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 Magenta Drive

Sold 23 February 2026 · 0.35 km away

Sold for

$1,290,000

Adjusted to this home

$1,236,477

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 400 m²	−$72,576
Floor area	this home 154 m² · comparable 135 m²	+$20,292
Micro-location	this home 0.0117 · comparable 0.0215	−$10,114
Distance to beach	this home 3.8 km · comparable 4.15 km	+$7,198
Year built	this home 2002 · comparable 2001	+$1,677
Net adjustment		−$53,523

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

14 Shorehaven Place

Sold 7 April 2026 · 0.11 km away

Sold for

$1,250,000

Adjusted to this home

$1,196,939

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 329 m²	−$40,768
Micro-location	this home 0.0117 · comparable 0.0245	−$12,800
Distance to beach	this home 3.8 km · comparable 3.87 km	+$1,575
Floor area	this home 154 m² · comparable 155 m²	−$1,068
Net adjustment		−$53,061

A further 12 factors were compared and found the same on both properties, so no money moved.

21 Pascali Court

Sold 4 March 2026 · 0.62 km away

Sold for

$1,300,000

Adjusted to this home

$1,257,128

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 415 m²	−$79,296
Floor area	this home 154 m² · comparable 122 m²	+$34,176
Year built	this home 2002 · comparable 1995	+$11,738
Distance to beach	this home 3.8 km · comparable 3.59 km	−$4,914
Micro-location	this home 0.0117 · comparable 0.0161	−$4,576
Net adjustment		−$42,872

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

31 Roundelay Drive

Sold 30 July 2026 · 0.81 km away

Sold for

$1,380,000

Adjusted to this home

$1,278,453

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 420 m²	−$81,536
Micro-location	this home 0.0117 · comparable 0.0311	−$21,418
Year built	this home 2002 · comparable 1994	+$13,414
Bedrooms	this home 3 · comparable 4	−$9,674
Distance to beach	this home 3.8 km · comparable 3.59 km	−$5,216
Floor area	this home 154 m² · comparable 151.3 m²	+$2,883
Net adjustment		−$101,547

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

6 Pristine Court

Sold 30 June 2026 · 0.72 km away

Sold for

$1,220,000

Adjusted to this home

$1,156,399

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 426 m²	−$84,224
Year built	this home 2002 · comparable 1994	+$13,414
Floor area	this home 154 m² · comparable 143.96 m²	+$10,722
Distance to beach	this home 3.8 km · comparable 3.68 km	−$2,635
Micro-location	this home 0.0117 · comparable 0.0126	−$878
Net adjustment		−$63,601

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

3 Massachusetts Court

Sold 22 July 2026 · 0.89 km away

Sold for

$1,400,000

Adjusted to this home

$1,290,713

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 410 m²	−$77,056
Micro-location	this home 0.0117 · comparable 0.0574	−$51,184
Floor area	this home 154 m² · comparable 120.1 m²	+$36,206
Distance to beach	this home 3.8 km · comparable 3.1 km	−$17,640
Year built	this home 2002 · comparable 1996	+$10,061
Bedrooms	this home 3 · comparable 4	−$9,674
Net adjustment		−$109,287

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

4 Pascali Court

Sold 5 August 2026 · 0.71 km away

Sold for

$1,150,000

Adjusted to this home

$1,106,234

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 423 m²	−$82,880
Floor area	this home 154 m² · comparable 125.33 m²	+$30,619
Year built	this home 2002 · comparable 1995	+$11,738
Distance to beach	this home 3.8 km · comparable 3.67 km	−$2,691
Micro-location	this home 0.0117 · comparable 0.0123	−$552
Net adjustment		−$43,766

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

28 Pristine Court

Sold 8 October 2026 · 0.64 km away

Sold for

$1,170,000

Adjusted to this home

$1,089,481

What we added and subtracted to make this sale comparable to 11 Bellvue Drive
Land size	this home 238 m² · comparable 414 m²	−$78,848
Micro-location	this home 0.0117 · comparable 0.0342	−$21,060
Floor area	this home 154 m² · comparable 141.71 m²	+$13,126
Year built	this home 2002 · comparable 1995	+$11,738
Distance to beach	this home 3.8 km · comparable 3.54 km	−$5,475
Net adjustment		−$80,519

A further 11 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 Bellvue 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 11 Bellvue 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

14 houses are already on the market in Varsity Lakes.

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11 Bellvue Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Magenta Drive

14 Shorehaven Place

21 Pascali Court

31 Roundelay Drive

6 Pristine Court

3 Massachusetts Court

4 Pascali Court

28 Pristine Court

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