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.

18 Massachusetts Court

Sold 9 July 2026 · 0.67 km away

Sold for

$1,450,000

Adjusted to this home

$1,499,247

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Floor area	this home 186 m² · comparable 137 m²	+$92,473
Year built	this home 1988 · comparable 1997	−$45,374
Land size	this home 713 m² · comparable 630 m²	+$36,520
Micro-location	this home 0.0404 · comparable 0.0654	−$29,000
Cladding	this home 2 · comparable 3	−$2,762
Distance to beach	this home 3.19 km · comparable 3.09 km	−$2,610
Net adjustment		+$49,247

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

8 Cumberland Drive

Sold 3 June 2026 · 0.37 km away

Sold for

$1,415,000

Adjusted to this home

$1,515,492

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Bedrooms	this home 4 · comparable 3	+$64,034
Floor area	this home 186 m² · comparable 167.88 m²	+$34,196
Year built	this home 1988 · comparable 1992	−$20,166
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.19 km · comparable 3.55 km	+$9,169
Micro-location	this home 0.0404 · comparable 0.0462	−$6,566
Land size	this home 713 m² · comparable 703 m²	+$4,400
Net adjustment		+$100,492

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

5 Pristine Court

Sold 21 November 2025 · 0.89 km away

Sold for

$1,490,000

Adjusted to this home

$1,499,638

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Land size	this home 713 m² · comparable 401 m²	+$137,280
Floor area	this home 186 m² · comparable 225 m²	−$73,601
Condition	this home 7 · comparable 8	−$59,600
Year built	this home 1988 · comparable 1996	−$40,333
Micro-location	this home 0.0404 · comparable 0.0136	+$31,946
Distance to beach	this home 3.19 km · comparable 3.71 km	+$13,946
Net adjustment		+$9,638

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

31 Roundelay Drive

Sold 30 July 2026 · 0.79 km away

Sold for

$1,380,000

Adjusted to this home

$1,524,584

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Land size	this home 713 m² · comparable 420 m²	+$128,920
Floor area	this home 186 m² · comparable 151.3 m²	+$65,486
Condition	this home 7 · comparable 8	−$55,200
Year built	this home 1988 · comparable 1994	−$30,250
Pool	this home 1 · comparable 0	+$15,425
Micro-location	this home 0.0404 · comparable 0.0311	+$10,267
Distance to beach	this home 3.19 km · comparable 3.59 km	+$9,936
Net adjustment		+$144,584

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

21 Cumberland Drive

Sold 4 December 2025 · 0.51 km away

Sold for

$1,450,000

Adjusted to this home

$1,518,152

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Condition	this home 7 · comparable 9	−$145,000
Land size	this home 713 m² · comparable 467 m²	+$108,240
Bedrooms	this home 4 · comparable 3	+$64,034
Floor area	this home 186 m² · comparable 157 m²	+$54,729
Year built	this home 1988 · comparable 1992	−$20,166
Distance to beach	this home 3.19 km · comparable 3.64 km	+$11,745
Cladding	this home 2 · comparable 3	−$2,762
Micro-location	this home 0.0404 · comparable 0.0427	−$2,668
Net adjustment		+$68,152

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

4 Barbie Avenue

Sold 5 August 2026 · 0.87 km away

Sold for

$1,515,000

Adjusted to this home

$1,368,428

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 186 m² · comparable 151 m²	+$66,052
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 713 m² · comparable 570 m²	+$62,920
Year built	this home 1988 · comparable 1999	−$55,458
Distance to beach	this home 3.19 km · comparable 3.98 km	+$21,543
Micro-location	this home 0.0404 · comparable 0.0574	−$20,604
Cladding	this home 2 · comparable 4	−$5,525
Net adjustment		−$146,572

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

16 Stanford Avenue

Sold 25 September 2026 · 0.56 km away

Sold for

$1,185,000

Adjusted to this home

$1,384,711

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Land size	this home 713 m² · comparable 420 m²	+$128,920
Floor area	this home 186 m² · comparable 149.41 m²	+$69,053
Bedrooms	this home 4 · comparable 3	+$64,034
Year built	this home 1988 · comparable 1996	−$40,333
Micro-location	this home 0.0404 · comparable 0.0704	−$28,440
Pool	this home 1 · comparable 0	+$15,425
Distance to beach	this home 3.19 km · comparable 2.9 km	−$6,186
Cladding	this home 2 · comparable 3	−$2,762
Net adjustment		+$199,711

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

56 Southlake Drive

Sold 21 July 2026 · 0.72 km away

Sold for

$1,660,000

Adjusted to this home

$1,649,013

What we added and subtracted to make this sale comparable to 11 Woodstone Court
Condition	this home 7 · comparable 9	−$166,000
Land size	this home 713 m² · comparable 432 m²	+$123,640
Floor area	this home 186 m² · comparable 133 m²	+$100,022
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1988 · comparable 1993	−$25,208
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 3.19 km · comparable 3.76 km	+$17,031
Micro-location	this home 0.0404 · comparable 0.0447	−$5,710
Cladding	this home 2 · comparable 3	−$2,762
Net adjustment		−$10,987

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 Woodstone 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 Woodstone 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.

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11 Woodstone Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

18 Massachusetts Court

8 Cumberland Drive

5 Pristine Court

31 Roundelay Drive

21 Cumberland Drive

4 Barbie Avenue

16 Stanford Avenue

56 Southlake Drive

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