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.

14 Windemere Crescent

Sold 10 March 2026 · 0.32 km away

Sold for

$1,350,000

Adjusted to this home

$1,355,786

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Water views	this home 0 · comparable 1	−$173,047
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 8 · comparable 7	+$54,000
Floor area	this home 167 m² · comparable 123.36 m²	+$37,950
Bedrooms	this home 4 · comparable 3	+$33,839
Micro-location	this home 0.029 · comparable 0.0348	−$6,264
Year built	this home 2000 · comparable 2002	−$2,554
Distance to beach	this home 4.24 km · comparable 4.12 km	−$2,138
Net adjustment		+$5,786

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

8 Morea Court

Sold 27 August 2026 · 0.50 km away

Sold for

$1,230,000

Adjusted to this home

$1,249,258

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Condition	this home 8 · comparable 7	+$49,200
Land size	this home 400 m² · comparable 473 m²	−$37,142
Floor area	this home 167 m² · comparable 148.5 m²	+$16,088
Distance to beach	this home 4.24 km · comparable 3.93 km	−$5,446
Micro-location	this home 0.029 · comparable 0.0312	−$2,165
Year built	this home 2000 · comparable 2001	−$1,277
Net adjustment		+$19,258

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

3 Avellino Drive

Sold 19 January 2026 · 1.00 km away

Sold for

$1,350,000

Adjusted to this home

$1,368,077

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Micro-location	this home 0.029 · comparable 0.1354	−$114,912
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 8 · comparable 7	+$54,000
Land size	this home 400 m² · comparable 350 m²	+$25,440
Floor area	this home 167 m² · comparable 181 m²	−$12,174
Distance to beach	this home 4.24 km · comparable 4.48 km	+$4,277
Year built	this home 2000 · comparable 2002	−$2,554
Net adjustment		+$18,077

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

28 Pristine Court

Sold 8 October 2026 · 1.04 km away

Sold for

$1,170,000

Adjusted to this home

$1,232,142

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Pool	this home 0 · comparable 1	−$105,489
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 8 · comparable 7	+$46,800
Bedrooms	this home 4 · comparable 3	+$33,839
Floor area	this home 167 m² · comparable 141.71 m²	+$21,992
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.24 km · comparable 3.54 km	−$13,394
Land size	this home 400 m² · comparable 414 m²	−$7,123
Year built	this home 2000 · comparable 1995	+$6,384
Micro-location	this home 0.029 · comparable 0.0342	−$4,867
Net adjustment		+$62,142

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

14 Shorehaven Place

Sold 7 April 2026 · 0.46 km away

Sold for

$1,250,000

Adjusted to this home

$1,353,971

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Pool	this home 0 · comparable 1	−$105,489
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 8 · comparable 7	+$50,000
Land size	this home 400 m² · comparable 329 m²	+$36,125
Bedrooms	this home 4 · comparable 3	+$33,839
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 167 m² · comparable 155 m²	+$10,435
Distance to beach	this home 4.24 km · comparable 3.87 km	−$6,885
Micro-location	this home 0.029 · comparable 0.0245	+$4,500
Year built	this home 2000 · comparable 2002	−$2,554
Net adjustment		+$103,971

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

16 South Bay Drive

Sold 9 July 2026 · 0.76 km away

Sold for

$1,250,000

Adjusted to this home

$1,223,658

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Water views	this home 0 · comparable 1	−$173,047
Land size	this home 400 m² · comparable 188 m²	+$107,866
Car spaces	this home 4 · comparable 2	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Bedrooms	this home 4 · comparable 3	+$33,839
Cladding	this home 3 · comparable 2	+$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.029 · comparable 0.0436	−$14,600
Year built	this home 2000 · comparable 2009	−$11,491
Floor area	this home 167 m² · comparable 156 m²	+$9,566
Distance to beach	this home 4.24 km · comparable 4.09 km	−$2,475
Net adjustment		−$26,342

A further 6 factors were compared and found the same on both properties, so no money moved.

6 Pristine Court

Sold 30 June 2026 · 1.07 km away

Sold for

$1,220,000

Adjusted to this home

$1,357,420

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Car spaces	this home 4 · comparable 2	+$64,000
Bedrooms	this home 4 · comparable 3	+$33,839
Floor area	this home 167 m² · comparable 143.96 m²	+$20,035
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.029 · comparable 0.0126	+$16,006
Land size	this home 400 m² · comparable 426 m²	−$13,229
Distance to beach	this home 4.24 km · comparable 3.68 km	−$10,892
Year built	this home 2000 · comparable 1994	+$7,661
Net adjustment		+$137,420

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

31 Roundelay Drive

Sold 30 July 2026 · 1.18 km away

Sold for

$1,380,000

Adjusted to this home

$1,458,264

What we added and subtracted to make this sale comparable to 4 Hillbrook Place
Car spaces	this home 4 · comparable 2	+$64,000
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.24 km · comparable 3.59 km	−$14,556
Floor area	this home 167 m² · comparable 151.3 m²	+$13,653
Land size	this home 400 m² · comparable 420 m²	−$10,176
Year built	this home 2000 · comparable 1994	+$7,661
Micro-location	this home 0.029 · comparable 0.0311	−$2,318
Net adjustment		+$78,264

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 4 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 4 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

14 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 →

4 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

14 Windemere Crescent

8 Morea Court

3 Avellino Drive

28 Pristine Court

14 Shorehaven Place

16 South Bay Drive

6 Pristine Court

31 Roundelay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Hillbrook Place sit?