July 2026 · 0.34 km away

Sold for

$1,225,000

Adjusted to this home

$1,331,479

What we added and subtracted to make this sale comparable to 11 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0998	+$37,142
Land size	this home 436 m² · comparable 350 m²	+$26,763
Bedrooms	this home 4 · comparable 3	+$24,154
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 139 m² · comparable 147 m²	−$5,946
Distance to beach	this home 4.69 km · comparable 4.96 km	+$4,366
Net adjustment		+$106,479

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

41 Gerona Circuit

Sold 26 May 2026 · 0.56 km away

Sold for

$1,410,000

Adjusted to this home

$1,348,483

What we added and subtracted to make this sale comparable to 11 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0822	+$62,604
Condition	this home 6 · comparable 7	−$56,400
Land size	this home 436 m² · comparable 586 m²	−$46,680
Floor area	this home 139 m² · comparable 174 m²	−$26,012
Distance to beach	this home 4.69 km · comparable 5.15 km	+$8,562
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$61,517

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

40 Gerona Circuit

Sold 26 May 2026 · 0.50 km away

Sold for

$1,410,000

Adjusted to this home

$1,316,078

What we added and subtracted to make this sale comparable to 11 Alderney Court
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 6 · comparable 7	−$56,400
Micro-location	this home 0.1377 · comparable 0.0943	+$48,955
Floor area	this home 139 m² · comparable 188 m²	−$36,417
Land size	this home 436 m² · comparable 400 m²	+$11,203
Distance to beach	this home 4.69 km · comparable 5.03 km	+$6,328
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$93,922

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

38 Palma Crescent

Sold 9 January 2026 · 0.61 km away

Sold for

$1,350,000

Adjusted to this home

$1,354,963

What we added and subtracted to make this sale comparable to 11 Alderney Court
Condition	this home 6 · comparable 8	−$108,000
Micro-location	this home 0.1377 · comparable 0.0871	+$54,648
Land size	this home 436 m² · comparable 295 m²	+$43,879
Bedrooms	this home 4 · comparable 3	+$24,154
Year built	this home 2002 · comparable 2005	−$10,774
Distance to beach	this home 4.69 km · comparable 5.1 km	+$7,306
Floor area	this home 139 m² · comparable 147.41 m²	−$6,250
Net adjustment		+$4,963

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

21 Altissimo Close

Sold 3 February 2026 · 1.01 km away

Sold for

$1,355,000

Adjusted to this home

$1,339,141

What we added and subtracted to make this sale comparable to 11 Alderney Court
Condition	this home 6 · comparable 9	−$189,700
Micro-location	this home 0.1377 · comparable 0.0315	+$115,121
Year built	this home 2002 · comparable 1994	+$28,730
Bedrooms	this home 4 · comparable 3	+$24,154
Distance to beach	this home 4.69 km · comparable 3.69 km	−$19,902
Floor area	this home 139 m² · comparable 114 m²	+$18,580
Land size	this home 436 m² · comparable 413 m²	+$7,158
Net adjustment		−$15,859

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

14 Windemere Crescent

Sold 10 March 2026 · 0.93 km away

Sold for

$1,350,000

Adjusted to this home

$1,310,017

What we added and subtracted to make this sale comparable to 11 Alderney Court
Water views	this home 0 · comparable 1	−$133,938
Micro-location	this home 0.1377 · comparable 0.0348	+$111,132
Condition	this home 6 · comparable 7	−$54,000
Bedrooms	this home 4 · comparable 3	+$24,154
Floor area	this home 139 m² · comparable 123.36 m²	+$11,624
Land size	this home 436 m² · comparable 400 m²	+$11,203
Distance to beach	this home 4.69 km · comparable 4.12 km	−$10,158
Net adjustment		−$39,983

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

8 Morea Court

Sold 27 August 2026 · 0.97 km away

Sold for

$1,230,000

Adjusted to this home

$1,193,859

What we added and subtracted to make this sale comparable to 11 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0312	+$104,796
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 6 · comparable 7	−$49,200
Distance to beach	this home 4.69 km · comparable 3.93 km	−$12,753
Land size	this home 436 m² · comparable 473 m²	−$11,514
Floor area	this home 139 m² · comparable 148.5 m²	−$7,061
Year built	this home 2002 · comparable 2001	+$3,591
Net adjustment		−$36,141

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 11 Alderney 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 11 Alderney 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

19 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 →

11 Alderney Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Grenada Court

16 Marciana Crescent

41 Gerona Circuit

40 Gerona Circuit

38 Palma Crescent

21 Altissimo Close

14 Windemere Crescent

8 Morea Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Alderney Court sit?