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.

18 Massachusetts Court

Sold 9 July 2026 · 0.47 km away

Sold for

$1,450,000

Adjusted to this home

$1,500,567

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Floor area	this home 251 m² · comparable 137 m²	+$160,512
Pool	this home 0 · comparable 1	−$104,343
Bathrooms	this home 3 · comparable 2	+$38,530
Micro-location	this home 0.0339 · comparable 0.0654	−$36,540
Distance to beach	this home 3.48 km · comparable 3.09 km	−$10,179
Year built	this home 1998 · comparable 1997	+$2,587
Net adjustment		+$50,567

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

5 Pristine Court

Sold 21 November 2025 · 0.36 km away

Sold for

$1,490,000

Adjusted to this home

$1,505,041

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Condition	this home 6 · comparable 8	−$119,200
Land size	this home 630 m² · comparable 401 m²	+$107,905
Pool	this home 0 · comparable 1	−$104,343
Bathrooms	this home 3 · comparable 2	+$38,530
Floor area	this home 251 m² · comparable 225 m²	+$36,608
Micro-location	this home 0.0339 · comparable 0.0136	+$24,198
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.48 km · comparable 3.71 km	+$6,169
Year built	this home 1998 · comparable 1996	+$5,174
Net adjustment		+$15,041

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.70 km away

Sold for

$1,570,000

Adjusted to this home

$1,561,083

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Land size	this home 630 m² · comparable 331 m²	+$140,889
Condition	this home 6 · comparable 8	−$125,600
Pool	this home 0 · comparable 1	−$104,343
Floor area	this home 251 m² · comparable 199 m²	+$73,216
Micro-location	this home 0.0339 · comparable 0.0807	−$58,781
Cladding	this home 3 · comparable 1	+$40,000
Bathrooms	this home 3 · comparable 2	+$38,530
Year built	this home 1998 · comparable 2010	−$31,046
Distance to beach	this home 3.48 km · comparable 4.17 km	+$18,218
Net adjustment		−$8,917

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

77 Southlake Drive

Sold 20 November 2025 · 0.61 km away

Sold for

$1,505,000

Adjusted to this home

$1,489,988

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Condition	this home 6 · comparable 9	−$210,700
Floor area	this home 251 m² · comparable 113.49 m²	+$193,614
Water views	this home 0 · comparable 1	−$145,062
Bathrooms	this home 3 · comparable 2	+$38,530
Car spaces	this home 2 · comparable 1	+$32,000
Bedrooms	this home 4 · comparable 3	+$26,223
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 630 m² · comparable 600 m²	+$14,136
Year built	this home 1998 · comparable 1993	+$12,936
Distance to beach	this home 3.48 km · comparable 3.78 km	+$8,127
Micro-location	this home 0.0339 · comparable 0.0379	−$4,816
Net adjustment		−$15,012

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

3 Massachusetts Court

Sold 22 July 2026 · 0.40 km away

Sold for

$1,400,000

Adjusted to this home

$1,555,436

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Floor area	this home 251 m² · comparable 120.1 m²	+$184,307
Pool	this home 0 · comparable 1	−$104,343
Land size	this home 630 m² · comparable 410 m²	+$103,664
Condition	this home 6 · comparable 7	−$56,000
Bathrooms	this home 3 · comparable 2	+$38,530
Micro-location	this home 0.0339 · comparable 0.0574	−$26,320
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.48 km · comparable 3.1 km	−$9,576
Year built	this home 1998 · comparable 1996	+$5,174
Net adjustment		+$155,436

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

31 Roundelay Drive

Sold 30 July 2026 · 0.34 km away

Sold for

$1,380,000

Adjusted to this home

$1,583,633

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Floor area	this home 251 m² · comparable 151.3 m²	+$140,378
Condition	this home 6 · comparable 8	−$110,400
Land size	this home 630 m² · comparable 420 m²	+$98,952
Bathrooms	this home 3 · comparable 2	+$38,530
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1998 · comparable 1994	+$10,349
Micro-location	this home 0.0339 · comparable 0.0311	+$3,091
Distance to beach	this home 3.48 km · comparable 3.59 km	+$2,733
Net adjustment		+$203,633

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

8 Morea Court

Sold 27 August 2026 · 0.51 km away

Sold for

$1,230,000

Adjusted to this home

$1,378,486

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Floor area	this home 251 m² · comparable 148.5 m²	+$144,320
Land size	this home 630 m² · comparable 473 m²	+$73,978
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 6 · comparable 7	−$49,200
Bathrooms	this home 3 · comparable 2	+$38,530
Distance to beach	this home 3.48 km · comparable 3.93 km	+$9,963
Year built	this home 1998 · comparable 2001	−$7,762
Micro-location	this home 0.0339 · comparable 0.0312	+$2,657
Net adjustment		+$148,486

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

56 Southlake Drive

Sold 21 July 2026 · 0.66 km away

Sold for

$1,660,000

Adjusted to this home

$1,595,675

What we added and subtracted to make this sale comparable to 10 Vanderbilt Court
Condition	this home 6 · comparable 9	−$232,400
Floor area	this home 251 m² · comparable 133 m²	+$166,144
Pool	this home 0 · comparable 1	−$104,343
Land size	this home 630 m² · comparable 432 m²	+$93,298
Bathrooms	this home 3 · comparable 2	+$38,530
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.0339 · comparable 0.0447	−$14,342
Year built	this home 1998 · comparable 1993	+$12,936
Distance to beach	this home 3.48 km · comparable 3.76 km	+$8,366
Air conditioning	this home 0 · comparable 1	−$514
Net adjustment		−$64,325

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 10 Vanderbilt 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 10 Vanderbilt 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

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 →

10 Vanderbilt Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

18 Massachusetts Court

5 Pristine Court

22 Elizabeth Crescent

77 Southlake Drive

3 Massachusetts Court

31 Roundelay Drive

8 Morea Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 10 Vanderbilt Court sit?