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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.52 km away

Sold for

$1,400,000

Adjusted to this home

$1,260,969

What we added and subtracted to make this sale comparable to 11 Willow Street
Condition	this home 6 · comparable 8	−$112,000
Car spaces	this home 4 · comparable 2	+$102,280
Bathrooms	this home 1 · comparable 2	−$52,000
Street	this home -0.001 · comparable 0.0386	−$44,352
Year built	this home 1983 · comparable 1995	−$36,672
Land size	this home 607 m² · comparable 405 m²	+$31,835
Micro-location	this home -0.0058 · comparable 0.0223	−$31,472
Floor area	this home 148 m² · comparable 145 m²	+$5,736
Distance to beach	this home 4.02 km · comparable 3.92 km	−$2,386
Net adjustment		−$139,031

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

13 Acklin Court

Sold 2 September 2026 · 1.16 km away

Sold for

$1,110,000

Adjusted to this home

$1,086,268

What we added and subtracted to make this sale comparable to 11 Willow Street
Car spaces	this home 4 · comparable 2	+$102,280
Micro-location	this home -0.0058 · comparable 0.1014	−$95,194
Pool	this home 1 · comparable 0	+$64,000
Year built	this home 1983 · comparable 2002	−$58,064
Bathrooms	this home 1 · comparable 2	−$52,000
Condition	this home 6 · comparable 7	−$44,400
Land size	this home 607 m² · comparable 375 m²	+$36,563
Floor area	this home 148 m² · comparable 137 m²	+$21,032
Distance to beach	this home 4.02 km · comparable 4.16 km	+$2,051
Net adjustment		−$23,732

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

39 Brier Crescent

Sold 16 May 2026 · 0.37 km away

Sold for

$1,302,000

Adjusted to this home

$1,190,403

What we added and subtracted to make this sale comparable to 11 Willow Street
Condition	this home 6 · comparable 8	−$104,160
Year built	this home 1983 · comparable 2013	−$91,680
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Car spaces	this home 4 · comparable 3	+$51,140
Street	this home -0.001 · comparable -0.0225	+$22,394
Micro-location	this home -0.0058 · comparable 0.0157	−$22,394
Cladding	this home 3 · comparable 1	+$17,966
Land size	this home 607 m² · comparable 708 m²	−$15,918
Floor area	this home 148 m² · comparable 141 m²	+$13,384
Distance to beach	this home 4.02 km · comparable 4.35 km	+$5,671
Net adjustment		−$111,597

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

31 Roundelay Drive

Sold 30 July 2026 · 1.35 km away

Sold for

$1,380,000

Adjusted to this home

$1,220,587

What we added and subtracted to make this sale comparable to 11 Willow Street
Bedrooms	this home 3 · comparable 4	−$134,822
Condition	this home 6 · comparable 8	−$110,400
Car spaces	this home 4 · comparable 2	+$102,280
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Micro-location	this home -0.0058 · comparable 0.0311	−$40,738
Year built	this home 1983 · comparable 1994	−$33,616
Land size	this home 607 m² · comparable 420 m²	+$29,471
Street	this home -0.001 · comparable -0.023	+$24,288
Distance to beach	this home 4.02 km · comparable 3.59 km	−$10,549
Cladding	this home 3 · comparable 2	+$8,983
Floor area	this home 148 m² · comparable 151.3 m²	−$6,310
Net adjustment		−$159,413

A further 6 factors were compared and found the same on both properties, so no money moved.

3 Dorothy Place

Sold 27 March 2026 · 0.99 km away

Sold for

$1,300,000

Adjusted to this home

$1,328,220

What we added and subtracted to make this sale comparable to 11 Willow Street
Car spaces	this home 4 · comparable 2	+$102,280
Micro-location	this home -0.0058 · comparable 0.0479	−$55,848
Bathrooms	this home 1 · comparable 2	−$52,000
Year built	this home 1983 · comparable 1995	−$36,672
Floor area	this home 148 m² · comparable 129.58 m²	+$35,219
Land size	this home 607 m² · comparable 410 m²	+$31,047
Cladding	this home 3 · comparable 2	+$8,983
Distance to beach	this home 4.02 km · comparable 3.81 km	−$4,789
Net adjustment		+$28,220

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

8 Cumberland Drive

Sold 3 June 2026 · 0.86 km away

Sold for

$1,415,000

Adjusted to this home

$1,265,456

What we added and subtracted to make this sale comparable to 11 Willow Street
Car spaces	this home 4 · comparable 2	+$102,280
Street	this home -0.001 · comparable 0.0563	−$64,864
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home -0.0058 · comparable 0.0462	−$58,864
Condition	this home 6 · comparable 7	−$56,600
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 148 m² · comparable 167.88 m²	−$38,010
Year built	this home 1983 · comparable 1992	−$27,504
Land size	this home 607 m² · comparable 703 m²	−$15,130
Distance to beach	this home 4.02 km · comparable 3.55 km	−$11,835
Cladding	this home 3 · comparable 2	+$8,983
Net adjustment		−$149,544

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

31 Lakeridge Drive

Sold 17 November 2025 · 0.84 km away

Sold for

$1,300,000

Adjusted to this home

$1,238,480

What we added and subtracted to make this sale comparable to 11 Willow Street
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home -0.0058 · comparable 0.0457	−$53,560
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 148 m² · comparable 137 m²	+$21,032
Street	this home -0.001 · comparable 0.016	−$17,680
Distance to beach	this home 4.02 km · comparable 3.46 km	−$12,979
Year built	this home 1983 · comparable 1987	−$12,224
Cladding	this home 3 · comparable 2	+$8,983
Land size	this home 607 m² · comparable 652 m²	−$7,092
Net adjustment		−$61,520

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

6 Clematis Court

Sold 1 July 2026 · 0.34 km away

Sold for

$1,000,000

Adjusted to this home

$1,129,103

What we added and subtracted to make this sale comparable to 11 Willow Street
Car spaces	this home 4 · comparable 1	+$153,420
Floor area	this home 148 m² · comparable 114 m²	+$65,008
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 607 m² · comparable 1002 m²	−$62,252
Year built	this home 1983 · comparable 2002	−$58,064
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 2	+$8,983
Micro-location	this home -0.0058 · comparable 0.0023	−$6,480
Distance to beach	this home 4.02 km · comparable 4.36 km	+$4,488
Net adjustment		+$129,103

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 11 Willow Street 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 Willow Street 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 →

11 Willow Street

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

9 Gainsborough Drive

13 Acklin Court

39 Brier Crescent

31 Roundelay Drive

3 Dorothy Place

8 Cumberland Drive

31 Lakeridge Drive

6 Clematis Court

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