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.

8 Cumberland Drive

Sold 3 June 2026 · 0.04 km away

Sold for

$1,415,000

Adjusted to this home

$1,390,587

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Floor area	this home 122 m² · comparable 167.88 m²	−$97,155
Bedrooms	this home 4 · comparable 3	+$88,054
Land size	this home 600 m² · comparable 703 m²	−$45,320
Pool	this home 1 · comparable 0	+$22,231
Cladding	this home 3 · comparable 2	+$8,287
Distance to beach	this home 3.57 km · comparable 3.55 km	−$510
Net adjustment		−$24,413

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

3 Massachusetts Court

Sold 22 July 2026 · 0.86 km away

Sold for

$1,400,000

Adjusted to this home

$1,464,360

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Land size	this home 600 m² · comparable 410 m²	+$83,600
Micro-location	this home 0.0462 · comparable 0.0574	−$12,544
Distance to beach	this home 3.57 km · comparable 3.1 km	−$11,844
Cladding	this home 3 · comparable 2	+$8,287
Street	this home 0.0563 · comparable 0.0616	−$5,936
Floor area	this home 122 m² · comparable 120.1 m²	+$4,023
Year built	this home 1992 · comparable 1996	−$1,226
Net adjustment		+$64,360

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

4 Barbie Avenue

Sold 5 August 2026 · 0.49 km away

Sold for

$1,515,000

Adjusted to this home

$1,389,965

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 122 m² · comparable 151 m²	−$61,410
Micro-location	this home 0.0462 · comparable 0.0574	−$13,574
Land size	this home 600 m² · comparable 570 m²	+$13,200
Distance to beach	this home 3.57 km · comparable 3.98 km	+$11,181
Cladding	this home 3 · comparable 4	−$8,287
Year built	this home 1992 · comparable 1999	−$2,145
Net adjustment		−$125,035

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

39 Brier Crescent

Sold 16 May 2026 · 0.92 km away

Sold for

$1,302,000

Adjusted to this home

$1,432,611

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$88,054
Street	this home 0.0563 · comparable -0.0225	+$82,078
Land size	this home 600 m² · comparable 708 m²	−$47,520
Floor area	this home 122 m² · comparable 141 m²	−$40,234
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.0462 · comparable 0.0157	+$31,769
Pool	this home 1 · comparable 0	+$22,231
Cladding	this home 3 · comparable 1	+$16,574
Distance to beach	this home 3.57 km · comparable 4.35 km	+$16,093
Year built	this home 1992 · comparable 2013	−$6,434
Net adjustment		+$130,611

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

16 Stanford Avenue

Sold 25 September 2026 · 0.78 km away

Sold for

$1,185,000

Adjusted to this home

$1,277,983

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$88,054
Land size	this home 600 m² · comparable 420 m²	+$79,200
Floor area	this home 122 m² · comparable 149.41 m²	−$58,043
Micro-location	this home 0.0462 · comparable 0.0704	−$22,942
Pool	this home 1 · comparable 0	+$22,231
Distance to beach	this home 3.57 km · comparable 2.9 km	−$14,291
Year built	this home 1992 · comparable 1996	−$1,226
Net adjustment		+$92,983

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

31 Roundelay Drive

Sold 30 July 2026 · 0.60 km away

Sold for

$1,380,000

Adjusted to this home

$1,531,773

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Street	this home 0.0563 · comparable -0.023	+$87,547
Land size	this home 600 m² · comparable 420 m²	+$79,200
Floor area	this home 122 m² · comparable 151.3 m²	−$62,046
Pool	this home 1 · comparable 0	+$22,231
Micro-location	this home 0.0462 · comparable 0.0311	+$16,670
Cladding	this home 3 · comparable 2	+$8,287
Year built	this home 1992 · comparable 1994	−$613
Distance to beach	this home 3.57 km · comparable 3.59 km	+$497
Net adjustment		+$151,773

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

28 Pristine Court

Sold 8 October 2026 · 0.78 km away

Sold for

$1,170,000

Adjusted to this home

$1,382,486

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$88,054
Land size	this home 600 m² · comparable 414 m²	+$81,840
Street	this home 0.0563 · comparable -0.0146	+$66,362
Floor area	this home 122 m² · comparable 141.71 m²	−$41,738
Micro-location	this home 0.0462 · comparable 0.0342	+$11,232
Cladding	this home 3 · comparable 2	+$8,287
Year built	this home 1992 · comparable 1995	−$919
Distance to beach	this home 3.57 km · comparable 3.54 km	−$632
Net adjustment		+$212,486

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.38 km away

Sold for

$1,400,000

Adjusted to this home

$1,579,642

What we added and subtracted to make this sale comparable to 12 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$88,054
Land size	this home 600 m² · comparable 405 m²	+$85,800
Floor area	this home 122 m² · comparable 145 m²	−$48,705
Micro-location	this home 0.0462 · comparable 0.0223	+$26,768
Street	this home 0.0563 · comparable 0.0386	+$19,824
Distance to beach	this home 3.57 km · comparable 3.92 km	+$8,820
Year built	this home 1992 · comparable 1995	−$919
Net adjustment		+$179,642

A further 11 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 12 Cumberland Drive 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 12 Cumberland Drive 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

14 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 →

12 Cumberland Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

8 Cumberland Drive

3 Massachusetts Court

4 Barbie Avenue

39 Brier Crescent

16 Stanford Avenue

31 Roundelay Drive

28 Pristine Court

9 Gainsborough Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Cumberland Drive sit?