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.

16 Stanford Avenue

Sold 25 September 2026 · 0.65 km away

Sold for

$1,185,000

Adjusted to this home

$1,217,532

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 420 m²	+$102,080
Floor area	this home 120 m² · comparable 149.41 m²	−$55,502
Condition	this home 8 · comparable 7	+$47,400
Year built	this home 1987 · comparable 1996	−$45,374
Micro-location	this home 0.0446 · comparable 0.0704	−$24,458
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.23 km · comparable 2.9 km	−$7,039
Net adjustment		+$32,532

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

31 Roundelay Drive

Sold 30 July 2026 · 0.85 km away

Sold for

$1,380,000

Adjusted to this home

$1,378,193

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 420 m²	+$102,080
Bedrooms	this home 3 · comparable 4	−$64,034
Floor area	this home 120 m² · comparable 151.3 m²	−$59,070
Year built	this home 1987 · comparable 1994	−$35,291
Pool	this home 1 · comparable 0	+$15,425
Micro-location	this home 0.0446 · comparable 0.0311	+$14,904
Street	this home -0.0117 · comparable -0.023	+$12,475
Distance to beach	this home 3.23 km · comparable 3.59 km	+$8,942
Cladding	this home 3 · comparable 2	+$2,762
Net adjustment		−$1,807

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.70 km away

Sold for

$1,400,000

Adjusted to this home

$1,407,195

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 405 m²	+$108,680
Street	this home -0.0117 · comparable 0.0386	−$56,336
Floor area	this home 120 m² · comparable 145 m²	−$47,180
Year built	this home 1987 · comparable 1995	−$40,333
Micro-location	this home 0.0446 · comparable 0.0223	+$24,976
Distance to beach	this home 3.23 km · comparable 3.92 km	+$17,388
Net adjustment		+$7,195

A further 12 factors were compared and found the same on both properties, so no money moved.

28 Pristine Court

Sold 8 October 2026 · 0.99 km away

Sold for

$1,170,000

Adjusted to this home

$1,261,955

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 414 m²	+$104,720
Condition	this home 8 · comparable 7	+$46,800
Floor area	this home 120 m² · comparable 141.71 m²	−$40,971
Year built	this home 1987 · comparable 1995	−$40,333
Micro-location	this home 0.0446 · comparable 0.0342	+$9,734
Distance to beach	this home 3.23 km · comparable 3.54 km	+$6,529
Cladding	this home 3 · comparable 2	+$2,762
Street	this home -0.0117 · comparable -0.0146	+$2,714
Net adjustment		+$91,955

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

3 Massachusetts Court

Sold 22 July 2026 · 0.88 km away

Sold for

$1,400,000

Adjusted to this home

$1,355,937

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 410 m²	+$106,480
Street	this home -0.0117 · comparable 0.0616	−$82,096
Bedrooms	this home 3 · comparable 4	−$64,034
Condition	this home 8 · comparable 7	+$56,000
Year built	this home 1987 · comparable 1996	−$45,374
Micro-location	this home 0.0446 · comparable 0.0574	−$14,336
Distance to beach	this home 3.23 km · comparable 3.1 km	−$3,276
Cladding	this home 3 · comparable 2	+$2,762
Floor area	this home 120 m² · comparable 120.1 m²	−$189
Net adjustment		−$44,063

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

6 Pristine Court

Sold 30 June 2026 · 0.96 km away

Sold for

$1,220,000

Adjusted to this home

$1,301,062

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Land size	this home 652 m² · comparable 426 m²	+$99,440
Floor area	this home 120 m² · comparable 143.96 m²	−$45,218
Year built	this home 1987 · comparable 1994	−$35,291
Micro-location	this home 0.0446 · comparable 0.0126	+$31,232
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.23 km · comparable 3.68 km	+$9,882
Street	this home -0.0117 · comparable -0.0146	+$2,830
Cladding	this home 3 · comparable 2	+$2,762
Net adjustment		+$81,062

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

31 Lakeridge Drive

Sold 17 November 2025 · 0.23 km away

Sold for

$1,300,000

Adjusted to this home

$1,301,535

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Condition	this home 8 · comparable 6	+$104,000
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 120 m² · comparable 137 m²	−$32,082
Street	this home -0.0117 · comparable 0.016	−$28,808
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.23 km · comparable 3.46 km	+$5,382
Cladding	this home 3 · comparable 2	+$2,762
Micro-location	this home 0.0446 · comparable 0.0457	−$1,144
Net adjustment		+$1,535

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

8 Cumberland Drive

Sold 3 June 2026 · 0.36 km away

Sold for

$1,415,000

Adjusted to this home

$1,281,143

What we added and subtracted to make this sale comparable to 104 Mattocks Road
Floor area	this home 120 m² · comparable 167.88 m²	−$90,359
Street	this home -0.0117 · comparable 0.0563	−$76,976
Condition	this home 8 · comparable 7	+$56,600
Year built	this home 1987 · comparable 1992	−$25,208
Land size	this home 652 m² · comparable 703 m²	−$22,440
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.23 km · comparable 3.55 km	+$8,150
Cladding	this home 3 · comparable 2	+$2,762
Micro-location	this home 0.0446 · comparable 0.0462	−$1,811
Net adjustment		−$133,857

A further 9 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 104 Mattocks Road 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 104 Mattocks Road 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

104 Mattocks Road

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

16 Stanford Avenue

31 Roundelay Drive

9 Gainsborough Drive

28 Pristine Court

3 Massachusetts Court

6 Pristine Court

31 Lakeridge Drive

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 104 Mattocks Road sit?