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 · 1.30 km away

Sold for

$1,220,000

Adjusted to this home

$1,206,220

What we added and subtracted to make this sale comparable to 3 Rafael Place
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 4.79 km · comparable 3.68 km	−$19,750
Year built	this home 2001 · comparable 1994	+$19,600
Floor area	this home 167 m² · comparable 143.96 m²	+$18,524
Land size	this home 400 m² · comparable 426 m²	−$13,520
Micro-location	this home 0.014 · comparable 0.0126	+$1,366
Net adjustment		−$13,780

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

16 Marciana Crescent

Sold 31 July 2026 · 1.04 km away

Sold for

$1,225,000

Adjusted to this home

$1,162,945

What we added and subtracted to make this sale comparable to 3 Rafael Place
Micro-location	this home 0.014 · comparable 0.0998	−$84,084
Land size	this home 400 m² · comparable 350 m²	+$26,000
Cladding	this home 1 · comparable 2	−$20,000
Floor area	this home 167 m² · comparable 147 m²	+$16,080
Year built	this home 2001 · comparable 2002	−$2,800
Distance to beach	this home 4.79 km · comparable 4.96 km	+$2,749
Net adjustment		−$62,055

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

11 Magenta Drive

Sold 23 February 2026 · 0.66 km away

Sold for

$1,290,000

Adjusted to this home

$1,277,090

What we added and subtracted to make this sale comparable to 3 Rafael Place
Floor area	this home 167 m² · comparable 135 m²	+$25,728
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 4.79 km · comparable 4.15 km	−$10,898
Micro-location	this home 0.014 · comparable 0.0215	−$7,740
Net adjustment		−$12,910

A further 13 factors were compared and found the same on both properties, so no money moved.

11 Grenada Court

Sold 12 June 2026 · 0.74 km away

Sold for

$1,350,000

Adjusted to this home

$1,290,592

What we added and subtracted to make this sale comparable to 3 Rafael Place
Micro-location	this home 0.014 · comparable 0.1321	−$127,548
Land size	this home 400 m² · comparable 295 m²	+$54,600
Floor area	this home 167 m² · comparable 118.7 m²	+$38,834
Cladding	this home 1 · comparable 2	−$20,000
Year built	this home 2001 · comparable 2002	−$2,800
Distance to beach	this home 4.79 km · comparable 4.65 km	−$2,494
Net adjustment		−$59,408

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

34 Gerona Circuit

Sold 1 December 2025 · 1.21 km away

Sold for

$1,280,000

Adjusted to this home

$1,209,254

What we added and subtracted to make this sale comparable to 3 Rafael Place
Micro-location	this home 0.014 · comparable 0.0877	−$75,469
Floor area	this home 167 m² · comparable 91.75 m²	+$60,501
Cladding	this home 1 · comparable 3	−$40,000
Bedrooms	this home 3 · comparable 4	−$15,078
Year built	this home 2001 · comparable 2003	−$5,600
Distance to beach	this home 4.79 km · comparable 5.08 km	+$4,900
Net adjustment		−$70,746

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

14 Shorehaven Place

Sold 7 April 2026 · 0.92 km away

Sold for

$1,250,000

Adjusted to this home

$1,150,129

What we added and subtracted to make this sale comparable to 3 Rafael Place
Pool	this home 0 · comparable 1	−$97,179
Land size	this home 400 m² · comparable 329 m²	+$36,920
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 4.79 km · comparable 3.87 km	−$15,960
Micro-location	this home 0.014 · comparable 0.0245	−$10,500
Floor area	this home 167 m² · comparable 155 m²	+$9,648
Year built	this home 2001 · comparable 2002	−$2,800
Net adjustment		−$99,871

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

30 South Bay Drive

Sold 17 June 2026 · 0.85 km away

Sold for

$1,015,000

Adjusted to this home

$1,097,699

What we added and subtracted to make this sale comparable to 3 Rafael Place
Land size	this home 400 m² · comparable 125 m²	+$143,000
Storeys	this home 1 · comparable 2	−$62,923
Floor area	this home 167 m² · comparable 106.5 m²	+$48,642
Car spaces	this home 2 · comparable 1	+$32,000
Year built	this home 2001 · comparable 2010	−$25,200
Micro-location	this home 0.014 · comparable 0.0432	−$23,710
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 4.79 km · comparable 4.11 km	−$9,110
Net adjustment		+$82,699

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.51 km away

Sold for

$1,500,000

Adjusted to this home

$1,293,844

What we added and subtracted to make this sale comparable to 3 Rafael Place
Land size	this home 400 m² · comparable 640 m²	−$124,800
Floor area	this home 167 m² · comparable 213.39 m²	−$37,298
Cladding	this home 1 · comparable 2	−$20,000
Micro-location	this home 0.014 · comparable 0.0233	−$11,160
Distance to beach	this home 4.79 km · comparable 4.28 km	−$10,098
Year built	this home 2001 · comparable 2002	−$2,800
Net adjustment		−$206,156

A further 11 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 Rafael 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 3 Rafael 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

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 →

3 Rafael 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

16 Marciana Crescent

11 Magenta Drive

11 Grenada Court

34 Gerona Circuit

14 Shorehaven Place

30 South Bay Drive

22 Mapleton Circuit

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