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 · 0.94 km away

Sold for

$1,400,000

Adjusted to this home

$1,554,679

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Condition	this home 9 · comparable 7	+$140,000
Floor area	this home 144 m² · comparable 120.1 m²	+$36,481
Land size	this home 600 m² · comparable 410 m²	+$29,032
Micro-location	this home 0.0444 · comparable 0.0574	−$14,560
Distance to beach	this home 3.65 km · comparable 3.1 km	−$13,860
Street	this home 0.0514 · comparable 0.0616	−$11,424
Year built	this home 1993 · comparable 1996	−$10,990
Net adjustment		+$154,679

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

18 Massachusetts Court

Sold 9 July 2026 · 0.85 km away

Sold for

$1,450,000

Adjusted to this home

$1,374,508

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Micro-location	this home 0.0444 · comparable 0.0654	−$24,360
Cladding	this home 2 · comparable 3	−$16,132
Year built	this home 1993 · comparable 1997	−$14,653
Distance to beach	this home 3.65 km · comparable 3.09 km	−$14,616
Street	this home 0.0514 · comparable 0.0616	−$11,832
Floor area	this home 144 m² · comparable 137 m²	+$10,685
Land size	this home 600 m² · comparable 630 m²	−$4,584
Net adjustment		−$75,492

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

15 Comore Drive

Sold 16 January 2026 · 0.65 km away

Sold for

$1,350,000

Adjusted to this home

$1,484,575

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Condition	this home 9 · comparable 6	+$189,000
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 144 m² · comparable 184 m²	−$61,056
Year built	this home 1993 · comparable 2002	−$32,969
Micro-location	this home 0.0444 · comparable 0.0738	−$31,752
Street	this home 0.0514 · comparable 0.0785	−$29,268
Land size	this home 600 m² · comparable 423 m²	+$27,046
Distance to beach	this home 3.65 km · comparable 4.06 km	+$9,574
Net adjustment		+$134,575

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

20 Daryl Drive

Sold 29 October 2025 · 0.40 km away

Sold for

$1,570,000

Adjusted to this home

$1,455,209

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Floor area	this home 144 m² · comparable 201.88 m²	−$88,348
Street	this home 0.0514 · comparable 0.0704	−$23,864
Micro-location	this home 0.0444 · comparable 0.0291	+$19,217
Year built	this home 1993 · comparable 1998	−$18,316
Cladding	this home 2 · comparable 3	−$16,132
Distance to beach	this home 3.65 km · comparable 4.03 km	+$10,513
Land size	this home 600 m² · comparable 586 m²	+$2,139
Net adjustment		−$114,791

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

4 Barbie Avenue

Sold 5 August 2026 · 0.46 km away

Sold for

$1,515,000

Adjusted to this home

$1,327,691

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Car spaces	this home 2 · comparable 4	−$120,208
Cladding	this home 2 · comparable 4	−$32,264
Year built	this home 1993 · comparable 1999	−$21,979
Micro-location	this home 0.0444 · comparable 0.0574	−$15,756
Floor area	this home 144 m² · comparable 151 m²	−$10,685
Distance to beach	this home 3.65 km · comparable 3.98 km	+$8,999
Land size	this home 600 m² · comparable 570 m²	+$4,584
Net adjustment		−$187,309

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

16 Stanford Avenue

Sold 25 September 2026 · 0.87 km away

Sold for

$1,185,000

Adjusted to this home

$1,449,850

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Bedrooms	this home 4 · comparable 3	+$130,872
Condition	this home 9 · comparable 7	+$118,500
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 600 m² · comparable 420 m²	+$27,504
Micro-location	this home 0.0444 · comparable 0.0704	−$24,648
Cladding	this home 2 · comparable 3	−$16,132
Distance to beach	this home 3.65 km · comparable 2.9 km	−$15,998
Year built	this home 1993 · comparable 1996	−$10,990
Floor area	this home 144 m² · comparable 149.41 m²	−$8,258
Net adjustment		+$264,850

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

28 Pristine Court

Sold 8 October 2026 · 0.84 km away

Sold for

$1,170,000

Adjusted to this home

$1,441,267

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Bedrooms	this home 4 · comparable 3	+$103,966
Condition	this home 9 · comparable 7	+$92,946
Street	this home 0.0514 · comparable -0.0146	+$49,076
Land size	this home 600 m² · comparable 414 m²	+$22,578
Micro-location	this home 0.0444 · comparable 0.0342	+$7,585
Year built	this home 1993 · comparable 1995	−$5,820
Floor area	this home 144 m² · comparable 141.71 m²	+$2,777
Distance to beach	this home 3.65 km · comparable 3.54 km	−$1,841
Net adjustment		+$271,267

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

56 Southlake Drive

Sold 21 July 2026 · 0.41 km away

Sold for

$1,660,000

Adjusted to this home

$1,608,980

What we added and subtracted to make this sale comparable to 11 Yodelay Street
Car spaces	this home 2 · comparable 3	−$60,104
Land size	this home 600 m² · comparable 432 m²	+$25,670
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 144 m² · comparable 133 m²	+$16,790
Cladding	this home 2 · comparable 3	−$16,132
Distance to beach	this home 3.65 km · comparable 3.76 km	+$3,287
Micro-location	this home 0.0444 · comparable 0.0447	−$398
Street	this home 0.0514 · comparable 0.0515	−$133
Net adjustment		−$51,020

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 Yodelay Street 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 Yodelay Street 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 Yodelay Street

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

15 Comore Drive

20 Daryl Drive

4 Barbie Avenue

16 Stanford Avenue

28 Pristine Court

56 Southlake Drive

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