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.

4 Barbie Avenue

Sold 5 August 2026 · 0.79 km away

Sold for

$1,515,000

Adjusted to this home

$1,460,772

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 283 m² · comparable 151 m²	+$98,102
Micro-location	this home 0.1379 · comparable 0.0574	+$97,566
Car spaces	this home 2 · comparable 4	−$64,000
Cladding	this home 3 · comparable 4	−$20,000
Distance to beach	this home 4.64 km · comparable 3.98 km	−$13,344
Land size	this home 532 m² · comparable 570 m²	−$11,826
Year built	this home 2002 · comparable 1999	+$10,774
Net adjustment		−$54,228

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.32 km away

Sold for

$1,590,000

Adjusted to this home

$1,461,833

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$159,000
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$42,490
Floor area	this home 283 m² · comparable 241.24 m²	+$31,036
Land size	this home 532 m² · comparable 449 m²	+$25,830
Bedrooms	this home 4 · comparable 5	−$24,154
Micro-location	this home 0.1379 · comparable 0.15	−$15,391
Distance to beach	this home 4.64 km · comparable 4.43 km	−$4,407
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$128,167

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

45 North Shore Avenue

Sold 22 April 2026 · 0.97 km away

Sold for

$1,700,000

Adjusted to this home

$1,631,517

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$170,000
Micro-location	this home 0.1379 · comparable 0.0333	+$142,256
Floor area	this home 283 m² · comparable 188 m²	+$70,604
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 532 m² · comparable 637 m²	−$32,676
Distance to beach	this home 4.64 km · comparable 3.99 km	−$14,667
Net adjustment		−$68,483

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

49 Lantau Crescent

Sold 21 January 2026 · 0.49 km away

Sold for

$1,475,000

Adjusted to this home

$1,520,977

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$147,500
Floor area	this home 283 m² · comparable 176.74 m²	+$78,973
Micro-location	this home 0.1379 · comparable 0.0831	+$64,664
Land size	this home 532 m² · comparable 400 m²	+$41,078
Distance to beach	this home 4.64 km · comparable 5.09 km	+$8,762
Net adjustment		+$45,977

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

40 Gerona Circuit

Sold 26 May 2026 · 0.51 km away

Sold for

$1,410,000

Adjusted to this home

$1,574,530

What we added and subtracted to make this sale comparable to 3 Alderney Court
Floor area	this home 283 m² · comparable 188 m²	+$70,604
Micro-location	this home 0.1379 · comparable 0.0943	+$49,181
Land size	this home 532 m² · comparable 400 m²	+$41,078
Distance to beach	this home 4.64 km · comparable 5.03 km	+$7,258
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$164,530

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

95 Bayswater Ave

Sold 7 March 2026 · 0.23 km away

Sold for

$1,682,500

Adjusted to this home

$1,520,509

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$168,250
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$42,490
Micro-location	this home 0.1379 · comparable 0.116	+$29,478
Bedrooms	this home 4 · comparable 5	−$24,154
Bathrooms	this home 2 · comparable 3	−$19,250
Land size	this home 532 m² · comparable 488 m²	+$13,693
Floor area	this home 283 m² · comparable 294.19 m²	−$8,317
Year built	this home 2002 · comparable 2003	−$3,591
Distance to beach	this home 4.64 km · comparable 4.5 km	−$3,110
Net adjustment		−$161,991

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

13 Kodiak Drive

Sold 24 August 2026 · 0.20 km away

Sold for

$1,820,000

Adjusted to this home

$1,589,381

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$182,000
Floor area	this home 283 m² · comparable 202.99 m²	+$59,463
Storeys	this home 1 · comparable 2	−$42,490
Land size	this home 532 m² · comparable 640 m²	−$33,610
Car spaces	this home 2 · comparable 3	−$32,000
Bathrooms	this home 2 · comparable 3	−$19,250
Micro-location	this home 0.1379 · comparable 0.1255	+$18,054
Distance to beach	this home 4.64 km · comparable 4.84 km	+$4,805
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$230,619

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

56 Southlake Drive

Sold 21 July 2026 · 0.94 km away

Sold for

$1,660,000

Adjusted to this home

$1,719,496

What we added and subtracted to make this sale comparable to 3 Alderney Court
Condition	this home 7 · comparable 9	−$166,000
Micro-location	this home 0.1379 · comparable 0.0447	+$123,770
Floor area	this home 283 m² · comparable 133 m²	+$111,480
Year built	this home 2002 · comparable 1993	+$32,321
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 532 m² · comparable 432 m²	+$31,120
Distance to beach	this home 4.64 km · comparable 3.76 km	−$21,195
Air conditioning	this home 0 · comparable 1	−$20,000
Net adjustment		+$59,496

A further 9 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 3 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 3 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

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 →

3 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

4 Barbie Avenue

13 Saint Paul Crescent

45 North Shore Avenue

49 Lantau Crescent

40 Gerona Circuit

95 Bayswater Ave

13 Kodiak Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 3 Alderney Court sit?