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.

32 Warbler Parade

Sold 5 December 2025 · 0.46 km away

Sold for

$1,580,000

Adjusted to this home

$1,767,871

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 205.68 m²	+$207,822
Condition	this home 7 · comparable 9	−$158,000
Bedrooms	this home 5 · comparable 4	+$129,633
Bathrooms	this home 3 · comparable 2	+$58,528
Pool	this home 0 · comparable 1	−$35,560
Micro-location	this home 0.0679 · comparable 0.0499	+$22,752
Street	this home 0.0616 · comparable 0.0764	−$18,707
Distance to beach	this home 3.07 km · comparable 2.66 km	−$11,660
Land size	this home 630 m² · comparable 653 m²	−$10,120
Year built	this home 1997 · comparable 1996	+$3,183
Net adjustment		+$187,871

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

3 Massachusetts Court

Sold 22 July 2026 · 0.08 km away

Sold for

$1,400,000

Adjusted to this home

$1,709,884

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 120.1 m²	+$186,696
Bedrooms	this home 5 · comparable 4	+$58,814
Land size	this home 630 m² · comparable 410 m²	+$43,918
Bathrooms	this home 3 · comparable 2	+$26,554
Pool	this home 0 · comparable 1	−$16,134
Micro-location	this home 0.0679 · comparable 0.0574	+$5,335
Cladding	this home 3 · comparable 2	+$2,914
Year built	this home 1997 · comparable 1996	+$1,444
Distance to beach	this home 3.07 km · comparable 3.1 km	+$343
Net adjustment		+$309,884

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

31 Roundelay Drive

Sold 30 July 2026 · 0.53 km away

Sold for

$1,380,000

Adjusted to this home

$1,756,606

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 151.3 m²	+$175,059
Bedrooms	this home 5 · comparable 4	+$67,290
Street	this home 0.0616 · comparable -0.023	+$48,482
Land size	this home 630 m² · comparable 420 m²	+$47,963
Bathrooms	this home 3 · comparable 2	+$30,381
Condition	this home 7 · comparable 8	−$28,654
Micro-location	this home 0.0679 · comparable 0.0311	+$21,089
Distance to beach	this home 3.07 km · comparable 3.59 km	+$6,705
Year built	this home 1997 · comparable 1994	+$4,957
Cladding	this home 3 · comparable 2	+$3,334
Net adjustment		+$376,606

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

45 Warbler Parade

Sold 14 October 2025 · 0.59 km away

Sold for

$1,590,000

Adjusted to this home

$1,813,248

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 151.5 m²	+$336,770
Condition	this home 7 · comparable 9	−$159,000
Bedrooms	this home 5 · comparable 4	+$129,633
Land size	this home 630 m² · comparable 781 m²	−$66,440
Bathrooms	this home 3 · comparable 2	+$58,528
Car spaces	this home 2 · comparable 4	−$35,597
Pool	this home 0 · comparable 1	−$35,560
Micro-location	this home 0.0679 · comparable 0.0516	+$20,734
Street	this home 0.0616 · comparable 0.0764	−$18,826
Distance to beach	this home 3.07 km · comparable 2.49 km	−$16,599
Cladding	this home 3 · comparable 2	+$6,422
Year built	this home 1997 · comparable 1996	+$3,183
Net adjustment		+$223,248

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

18 Massachusetts Court

Sold 9 July 2026 · 0.05 km away

Sold for

$1,450,000

Adjusted to this home

$1,798,000

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 137 m²	+$245,030
Bedrooms	this home 5 · comparable 4	+$85,553
Bathrooms	this home 3 · comparable 2	+$38,626
Pool	this home 0 · comparable 1	−$23,468
Micro-location	this home 0.0679 · comparable 0.0654	+$1,914
Distance to beach	this home 3.07 km · comparable 3.09 km	+$345
Net adjustment		+$348,000

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

4 Barbie Avenue

Sold 5 August 2026 · 1.01 km away

Sold for

$1,515,000

Adjusted to this home

$1,869,618

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 151 m²	+$337,960
Condition	this home 7 · comparable 9	−$151,500
Bedrooms	this home 5 · comparable 4	+$129,633
Bathrooms	this home 3 · comparable 2	+$58,528
Car spaces	this home 2 · comparable 4	−$35,597
Pool	this home 0 · comparable 1	−$35,560
Land size	this home 630 m² · comparable 570 m²	+$26,400
Distance to beach	this home 3.07 km · comparable 3.98 km	+$24,816
Micro-location	this home 0.0679 · comparable 0.0574	+$12,726
Cladding	this home 3 · comparable 4	−$6,422
Year built	this home 1997 · comparable 1999	−$6,366
Net adjustment		+$354,618

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

52 Warbler Parade

Sold 15 December 2025 · 0.53 km away

Sold for

$1,425,000

Adjusted to this home

$1,775,043

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Floor area	this home 293 m² · comparable 187.1 m²	+$203,302
Bedrooms	this home 5 · comparable 4	+$104,564
Bathrooms	this home 3 · comparable 2	+$47,210
Micro-location	this home 0.0679 · comparable 0.0516	+$14,988
Street	this home 0.0616 · comparable 0.0764	−$13,610
Distance to beach	this home 3.07 km · comparable 2.54 km	−$10,966
Cladding	this home 3 · comparable 2	+$5,181
Land size	this home 630 m² · comparable 639 m²	−$3,194
Year built	this home 1997 · comparable 1996	+$2,568
Net adjustment		+$350,043

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

5 Thornleigh Crescent

Sold 11 October 2025 · 0.93 km away

Sold for

$1,975,000

Adjusted to this home

$1,863,694

What we added and subtracted to make this sale comparable to 12 Massachusetts Court
Condition	this home 7 · comparable 9	−$197,500
Floor area	this home 293 m² · comparable 211 m²	+$195,160
Street	this home 0.0616 · comparable 0.1043	−$67,466
Micro-location	this home 0.0679 · comparable 0.0411	+$42,344
Car spaces	this home 2 · comparable 4	−$35,597
Pool	this home 0 · comparable 1	−$35,560
Storeys	this home 1 · comparable 2	−$22,718
Distance to beach	this home 3.07 km · comparable 3.69 km	+$22,041
Land size	this home 630 m² · comparable 679 m²	−$21,560
Year built	this home 1997 · comparable 1994	+$9,550
Net adjustment		−$111,306

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 12 Massachusetts 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 12 Massachusetts 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.

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 Massachusetts Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

32 Warbler Parade

3 Massachusetts Court

31 Roundelay Drive

45 Warbler Parade

18 Massachusetts Court

4 Barbie Avenue

52 Warbler Parade

5 Thornleigh Crescent

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