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 · 0.76 km away

Sold for

$1,515,000

Adjusted to this home

$1,635,316

What we added and subtracted to make this sale comparable to 11 Carla Court
Floor area	this home 252 m² · comparable 151 m²	+$260,257
Condition	this home 7 · comparable 9	−$151,500
Bedrooms	this home 5 · comparable 4	+$119,745
Bathrooms	this home 3 · comparable 2	+$68,066
Land size	this home 464 m² · comparable 570 m²	−$46,640
Pool	this home 0 · comparable 1	−$44,440
Car spaces	this home 2 · comparable 4	−$43,011
Cladding	this home 2 · comparable 4	−$40,000
Distance to beach	this home 3.32 km · comparable 3.98 km	+$17,998
Year built	this home 1995 · comparable 1999	−$15,674
Micro-location	this home 0.0537 · comparable 0.0574	−$4,485
Net adjustment		+$120,316

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

32 Warbler Parade

Sold 5 December 2025 · 0.68 km away

Sold for

$1,580,000

Adjusted to this home

$1,563,684

What we added and subtracted to make this sale comparable to 11 Carla Court
Condition	this home 7 · comparable 9	−$158,000
Bedrooms	this home 5 · comparable 4	+$119,745
Floor area	this home 252 m² · comparable 205.68 m²	+$119,358
Land size	this home 464 m² · comparable 653 m²	−$83,160
Bathrooms	this home 3 · comparable 2	+$68,066
Pool	this home 0 · comparable 1	−$44,440
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 3.32 km · comparable 2.66 km	−$18,770
Micro-location	this home 0.0537 · comparable 0.0499	+$4,803
Year built	this home 1995 · comparable 1996	−$3,918
Net adjustment		−$16,316

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

45 Warbler Parade

Sold 14 October 2025 · 0.83 km away

Sold for

$1,590,000

Adjusted to this home

$1,625,847

What we added and subtracted to make this sale comparable to 11 Carla Court
Floor area	this home 252 m² · comparable 151.5 m²	+$258,968
Condition	this home 7 · comparable 9	−$159,000
Land size	this home 464 m² · comparable 781 m²	−$139,480
Bedrooms	this home 5 · comparable 4	+$119,745
Bathrooms	this home 3 · comparable 2	+$68,066
Pool	this home 0 · comparable 1	−$44,440
Car spaces	this home 2 · comparable 4	−$43,011
Distance to beach	this home 3.32 km · comparable 2.49 km	−$23,754
Year built	this home 1995 · comparable 1996	−$3,918
Micro-location	this home 0.0537 · comparable 0.0516	+$2,671
Net adjustment		+$35,847

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

27 South Bay Drive

Sold 27 January 2026 · 0.83 km away

Sold for

$1,850,000

Adjusted to this home

$1,672,193

What we added and subtracted to make this sale comparable to 11 Carla Court
Condition	this home 7 · comparable 9	−$185,000
Floor area	this home 252 m² · comparable 214.21 m²	+$97,378
Year built	this home 1995 · comparable 2010	−$58,776
Micro-location	this home 0.0537 · comparable 0.086	−$47,804
Land size	this home 464 m² · comparable 367 m²	+$42,680
Cladding	this home 2 · comparable 4	−$40,000
Distance to beach	this home 3.32 km · comparable 4.14 km	+$26,062
Storeys	this home 1 · comparable 2	−$12,347
Net adjustment		−$177,807

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

3 Massachusetts Court

Sold 22 July 2026 · 0.26 km away

Sold for

$1,400,000

Adjusted to this home

$1,706,732

What we added and subtracted to make this sale comparable to 11 Carla Court
Floor area	this home 252 m² · comparable 120.1 m²	+$211,291
Bedrooms	this home 5 · comparable 4	+$74,441
Bathrooms	this home 3 · comparable 2	+$42,314
Pool	this home 0 · comparable 1	−$27,626
Land size	this home 464 m² · comparable 410 m²	+$14,770
Distance to beach	this home 3.32 km · comparable 3.1 km	−$3,446
Micro-location	this home 0.0537 · comparable 0.0574	−$2,576
Year built	this home 1995 · comparable 1996	−$2,436
Net adjustment		+$306,732

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

52 Warbler Parade

Sold 15 December 2025 · 0.78 km away

Sold for

$1,425,000

Adjusted to this home

$1,681,514

What we added and subtracted to make this sale comparable to 11 Carla Court
Floor area	this home 252 m² · comparable 187.1 m²	+$167,234
Bedrooms	this home 5 · comparable 4	+$119,745
Land size	this home 464 m² · comparable 639 m²	−$77,000
Bathrooms	this home 3 · comparable 2	+$68,066
Distance to beach	this home 3.32 km · comparable 2.54 km	−$20,007
Year built	this home 1995 · comparable 1996	−$3,918
Micro-location	this home 0.0537 · comparable 0.0516	+$2,394
Net adjustment		+$256,514

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

5 Pristine Court

Sold 21 November 2025 · 0.39 km away

Sold for

$1,490,000

Adjusted to this home

$1,725,406

What we added and subtracted to make this sale comparable to 11 Carla Court
Bedrooms	this home 5 · comparable 4	+$119,745
Floor area	this home 252 m² · comparable 225 m²	+$69,574
Bathrooms	this home 3 · comparable 2	+$68,066
Condition	this home 7 · comparable 8	−$59,600
Micro-location	this home 0.0537 · comparable 0.0136	+$47,799
Pool	this home 0 · comparable 1	−$44,440
Land size	this home 464 m² · comparable 401 m²	+$27,720
Distance to beach	this home 3.32 km · comparable 3.71 km	+$10,460
Year built	this home 1995 · comparable 1996	−$3,918
Net adjustment		+$235,406

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

8 Morea Court

Sold 27 August 2026 · 0.82 km away

Sold for

$1,230,000

Adjusted to this home

$1,536,599

What we added and subtracted to make this sale comparable to 11 Carla Court
Floor area	this home 252 m² · comparable 148.5 m²	+$204,591
Bedrooms	this home 5 · comparable 4	+$91,859
Bathrooms	this home 3 · comparable 2	+$52,214
Car spaces	this home 2 · comparable 4	−$32,995
Year built	this home 1995 · comparable 2001	−$18,035
Micro-location	this home 0.0537 · comparable 0.0312	+$16,984
Cladding	this home 2 · comparable 3	−$15,342
Distance to beach	this home 3.32 km · comparable 3.93 km	+$10,361
Land size	this home 464 m² · comparable 473 m²	−$3,038
Net adjustment		+$306,599

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 11 Carla 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 11 Carla 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 →

11 Carla 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

32 Warbler Parade

45 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

52 Warbler Parade

5 Pristine Court

8 Morea Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Carla Court sit?