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.

45 North Shore Avenue

Sold 22 April 2026 · 0.91 km away

Sold for

$1,700,000

Adjusted to this home

$1,687,299

What we added and subtracted to make this sale comparable to 11 Washington Court
Condition	this home 7 · comparable 9	−$170,000
Floor area	this home 237 m² · comparable 188 m²	+$109,917
Bathrooms	this home 3 · comparable 2	+$41,074
Micro-location	this home 0.0568 · comparable 0.0333	+$31,960
Pool	this home 0 · comparable 1	−$30,682
Car spaces	this home 2 · comparable 4	−$28,694
Distance to beach	this home 3.15 km · comparable 3.99 km	+$25,704
Street	this home 0.15 · comparable 0.1355	+$19,720
Year built	this home 1997 · comparable 2002	−$8,180
Land size	this home 629 m² · comparable 637 m²	−$3,520
Net adjustment		−$12,701

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

32 Warbler Parade

Sold 5 December 2025 · 0.61 km away

Sold for

$1,580,000

Adjusted to this home

$1,581,541

What we added and subtracted to make this sale comparable to 11 Washington Court
Condition	this home 7 · comparable 9	−$158,000
Street	this home 0.15 · comparable 0.0764	+$93,030
Floor area	this home 237 m² · comparable 205.68 m²	+$70,257
Bathrooms	this home 3 · comparable 2	+$41,074
Pool	this home 0 · comparable 1	−$30,682
Distance to beach	this home 3.15 km · comparable 2.66 km	−$13,936
Land size	this home 629 m² · comparable 653 m²	−$10,560
Micro-location	this home 0.0568 · comparable 0.0499	+$8,722
Year built	this home 1997 · comparable 1996	+$1,636
Net adjustment		+$1,541

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

45 Warbler Parade

Sold 14 October 2025 · 0.70 km away

Sold for

$1,590,000

Adjusted to this home

$1,639,573

What we added and subtracted to make this sale comparable to 11 Washington Court
Floor area	this home 237 m² · comparable 151.5 m²	+$191,794
Condition	this home 7 · comparable 9	−$159,000
Street	this home 0.15 · comparable 0.0764	+$93,619
Land size	this home 629 m² · comparable 781 m²	−$66,880
Bathrooms	this home 3 · comparable 2	+$41,074
Pool	this home 0 · comparable 1	−$30,682
Car spaces	this home 2 · comparable 4	−$28,694
Cladding	this home 3 · comparable 2	+$18,982
Distance to beach	this home 3.15 km · comparable 2.49 km	−$18,890
Micro-location	this home 0.0568 · comparable 0.0516	+$6,614
Year built	this home 1997 · comparable 1996	+$1,636
Net adjustment		+$49,573

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 · 0.99 km away

Sold for

$1,850,000

Adjusted to this home

$1,744,066

What we added and subtracted to make this sale comparable to 11 Washington Court
Condition	this home 7 · comparable 9	−$185,000
Street	this home 0.15 · comparable 0.064	+$127,280
Bedrooms	this home 4 · comparable 5	−$122,874
Land size	this home 629 m² · comparable 367 m²	+$115,280
Floor area	this home 237 m² · comparable 214.21 m²	+$51,122
Micro-location	this home 0.0568 · comparable 0.086	−$43,216
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 3.15 km · comparable 4.14 km	+$31,724
Year built	this home 1997 · comparable 2010	−$21,268
Cladding	this home 3 · comparable 4	−$18,982
Net adjustment		−$105,934

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

3 Massachusetts Court

Sold 22 July 2026 · 0.10 km away

Sold for

$1,400,000

Adjusted to this home

$1,688,548

What we added and subtracted to make this sale comparable to 11 Washington Court
Floor area	this home 237 m² · comparable 120.1 m²	+$155,475
Street	this home 0.15 · comparable 0.0616	+$58,702
Land size	this home 629 m² · comparable 410 m²	+$57,131
Bathrooms	this home 3 · comparable 2	+$24,352
Pool	this home 0 · comparable 1	−$18,191
Cladding	this home 3 · comparable 2	+$11,254
Year built	this home 1997 · comparable 1996	+$970
Distance to beach	this home 3.15 km · comparable 3.1 km	−$747
Micro-location	this home 0.0568 · comparable 0.0574	−$398
Net adjustment		+$288,548

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

17 North Shore Avenue

Sold 22 April 2026 · 0.99 km away

Sold for

$1,685,000

Adjusted to this home

$1,512,616

What we added and subtracted to make this sale comparable to 11 Washington Court
Bedrooms	this home 4 · comparable 5	−$122,874
Floor area	this home 237 m² · comparable 289.47 m²	−$117,701
Land size	this home 629 m² · comparable 411 m²	+$95,920
Condition	this home 7 · comparable 8	−$67,400
Micro-location	this home 0.0568 · comparable 0.021	+$48,258
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$37,963
Pool	this home 0 · comparable 1	−$30,682
Distance to beach	this home 3.15 km · comparable 3.99 km	+$25,477
Street	this home 0.15 · comparable 0.1355	+$19,546
Car spaces	this home 2 · comparable 3	−$14,347
Year built	this home 1997 · comparable 2001	−$6,544
Net adjustment		−$172,384

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

28 Pristine Court

Sold 8 October 2026 · 0.40 km away

Sold for

$1,170,000

Adjusted to this home

$1,419,902

What we added and subtracted to make this sale comparable to 11 Washington Court
Floor area	this home 237 m² · comparable 141.71 m²	+$82,523
Street	this home 0.15 · comparable -0.0146	+$59,479
Bedrooms	this home 4 · comparable 3	+$47,438
Land size	this home 629 m² · comparable 414 m²	+$36,522
Bathrooms	this home 3 · comparable 2	+$15,857
Pool	this home 0 · comparable 1	−$11,845
Micro-location	this home 0.0568 · comparable 0.0342	+$8,166
Cladding	this home 3 · comparable 2	+$7,328
Distance to beach	this home 3.15 km · comparable 3.54 km	+$3,171
Year built	this home 1997 · comparable 1995	+$1,263
Net adjustment		+$249,902

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

16 Stanford Avenue

Sold 25 September 2026 · 0.44 km away

Sold for

$1,185,000

Adjusted to this home

$1,471,968

What we added and subtracted to make this sale comparable to 11 Washington Court
Floor area	this home 237 m² · comparable 149.41 m²	+$129,380
Bedrooms	this home 4 · comparable 3	+$80,911
Land size	this home 629 m² · comparable 420 m²	+$60,554
Bathrooms	this home 3 · comparable 2	+$27,046
Micro-location	this home 0.0568 · comparable 0.0704	−$8,490
Distance to beach	this home 3.15 km · comparable 2.9 km	−$3,511
Year built	this home 1997 · comparable 1996	+$1,078
Net adjustment		+$286,968

A further 10 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 Washington 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 Washington 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

19 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 Washington Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

45 North Shore Avenue

32 Warbler Parade

45 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

17 North Shore Avenue

28 Pristine Court

16 Stanford Avenue

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