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 · 0.84 km away

Sold for

$1,515,000

Adjusted to this home

$1,445,731

What we added and subtracted to make this sale comparable to 9 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0574	+$97,323
Condition	this home 8 · comparable 9	−$90,900
Land size	this home 350 m² · comparable 570 m²	−$68,464
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 223 m² · comparable 151 m²	+$53,510
Cladding	this home 3 · comparable 4	−$20,000
Bathrooms	this home 3 · comparable 2	+$19,250
Year built	this home 2004 · comparable 1999	+$17,956
Distance to beach	this home 4.67 km · comparable 3.98 km	−$13,944
Net adjustment		−$69,269

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

49 Lantau Crescent

Sold 21 January 2026 · 0.47 km away

Sold for

$1,475,000

Adjusted to this home

$1,504,359

What we added and subtracted to make this sale comparable to 9 Alderney Court
Condition	this home 8 · comparable 9	−$88,500
Micro-location	this home 0.1377 · comparable 0.0831	+$64,428
Floor area	this home 223 m² · comparable 176.74 m²	+$34,381
Bathrooms	this home 3 · comparable 2	+$19,250
Land size	this home 350 m² · comparable 400 m²	−$15,560
Distance to beach	this home 4.67 km · comparable 5.09 km	+$8,178
Year built	this home 2004 · comparable 2002	+$7,182
Net adjustment		+$29,359

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.37 km away

Sold for

$1,590,000

Adjusted to this home

$1,449,749

What we added and subtracted to make this sale comparable to 9 Alderney Court
Condition	this home 8 · comparable 9	−$95,400
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$42,490
Land size	this home 350 m² · comparable 449 m²	−$30,809
Bedrooms	this home 4 · comparable 5	−$24,154
Bathrooms	this home 3 · comparable 2	+$19,250
Micro-location	this home 0.1377 · comparable 0.15	−$15,646
Floor area	this home 223 m² · comparable 241.24 m²	−$13,556
Distance to beach	this home 4.67 km · comparable 4.43 km	−$5,037
Year built	this home 2004 · comparable 2003	+$3,591
Net adjustment		−$140,251

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

40 Gerona Circuit

Sold 26 May 2026 · 0.50 km away

Sold for

$1,410,000

Adjusted to this home

$1,555,348

What we added and subtracted to make this sale comparable to 9 Alderney Court
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1377 · comparable 0.0943	+$48,955
Floor area	this home 223 m² · comparable 188 m²	+$26,012
Bathrooms	this home 3 · comparable 2	+$19,250
Land size	this home 350 m² · comparable 400 m²	−$15,560
Distance to beach	this home 4.67 km · comparable 5.03 km	+$6,700
Year built	this home 2004 · comparable 2003	+$3,591
Net adjustment		+$145,348

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

45 North Shore Avenue

Sold 22 April 2026 · 0.98 km away

Sold for

$1,700,000

Adjusted to this home

$1,623,773

What we added and subtracted to make this sale comparable to 9 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0333	+$141,984
Condition	this home 8 · comparable 9	−$102,000
Land size	this home 350 m² · comparable 637 m²	−$89,314
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 223 m² · comparable 188 m²	+$26,012
Bathrooms	this home 3 · comparable 2	+$19,250
Distance to beach	this home 4.67 km · comparable 3.99 km	−$15,341
Year built	this home 2004 · comparable 2002	+$7,182
Net adjustment		−$76,227

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

5 Palma Crescent

Sold 27 March 2026 · 0.61 km away

Sold for

$1,395,000

Adjusted to this home

$1,449,853

What we added and subtracted to make this sale comparable to 9 Alderney Court
Water views	this home 0 · comparable 1	−$133,938
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.1377 · comparable 0.0871	+$56,470
Floor area	this home 223 m² · comparable 172.46 m²	+$37,562
Bathrooms	this home 3 · comparable 2	+$19,250
Distance to beach	this home 4.67 km · comparable 5.1 km	+$7,918
Year built	this home 2004 · comparable 2003	+$3,591
Net adjustment		+$54,853

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

13 Kodiak Drive

Sold 24 August 2026 · 0.16 km away

Sold for

$1,820,000

Adjusted to this home

$1,586,371

What we added and subtracted to make this sale comparable to 9 Alderney Court
Condition	this home 8 · comparable 9	−$109,200
Land size	this home 350 m² · comparable 640 m²	−$90,248
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.1377 · comparable 0.1255	+$17,763
Floor area	this home 223 m² · comparable 202.99 m²	+$14,871
Distance to beach	this home 4.67 km · comparable 4.84 km	+$4,084
Year built	this home 2004 · comparable 2003	+$3,591
Net adjustment		−$233,629

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

56 Southlake Drive

Sold 21 July 2026 · 0.98 km away

Sold for

$1,660,000

Adjusted to this home

$1,710,175

What we added and subtracted to make this sale comparable to 9 Alderney Court
Micro-location	this home 0.1377 · comparable 0.0447	+$123,504
Condition	this home 8 · comparable 9	−$99,600
Floor area	this home 223 m² · comparable 133 m²	+$66,888
Year built	this home 2004 · comparable 1993	+$39,503
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 350 m² · comparable 432 m²	−$25,518
Distance to beach	this home 4.67 km · comparable 3.76 km	−$21,852
Air conditioning	this home 0 · comparable 1	−$20,000
Bathrooms	this home 3 · comparable 2	+$19,250
Net adjustment		+$50,175

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 9 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 9 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 →

9 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

49 Lantau Crescent

13 Saint Paul Crescent

40 Gerona Circuit

45 North Shore Avenue

5 Palma Crescent

13 Kodiak Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Alderney Court sit?