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 · 0.15 km away

Sold for

$1,400,000

Adjusted to this home

$1,441,003

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Floor area	this home 169 m² · comparable 120.1 m²	+$102,103
Street	this home -0.0087 · comparable 0.0616	−$78,736
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 479 m² · comparable 410 m²	+$10,488
Micro-location	this home 0.0518 · comparable 0.0574	−$6,272
Distance to beach	this home 3.25 km · comparable 3.1 km	−$3,780
Year built	this home 1995 · comparable 1996	−$2,800
Net adjustment		+$41,003

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

18 Massachusetts Court

Sold 9 July 2026 · 0.21 km away

Sold for

$1,450,000

Adjusted to this home

$1,386,764

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Street	this home -0.0087 · comparable 0.0616	−$81,548
Floor area	this home 169 m² · comparable 137 m²	+$66,816
Land size	this home 479 m² · comparable 630 m²	−$22,952
Micro-location	this home 0.0518 · comparable 0.0654	−$15,776
Year built	this home 1995 · comparable 1997	−$5,600
Distance to beach	this home 3.25 km · comparable 3.09 km	−$4,176
Net adjustment		−$63,236

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

8 Morea Court

Sold 27 August 2026 · 0.78 km away

Sold for

$1,230,000

Adjusted to this home

$1,358,847

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Pool	this home 1 · comparable 0	+$91,409
Floor area	this home 169 m² · comparable 148.5 m²	+$42,804
Car spaces	this home 2 · comparable 4	−$24,803
Micro-location	this home 0.0518 · comparable 0.0312	+$20,270
Year built	this home 1995 · comparable 2001	−$16,800
Distance to beach	this home 3.25 km · comparable 3.93 km	+$15,055
Land size	this home 479 m² · comparable 473 m²	+$912
Net adjustment		+$128,847

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

16 Stanford Avenue

Sold 25 September 2026 · 0.46 km away

Sold for

$1,185,000

Adjusted to this home

$1,363,237

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Pool	this home 1 · comparable 0	+$91,409
Bedrooms	this home 4 · comparable 3	+$64,855
Floor area	this home 169 m² · comparable 149.41 m²	+$40,904
Micro-location	this home 0.0518 · comparable 0.0704	−$17,633
Land size	this home 479 m² · comparable 420 m²	+$8,968
Distance to beach	this home 3.25 km · comparable 2.9 km	−$7,466
Year built	this home 1995 · comparable 1996	−$2,800
Net adjustment		+$178,237

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

28 Pristine Court

Sold 8 October 2026 · 0.30 km away

Sold for

$1,170,000

Adjusted to this home

$1,349,820

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Bedrooms	this home 4 · comparable 3	+$64,855
Floor area	this home 169 m² · comparable 141.71 m²	+$56,982
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0518 · comparable 0.0342	+$16,474
Land size	this home 479 m² · comparable 414 m²	+$9,880
Distance to beach	this home 3.25 km · comparable 3.54 km	+$6,107
Street	this home -0.0087 · comparable -0.0146	+$5,522
Net adjustment		+$179,820

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

4 Barbie Avenue

Sold 5 August 2026 · 0.91 km away

Sold for

$1,515,000

Adjusted to this home

$1,344,369

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 169 m² · comparable 151 m²	+$37,584
Car spaces	this home 2 · comparable 4	−$24,803
Cladding	this home 3 · comparable 4	−$20,000
Distance to beach	this home 3.25 km · comparable 3.98 km	+$19,907
Land size	this home 479 m² · comparable 570 m²	−$13,832
Year built	this home 1995 · comparable 1999	−$11,200
Micro-location	this home 0.0518 · comparable 0.0574	−$6,787
Net adjustment		−$170,631

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

8 Cumberland Drive

Sold 3 June 2026 · 0.83 km away

Sold for

$1,415,000

Adjusted to this home

$1,508,354

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Pool	this home 1 · comparable 0	+$91,409
Street	this home -0.0087 · comparable 0.0563	−$73,580
Bedrooms	this home 4 · comparable 3	+$64,855
Land size	this home 479 m² · comparable 703 m²	−$34,048
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1995 · comparable 1992	+$8,400
Distance to beach	this home 3.25 km · comparable 3.55 km	+$7,641
Micro-location	this home 0.0518 · comparable 0.0462	+$6,339
Floor area	this home 169 m² · comparable 167.88 m²	+$2,338
Net adjustment		+$93,354

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

56 Southlake Drive

Sold 21 July 2026 · 0.68 km away

Sold for

$1,660,000

Adjusted to this home

$1,494,231

What we added and subtracted to make this sale comparable to 11 Dartmouth Court
Condition	this home 7 · comparable 9	−$166,000
Street	this home -0.0087 · comparable 0.0515	−$79,946
Floor area	this home 169 m² · comparable 133 m²	+$75,168
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 3.25 km · comparable 3.76 km	+$15,238
Car spaces	this home 2 · comparable 3	−$12,402
Micro-location	this home 0.0518 · comparable 0.0447	+$9,429
Land size	this home 479 m² · comparable 432 m²	+$7,144
Year built	this home 1995 · comparable 1993	+$5,600
Net adjustment		−$165,769

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 11 Dartmouth 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 Dartmouth 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 Dartmouth Court

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

18 Massachusetts Court

8 Morea Court

16 Stanford Avenue

28 Pristine Court

4 Barbie Avenue

8 Cumberland Drive

56 Southlake Drive

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