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.

17 North Shore Avenue

Sold 22 April 2026 · 0.07 km away

Sold for

$1,685,000

Adjusted to this home

$1,647,409

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Land size	this home 724 m² · comparable 411 m²	+$176,031
Floor area	this home 189 m² · comparable 289.47 m²	−$91,468
Bathrooms	this home 2 · comparable 3	−$82,321
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 4 · comparable 5	−$7,462
Micro-location	this home 0.0205 · comparable 0.021	−$674
Distance to beach	this home 3.98 km · comparable 3.99 km	+$303
Net adjustment		−$37,591

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 · 0.26 km away

Sold for

$1,700,000

Adjusted to this home

$1,565,594

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Condition	this home 8 · comparable 9	−$102,000
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 724 m² · comparable 637 m²	+$48,929
Micro-location	this home 0.0205 · comparable 0.0333	−$17,408
Year built	this home 2001 · comparable 2002	−$1,143
Floor area	this home 189 m² · comparable 188 m²	+$910
Distance to beach	this home 3.98 km · comparable 3.99 km	+$306
Net adjustment		−$134,406

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

5 Tourangeau Crescent

Sold 17 November 2025 · 0.23 km away

Sold for

$1,451,000

Adjusted to this home

$1,516,660

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Land size	this home 724 m² · comparable 400 m²	+$182,218
Condition	this home 8 · comparable 9	−$87,060
Floor area	this home 189 m² · comparable 212.8 m²	−$21,667
Micro-location	this home 0.0205 · comparable 0.033	−$14,510
Bedrooms	this home 4 · comparable 3	+$7,462
Distance to beach	this home 3.98 km · comparable 3.95 km	−$783
Net adjustment		+$65,660

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

14 Windemere Crescent

Sold 10 March 2026 · 0.28 km away

Sold for

$1,350,000

Adjusted to this home

$1,435,966

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Water views	this home 0 · comparable 1	−$267,510
Land size	this home 724 m² · comparable 400 m²	+$182,218
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 189 m² · comparable 123.36 m²	+$59,758
Condition	this home 8 · comparable 7	+$54,000
Micro-location	this home 0.0205 · comparable 0.0348	−$15,444
Bedrooms	this home 4 · comparable 3	+$7,462
Distance to beach	this home 3.98 km · comparable 4.12 km	+$2,625
Year built	this home 2001 · comparable 2002	−$1,143
Net adjustment		+$85,966

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.36 km away

Sold for

$1,500,000

Adjusted to this home

$1,678,080

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$60,000
Land size	this home 724 m² · comparable 640 m²	+$47,242
Floor area	this home 189 m² · comparable 213.39 m²	−$22,205
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$7,462
Distance to beach	this home 3.98 km · comparable 4.28 km	+$6,084
Micro-location	this home 0.0205 · comparable 0.0233	−$3,360
Year built	this home 2001 · comparable 2002	−$1,143
Net adjustment		+$178,080

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

8 Morea Court

Sold 27 August 2026 · 0.34 km away

Sold for

$1,230,000

Adjusted to this home

$1,445,597

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Land size	this home 724 m² · comparable 473 m²	+$141,162
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$49,200
Floor area	this home 189 m² · comparable 148.5 m²	+$36,871
Micro-location	this home 0.0205 · comparable 0.0312	−$10,529
Distance to beach	this home 3.98 km · comparable 3.93 km	−$1,107
Net adjustment		+$215,597

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

3 Massachusetts Court

Sold 22 July 2026 · 1.11 km away

Sold for

$1,400,000

Adjusted to this home

$1,657,532

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Land size	this home 724 m² · comparable 410 m²	+$176,594
Floor area	this home 189 m² · comparable 120.1 m²	+$62,726
Condition	this home 8 · comparable 7	+$56,000
Micro-location	this home 0.0205 · comparable 0.0574	−$41,328
Distance to beach	this home 3.98 km · comparable 3.1 km	−$22,176
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2001 · comparable 1996	+$5,716
Net adjustment		+$257,532

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

31 Roundelay Drive

Sold 30 July 2026 · 0.99 km away

Sold for

$1,380,000

Adjusted to this home

$1,655,905

What we added and subtracted to make this sale comparable to 3 Belmont Drive
Land size	this home 724 m² · comparable 420 m²	+$170,970
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 189 m² · comparable 151.3 m²	+$34,322
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0205 · comparable 0.0311	−$11,702
Distance to beach	this home 3.98 km · comparable 3.59 km	−$9,687
Year built	this home 2001 · comparable 1994	+$8,002
Net adjustment		+$275,905

A further 10 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 Belmont 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 3 Belmont 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

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 Belmont Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

17 North Shore Avenue

45 North Shore Avenue

5 Tourangeau Crescent

14 Windemere Crescent

22 Mapleton Circuit

8 Morea Court

3 Massachusetts Court

31 Roundelay Drive

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