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.

116 Barden Ridge Road Reedy Creek

Sold 9 January 2026 · 1.42 km away

Sold for

$1,950,000

Adjusted to this home

$1,995,903

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Micro-location	this home 0.0655 · comparable 0.1485	−$129,480
Car spaces	this home 6 · comparable 2	+$128,000
Condition	this home 8 · comparable 9	−$117,000
Floor area	this home 252 m² · comparable 208 m²	+$114,083
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 1 · comparable 3	−$40,000
Distance to beach	this home 5.66 km · comparable 7.07 km	+$31,286
Land size	this home 1018 m² · comparable 1062 m²	−$986
Net adjustment		+$45,903

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

2 Coffeebush Court

Sold 1 September 2026 · 0.47 km away

Sold for

$1,745,000

Adjusted to this home

$1,899,557

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Floor area	this home 252 m² · comparable 315 m²	−$163,346
Condition	this home 8 · comparable 7	+$69,800
Car spaces	this home 6 · comparable 4	+$64,000
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Micro-location	this home 0.0655 · comparable 0.032	+$46,766
Year built	this home 2013 · comparable 2002	+$26,400
Cladding	this home 1 · comparable 2	−$20,000
Distance to beach	this home 5.66 km · comparable 5.86 km	+$4,607
Land size	this home 1018 m² · comparable 914 m²	+$2,330
Net adjustment		+$154,557

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

19 Grove Creek Close

Sold 8 June 2026 · 1.26 km away

Sold for

$1,740,000

Adjusted to this home

$1,832,113

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Floor area	this home 252 m² · comparable 312 m²	−$155,568
Car spaces	this home 6 · comparable 2	+$128,000
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 8 · comparable 7	+$69,600
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 1 · comparable 3	−$40,000
Year built	this home 2013 · comparable 2003	+$24,000
Distance to beach	this home 5.66 km · comparable 6.34 km	+$14,198
Land size	this home 1018 m² · comparable 913 m²	+$2,352
Micro-location	this home 0.0655 · comparable 0.0644	+$1,531
Net adjustment		+$92,113

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 1.50 km away

Sold for

$1,800,000

Adjusted to this home

$1,860,170

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Car spaces	this home 6 · comparable 2	+$128,000
Condition	this home 8 · comparable 9	−$108,000
Floor area	this home 252 m² · comparable 281 m²	−$75,191
Bathrooms	this home 3 · comparable 2	+$60,000
Micro-location	this home 0.0655 · comparable 0.0323	+$47,808
Cladding	this home 1 · comparable 3	−$40,000
Distance to beach	this home 5.66 km · comparable 6.8 km	+$23,630
Year built	this home 2013 · comparable 2006	+$16,800
Land size	this home 1018 m² · comparable 700 m²	+$7,123
Net adjustment		+$60,170

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

24 Kingcrest Drive

Sold 6 January 2026 · 0.22 km away

Sold for

$1,900,000

Adjusted to this home

$1,890,086

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Car spaces	this home 6 · comparable 2	+$128,000
Condition	this home 8 · comparable 9	−$114,000
Floor area	this home 252 m² · comparable 222.87 m²	+$75,528
Micro-location	this home 0.0655 · comparable 0.1091	−$66,272
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 1 · comparable 3	−$40,000
Year built	this home 2013 · comparable 2017	−$9,600
Distance to beach	this home 5.66 km · comparable 5.49 km	−$4,264
Land size	this home 1018 m² · comparable 987 m²	+$694
Net adjustment		−$9,914

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

20 Barton Street

Sold 10 June 2026 · 1.62 km away

Sold for

$1,907,500

Adjusted to this home

$1,999,723

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Car spaces	this home 6 · comparable 2	+$128,000
Condition	this home 8 · comparable 9	−$114,450
Bathrooms	this home 3 · comparable 2	+$60,000
Floor area	this home 252 m² · comparable 274 m²	−$57,042
Micro-location	this home 0.0655 · comparable 0.0488	+$25,484
Distance to beach	this home 5.66 km · comparable 6.76 km	+$24,218
Year built	this home 2013 · comparable 2004	+$21,600
Land size	this home 1018 m² · comparable 821 m²	+$4,413
Net adjustment		+$92,223

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

14 Gordonia Drive

Sold 0.55 km away

Sold for

$1,595,000

Adjusted to this home

$1,729,714

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Car spaces	this home 6 · comparable 3	+$96,000
Condition	this home 8 · comparable 9	−$95,700
Bedrooms	this home 5 · comparable 4	+$88,000
Micro-location	this home 0.0655 · comparable 0.0034	+$79,240
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 1 · comparable 3	−$40,000
Floor area	this home 252 m² · comparable 267 m²	−$38,892
Year built	this home 2013 · comparable 2003	+$24,000
Land size	this home 1018 m² · comparable 813 m²	+$4,592
Distance to beach	this home 5.66 km · comparable 5.54 km	−$2,526
Net adjustment		+$134,714

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

21 Kirkwood Place

Sold 12 December 2025 · 1.75 km away

Sold for

$2,050,000

Adjusted to this home

$2,083,364

What we added and subtracted to make this sale comparable to 9 Pulchella Place
Floor area	this home 252 m² · comparable 194.57 m²	+$148,905
Micro-location	this home 0.0655 · comparable 0.15	−$138,580
Car spaces	this home 6 · comparable 2	+$128,000
Condition	this home 8 · comparable 9	−$123,000
Bathrooms	this home 3 · comparable 2	+$60,000
Distance to beach	this home 5.66 km · comparable 7.4 km	+$40,196
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 1 · comparable 3	−$40,000
Year built	this home 2013 · comparable 2015	−$4,800
Land size	this home 1018 m² · comparable 900 m²	+$2,643
Net adjustment		+$33,364

A further 7 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 Pulchella 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 9 Pulchella Place over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

9 Pulchella Place

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

116 Barden Ridge Road Reedy Creek

2 Coffeebush Court

19 Grove Creek Close

21 York Creek Crescent Reedy Creek

24 Kingcrest Drive

20 Barton Street

14 Gordonia Drive

21 Kirkwood Place

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

Your home

See your home the way a buyer does

9 Southern Skies Avenue

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

34 Coronata Place

148 Barden Ridge Road

25 Culgoora Crescent

42 Cordyline Drive

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields