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 · 1.08 km away

Sold for

$1,220,000

Adjusted to this home

$1,242,319

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0316 · comparable 0.0126	+$18,544
Land size	this home 400 m² · comparable 426 m²	−$13,062
Distance to beach	this home 4.25 km · comparable 3.68 km	−$11,053
Year built	this home 2000 · comparable 1994	+$7,061
Floor area	this home 145 m² · comparable 143.96 m²	+$829
Net adjustment		+$22,319

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

11 Magenta Drive

Sold 23 February 2026 · 0.19 km away

Sold for

$1,290,000

Adjusted to this home

$1,273,912

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Condition	this home 6 · comparable 7	−$51,600
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0316 · comparable 0.0215	+$10,423
Floor area	this home 145 m² · comparable 135 m²	+$7,968
Distance to beach	this home 4.25 km · comparable 4.15 km	−$1,702
Year built	this home 2000 · comparable 2001	−$1,177
Net adjustment		−$16,088

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

11 Grenada Court

Sold 12 June 2026 · 1.08 km away

Sold for

$1,350,000

Adjusted to this home

$1,231,942

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Micro-location	this home 0.0316 · comparable 0.1321	−$108,540
Condition	this home 6 · comparable 8	−$108,000
Land size	this home 400 m² · comparable 295 m²	+$52,752
Floor area	this home 145 m² · comparable 118.7 m²	+$20,956
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.25 km · comparable 4.65 km	+$7,128
Year built	this home 2000 · comparable 2002	−$2,354
Net adjustment		−$118,058

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

31 Roundelay Drive

Sold 30 July 2026 · 1.19 km away

Sold for

$1,380,000

Adjusted to this home

$1,237,581

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Condition	this home 6 · comparable 8	−$110,400
Bedrooms	this home 3 · comparable 4	−$29,826
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.25 km · comparable 3.59 km	−$14,738
Land size	this home 400 m² · comparable 420 m²	−$10,048
Year built	this home 2000 · comparable 1994	+$7,061
Floor area	this home 145 m² · comparable 151.3 m²	−$5,020
Micro-location	this home 0.0316 · comparable 0.0311	+$552
Net adjustment		−$142,419

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

21 Pascali Court

Sold 4 March 2026 · 1.03 km away

Sold for

$1,300,000

Adjusted to this home

$1,234,910

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Condition	this home 6 · comparable 8	−$104,000
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 145 m² · comparable 122 m²	+$18,326
Micro-location	this home 0.0316 · comparable 0.0161	+$16,120
Distance to beach	this home 4.25 km · comparable 3.59 km	−$13,884
Land size	this home 400 m² · comparable 415 m²	−$7,536
Year built	this home 2000 · comparable 1995	+$5,884
Net adjustment		−$65,090

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

4 Pascali Court

Sold 5 August 2026 · 1.07 km away

Sold for

$1,150,000

Adjusted to this home

$1,077,301

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Pool	this home 0 · comparable 1	−$109,831
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0316 · comparable 0.0123	+$17,756
Floor area	this home 145 m² · comparable 125.33 m²	+$15,673
Land size	this home 400 m² · comparable 423 m²	−$11,555
Distance to beach	this home 4.25 km · comparable 3.67 km	−$10,626
Year built	this home 2000 · comparable 1995	+$5,884
Net adjustment		−$72,699

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

14 Shorehaven Place

Sold 7 April 2026 · 0.47 km away

Sold for

$1,250,000

Adjusted to this home

$1,135,567

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Pool	this home 0 · comparable 1	−$109,831
Condition	this home 6 · comparable 7	−$50,000
Land size	this home 400 m² · comparable 329 m²	+$35,670
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 145 m² · comparable 155 m²	−$7,968
Micro-location	this home 0.0316 · comparable 0.0245	+$7,100
Distance to beach	this home 4.25 km · comparable 3.87 km	−$7,050
Year built	this home 2000 · comparable 2002	−$2,354
Net adjustment		−$114,433

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

30 South Bay Drive

Sold 17 June 2026 · 0.79 km away

Sold for

$1,015,000

Adjusted to this home

$1,091,574

What we added and subtracted to make this sale comparable to 2 Hillbrook Place
Land size	this home 400 m² · comparable 125 m²	+$138,160
Condition	this home 6 · comparable 8	−$81,200
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 1	+$32,000
Floor area	this home 145 m² · comparable 106.5 m²	+$30,677
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2000 · comparable 2010	−$11,768
Micro-location	this home 0.0316 · comparable 0.0432	−$9,419
Distance to beach	this home 4.25 km · comparable 4.11 km	−$1,876
Net adjustment		+$76,574

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 2 Hillbrook Place 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 2 Hillbrook Place 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

16 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 →

2 Hillbrook Place

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

11 Grenada Court

31 Roundelay Drive

21 Pascali Court

4 Pascali Court

14 Shorehaven Place

30 South Bay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 2 Hillbrook Place sit?