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.

3 Massachusetts Court

Sold 22 July 2026 · 1.16 km away

Sold for

$1,400,000

Adjusted to this home

$1,375,405

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 410 m²	+$125,488
Pool	this home 0 · comparable 1	−$124,544
Floor area	this home 177 m² · comparable 120.1 m²	+$56,946
Condition	this home 6 · comparable 7	−$56,000
Micro-location	this home 0.0254 · comparable 0.0574	−$35,840
Distance to beach	this home 4.01 km · comparable 3.1 km	−$22,865
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2001 · comparable 1996	+$12,220
Net adjustment		−$24,595

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

8 Morea Court

Sold 27 August 2026 · 0.38 km away

Sold for

$1,230,000

Adjusted to this home

$1,229,019

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 473 m²	+$91,115
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 6 · comparable 7	−$49,200
Floor area	this home 177 m² · comparable 148.5 m²	+$28,523
Micro-location	this home 0.0254 · comparable 0.0312	−$5,707
Distance to beach	this home 4.01 km · comparable 3.93 km	−$1,712
Net adjustment		−$981

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

31 Roundelay Drive

Sold 30 July 2026 · 1.04 km away

Sold for

$1,380,000

Adjusted to this home

$1,435,802

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 420 m²	+$120,032
Condition	this home 6 · comparable 8	−$110,400
Floor area	this home 177 m² · comparable 151.3 m²	+$25,721
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2001 · comparable 1994	+$17,108
Distance to beach	this home 4.01 km · comparable 3.59 km	−$10,366
Micro-location	this home 0.0254 · comparable 0.0311	−$6,293
Net adjustment		+$55,802

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

8 Duxton Dr

Sold 20 May 2026 · 0.10 km away

Sold for

$1,468,000

Adjusted to this home

$1,480,182

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 500 m²	+$76,384
Condition	this home 6 · comparable 7	−$58,720
Floor area	this home 177 m² · comparable 185.4 m²	−$8,406
Micro-location	this home 0.0254 · comparable 0.0239	+$1,762
Distance to beach	this home 4.01 km · comparable 4.07 km	+$1,162
Net adjustment		+$12,182

A further 12 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

$1,436,487

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Condition	this home 6 · comparable 7	−$60,000
Floor area	this home 177 m² · comparable 213.39 m²	−$36,419
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$7,484
Distance to beach	this home 4.01 km · comparable 4.28 km	+$5,346
Micro-location	this home 0.0254 · comparable 0.0233	+$2,520
Year built	this home 2001 · comparable 2002	−$2,444
Net adjustment		−$63,513

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

11 Grenada Court

Sold 12 June 2026 · 1.15 km away

Sold for

$1,350,000

Adjusted to this home

$1,409,787

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 295 m²	+$188,232
Micro-location	this home 0.0254 · comparable 0.1321	−$115,236
Condition	this home 6 · comparable 8	−$108,000
Floor area	this home 177 m² · comparable 118.7 m²	+$58,346
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.01 km · comparable 4.65 km	+$11,405
Bedrooms	this home 4 · comparable 3	+$7,484
Year built	this home 2001 · comparable 2002	−$2,444
Net adjustment		+$59,787

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

28 Pristine Court

Sold 8 October 2026 · 0.89 km away

Sold for

$1,170,000

Adjusted to this home

$1,181,349

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Pool	this home 0 · comparable 1	−$124,544
Land size	this home 640 m² · comparable 414 m²	+$123,306
Condition	this home 6 · comparable 7	−$46,800
Floor area	this home 177 m² · comparable 141.71 m²	+$35,318
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2001 · comparable 1995	+$14,664
Distance to beach	this home 4.01 km · comparable 3.54 km	−$9,842
Micro-location	this home 0.0254 · comparable 0.0342	−$8,237
Bedrooms	this home 4 · comparable 3	+$7,484
Net adjustment		+$11,349

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

14 Shorehaven Place

Sold 7 April 2026 · 0.29 km away

Sold for

$1,250,000

Adjusted to this home

$1,290,006

What we added and subtracted to make this sale comparable to 9 Belmont Drive
Land size	this home 640 m² · comparable 329 m²	+$169,682
Pool	this home 0 · comparable 1	−$124,544
Condition	this home 6 · comparable 7	−$50,000
Floor area	this home 177 m² · comparable 155 m²	+$22,018
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$7,484
Distance to beach	this home 4.01 km · comparable 3.87 km	−$3,090
Year built	this home 2001 · comparable 2002	−$2,444
Micro-location	this home 0.0254 · comparable 0.0245	+$900
Net adjustment		+$40,006

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 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 9 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)

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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

19 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 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

3 Massachusetts Court

8 Morea Court

31 Roundelay Drive

8 Duxton Dr

22 Mapleton Circuit

11 Grenada Court

28 Pristine Court

14 Shorehaven Place

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