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.

28 Pristine Court

Sold 8 October 2026 · 0.30 km away

Sold for

$1,170,000

Adjusted to this home

$1,114,811

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Floor area	this home 105 m² · comparable 141.71 m²	−$89,484
Pool	this home 0 · comparable 1	−$54,145
Car spaces	this home 4 · comparable 2	+$52,422
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 456 m² · comparable 414 m²	+$18,480
Street	this home -0.023 · comparable -0.0146	−$7,862
Micro-location	this home 0.0402 · comparable 0.0342	+$5,616
Year built	this home 1994 · comparable 1995	−$4,006
Distance to beach	this home 3.36 km · comparable 3.54 km	+$3,790
Net adjustment		−$55,189

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

16 Stanford Avenue

Sold 25 September 2026 · 0.47 km away

Sold for

$1,185,000

Adjusted to this home

$1,098,553

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Floor area	this home 105 m² · comparable 149.41 m²	−$108,254
Car spaces	this home 4 · comparable 2	+$52,422
Micro-location	this home 0.0402 · comparable 0.0704	−$28,630
Land size	this home 456 m² · comparable 420 m²	+$15,840
Distance to beach	this home 3.36 km · comparable 2.9 km	−$9,812
Year built	this home 1994 · comparable 1996	−$8,013
Net adjustment		−$86,447

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

6 Pristine Court

Sold 30 June 2026 · 0.34 km away

Sold for

$1,220,000

Adjusted to this home

$1,236,420

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Floor area	this home 105 m² · comparable 143.96 m²	−$94,969
Car spaces	this home 4 · comparable 2	+$52,422
Micro-location	this home 0.0402 · comparable 0.0126	+$26,938
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 456 m² · comparable 426 m²	+$13,200
Street	this home -0.023 · comparable -0.0146	−$8,198
Distance to beach	this home 3.36 km · comparable 3.68 km	+$7,027
Net adjustment		+$16,420

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

4 Pascali Court

Sold 5 August 2026 · 0.35 km away

Sold for

$1,150,000

Adjusted to this home

$1,219,647

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Pool	this home 0 · comparable 1	−$54,145
Car spaces	this home 4 · comparable 2	+$52,422
Floor area	this home 105 m² · comparable 125.33 m²	−$49,557
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.0402 · comparable 0.0123	+$25,668
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 456 m² · comparable 423 m²	+$14,520
Street	this home -0.023 · comparable -0.0364	+$12,328
Distance to beach	this home 3.36 km · comparable 3.67 km	+$6,417
Year built	this home 1994 · comparable 1995	−$4,006
Net adjustment		+$69,647

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

13 Acklin Court

Sold 2 September 2026 · 0.80 km away

Sold for

$1,110,000

Adjusted to this home

$1,048,793

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Floor area	this home 105 m² · comparable 137 m²	−$78,003
Micro-location	this home 0.0402 · comparable 0.1014	−$54,346
Car spaces	this home 4 · comparable 2	+$52,422
Land size	this home 456 m² · comparable 375 m²	+$35,640
Year built	this home 1994 · comparable 2002	−$32,051
Distance to beach	this home 3.36 km · comparable 4.16 km	+$15,131
Net adjustment		−$61,207

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

30 South Bay Drive

Sold 17 June 2026 · 0.81 km away

Sold for

$1,015,000

Adjusted to this home

$1,065,953

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Land size	this home 456 m² · comparable 125 m²	+$145,640
Car spaces	this home 4 · comparable 1	+$78,634
Street	this home -0.023 · comparable 0.064	−$70,644
Year built	this home 1994 · comparable 2010	−$64,102
Condition	this home 7 · comparable 8	−$40,600
Storeys	this home 1 · comparable 2	−$25,049
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.36 km · comparable 4.11 km	+$13,166
Floor area	this home 105 m² · comparable 106.5 m²	−$3,656
Micro-location	this home 0.0402 · comparable 0.0432	−$2,436
Net adjustment		+$50,953

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

31 Roundelay Drive

Sold 30 July 2026 · 0.24 km away

Sold for

$1,380,000

Adjusted to this home

$1,191,602

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Bedrooms	this home 3 · comparable 4	−$124,358
Floor area	this home 105 m² · comparable 151.3 m²	−$112,861
Condition	this home 7 · comparable 8	−$55,200
Car spaces	this home 4 · comparable 2	+$52,422
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 456 m² · comparable 420 m²	+$15,840
Micro-location	this home 0.0402 · comparable 0.0311	+$10,046
Distance to beach	this home 3.36 km · comparable 3.59 km	+$5,713
Net adjustment		−$188,398

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

3 Massachusetts Court

Sold 22 July 2026 · 0.33 km away

Sold for

$1,400,000

Adjusted to this home

$1,148,770

What we added and subtracted to make this sale comparable to 13 Roundelay Drive
Bedrooms	this home 3 · comparable 4	−$124,358
Street	this home -0.023 · comparable 0.0616	−$94,752
Pool	this home 0 · comparable 1	−$54,145
Car spaces	this home 4 · comparable 2	+$52,422
Floor area	this home 105 m² · comparable 120.1 m²	−$36,808
Land size	this home 456 m² · comparable 410 m²	+$20,240
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0402 · comparable 0.0574	−$19,264
Year built	this home 1994 · comparable 1996	−$8,013
Distance to beach	this home 3.36 km · comparable 3.1 km	−$6,552
Net adjustment		−$251,230

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 13 Roundelay 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 13 Roundelay 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

13 Roundelay Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

28 Pristine Court

16 Stanford Avenue

6 Pristine Court

4 Pascali Court

13 Acklin Court

30 South Bay Drive

31 Roundelay Drive

3 Massachusetts Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 13 Roundelay Drive sit?