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 · 0.62 km away

Sold for

$1,185,000

Adjusted to this home

$1,204,668

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Pool	this home 1 · comparable 0	+$110,718
Micro-location	this home 0.0347 · comparable 0.0704	−$33,843
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 137 m² · comparable 149.41 m²	−$18,814
Distance to beach	this home 3.4 km · comparable 2.9 km	−$10,665
Land size	this home 400 m² · comparable 420 m²	−$7,728
Net adjustment		+$19,668

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

28 Pristine Court

Sold 8 October 2026 · 0.17 km away

Sold for

$1,170,000

Adjusted to this home

$1,163,667

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Floor area	this home 137 m² · comparable 141.71 m²	−$7,140
Land size	this home 400 m² · comparable 414 m²	−$5,410
Distance to beach	this home 3.4 km · comparable 3.54 km	+$2,949
Year built	this home 1996 · comparable 1995	+$2,800
Micro-location	this home 0.0347 · comparable 0.0342	+$468
Net adjustment		−$6,333

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

31 Roundelay Drive

Sold 30 July 2026 · 0.32 km away

Sold for

$1,380,000

Adjusted to this home

$1,387,902

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Pool	this home 1 · comparable 0	+$110,718
Condition	this home 7 · comparable 8	−$55,200
Bedrooms	this home 3 · comparable 4	−$32,503
Floor area	this home 137 m² · comparable 151.3 m²	−$21,679
Land size	this home 400 m² · comparable 420 m²	−$7,728
Year built	this home 1996 · comparable 1994	+$5,600
Distance to beach	this home 3.4 km · comparable 3.59 km	+$4,720
Micro-location	this home 0.0347 · comparable 0.0311	+$3,974
Net adjustment		+$7,902

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

3 Massachusetts Court

Sold 22 July 2026 · 0.31 km away

Sold for

$1,400,000

Adjusted to this home

$1,356,270

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Bedrooms	this home 3 · comparable 4	−$32,503
Floor area	this home 137 m² · comparable 120.1 m²	+$25,621
Micro-location	this home 0.0347 · comparable 0.0574	−$25,424
Distance to beach	this home 3.4 km · comparable 3.1 km	−$7,560
Land size	this home 400 m² · comparable 410 m²	−$3,864
Net adjustment		−$43,730

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

14 Shorehaven Place

Sold 7 April 2026 · 0.62 km away

Sold for

$1,250,000

Adjusted to this home

$1,254,121

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Land size	this home 400 m² · comparable 329 m²	+$27,434
Floor area	this home 137 m² · comparable 155 m²	−$27,288
Year built	this home 1996 · comparable 2002	−$16,800
Distance to beach	this home 3.4 km · comparable 3.87 km	+$10,575
Micro-location	this home 0.0347 · comparable 0.0245	+$10,200
Net adjustment		+$4,121

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

14 Windemere Crescent

Sold 10 March 2026 · 0.83 km away

Sold for

$1,350,000

Adjusted to this home

$1,302,207

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Water views	this home 0 · comparable 1	−$158,999
Pool	this home 1 · comparable 0	+$110,718
Floor area	this home 137 m² · comparable 123.36 m²	+$20,678
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 1996 · comparable 2002	−$16,800
Distance to beach	this home 3.4 km · comparable 4.12 km	+$16,718
Micro-location	this home 0.0347 · comparable 0.0348	−$108
Net adjustment		−$47,793

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

4 Pascali Court

Sold 5 August 2026 · 0.33 km away

Sold for

$1,150,000

Adjusted to this home

$1,233,802

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.0347 · comparable 0.0123	+$20,608
Floor area	this home 137 m² · comparable 125.33 m²	+$17,692
Land size	this home 400 m² · comparable 423 m²	−$8,887
Distance to beach	this home 3.4 km · comparable 3.67 km	+$5,589
Year built	this home 1996 · comparable 1995	+$2,800
Net adjustment		+$83,802

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

8 Morea Court

Sold 27 August 2026 · 0.61 km away

Sold for

$1,230,000

Adjusted to this home

$1,179,752

What we added and subtracted to make this sale comparable to 11 Vanderbilt Court
Pool	this home 1 · comparable 0	+$110,718
Car spaces	this home 2 · comparable 4	−$64,000
Bedrooms	this home 3 · comparable 4	−$32,503
Land size	this home 400 m² · comparable 473 m²	−$28,207
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 137 m² · comparable 148.5 m²	−$17,434
Year built	this home 1996 · comparable 2001	−$14,000
Distance to beach	this home 3.4 km · comparable 3.93 km	+$11,734
Micro-location	this home 0.0347 · comparable 0.0312	+$3,444
Net adjustment		−$50,248

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 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 11 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

18 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 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

16 Stanford Avenue

28 Pristine Court

31 Roundelay Drive

3 Massachusetts Court

14 Shorehaven Place

14 Windemere Crescent

4 Pascali Court

8 Morea Court

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