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.

17 North Shore Avenue

Sold 22 April 2026 · 0.11 km away

Sold for

$1,685,000

Adjusted to this home

$1,655,675

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Land size	this home 640 m² · comparable 411 m²	+$113,034
Bathrooms	this home 2 · comparable 3	−$76,246
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 3 · comparable 1	+$16,272
Floor area	this home 280 m² · comparable 289.47 m²	−$8,667
Micro-location	this home 0.0177 · comparable 0.021	−$4,448
Distance to beach	this home 3.9 km · comparable 3.99 km	+$2,730
Net adjustment		−$29,325

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

45 North Shore Avenue

Sold 22 April 2026 · 0.26 km away

Sold for

$1,700,000

Adjusted to this home

$1,617,639

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Condition	this home 8 · comparable 9	−$102,000
Floor area	this home 280 m² · comparable 188 m²	+$84,198
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0177 · comparable 0.0333	−$21,216
Bedrooms	this home 5 · comparable 4	+$17,474
Distance to beach	this home 3.9 km · comparable 3.99 km	+$2,754
Land size	this home 640 m² · comparable 637 m²	+$1,481
Year built	this home 2001 · comparable 2002	−$1,052
Net adjustment		−$82,361

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

18 Blue Ridge Crescent

Sold 12 November 2025 · 0.49 km away

Sold for

$1,775,000

Adjusted to this home

$1,670,790

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Condition	this home 8 · comparable 9	−$106,500
Bathrooms	this home 2 · comparable 3	−$76,246
Land size	this home 640 m² · comparable 500 m²	+$69,104
Floor area	this home 280 m² · comparable 208.22 m²	+$65,693
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0177 · comparable 0.0306	−$18,318
Bedrooms	this home 5 · comparable 6	−$17,474
Distance to beach	this home 3.9 km · comparable 4.35 km	+$11,395
Cladding	this home 3 · comparable 2	+$8,136
Net adjustment		−$104,210

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.76 km away

Sold for

$1,570,000

Adjusted to this home

$1,729,940

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Land size	this home 640 m² · comparable 331 m²	+$152,522
Micro-location	this home 0.0177 · comparable 0.0807	−$79,128
Floor area	this home 280 m² · comparable 199 m²	+$74,131
Street	this home 0.1355 · comparable 0.15	−$18,212
Bedrooms	this home 5 · comparable 4	+$17,474
Cladding	this home 3 · comparable 1	+$16,272
Year built	this home 2001 · comparable 2010	−$9,468
Distance to beach	this home 3.9 km · comparable 4.17 km	+$6,349
Net adjustment		+$159,940

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

8 Morea Court

Sold 27 August 2026 · 0.31 km away

Sold for

$1,230,000

Adjusted to this home

$1,486,834

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Floor area	this home 280 m² · comparable 148.5 m²	+$120,349
Land size	this home 640 m² · comparable 473 m²	+$82,431
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$49,200
Bedrooms	this home 5 · comparable 4	+$17,474
Micro-location	this home 0.0177 · comparable 0.0312	−$13,284
Distance to beach	this home 3.9 km · comparable 3.93 km	+$664
Net adjustment		+$256,834

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

8 Duxton Dr

Sold 20 May 2026 · 0.17 km away

Sold for

$1,468,000

Adjusted to this home

$1,760,593

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Floor area	this home 280 m² · comparable 185.4 m²	+$86,578
Land size	this home 640 m² · comparable 500 m²	+$69,104
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$58,720
Bedrooms	this home 5 · comparable 4	+$17,474
Micro-location	this home 0.0177 · comparable 0.0239	−$7,282
Distance to beach	this home 3.9 km · comparable 4.07 km	+$3,999
Net adjustment		+$292,593

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

3 Massachusetts Court

Sold 22 July 2026 · 1.03 km away

Sold for

$1,400,000

Adjusted to this home

$1,725,303

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Floor area	this home 280 m² · comparable 120.1 m²	+$130,466
Land size	this home 640 m² · comparable 410 m²	+$101,213
Street	this home 0.1355 · comparable 0.0616	+$73,790
Condition	this home 8 · comparable 7	+$49,926
Micro-location	this home 0.0177 · comparable 0.0574	−$39,641
Distance to beach	this home 3.9 km · comparable 3.1 km	−$17,973
Bedrooms	this home 5 · comparable 4	+$15,578
Cladding	this home 3 · comparable 2	+$7,254
Year built	this home 2001 · comparable 1996	+$4,690
Net adjustment		+$325,303

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

1 Elizabeth Crescent

Sold 1 November 2025 · 0.69 km away

Sold for

$1,850,000

Adjusted to this home

$1,653,591

What we added and subtracted to make this sale comparable to 12 North Shore Avenue
Water views	this home 0 · comparable 1	−$248,898
Floor area	this home 280 m² · comparable 132.5 m²	+$134,992
Land size	this home 640 m² · comparable 389 m²	+$123,894
Condition	this home 8 · comparable 9	−$111,000
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0177 · comparable 0.0506	−$48,692
Storeys	this home 1 · comparable 2	−$40,000
Street	this home 0.1355 · comparable 0.15	−$21,460
Bedrooms	this home 5 · comparable 4	+$17,474
Year built	this home 2001 · comparable 2010	−$9,468
Distance to beach	this home 3.9 km · comparable 4.14 km	+$6,749
Net adjustment		−$196,409

A further 6 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 North Shore Avenue 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 North Shore Avenue 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 North Shore Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

17 North Shore Avenue

45 North Shore Avenue

18 Blue Ridge Crescent

22 Elizabeth Crescent

8 Morea Court

8 Duxton Dr

3 Massachusetts Court

1 Elizabeth Crescent

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