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.

31 Roundelay Drive

Sold 30 July 2026 · 0.46 km away

Sold for

$1,380,000

Adjusted to this home

$1,468,915

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Condition	this home 6 · comparable 8	−$110,400
Floor area	this home 182 m² · comparable 151.3 m²	+$75,989
Pool	this home 1 · comparable 0	+$41,047
Land size	this home 503 m² · comparable 420 m²	+$36,520
Micro-location	this home 0.0562 · comparable 0.0311	+$27,710
Distance to beach	this home 3.16 km · comparable 3.59 km	+$10,682
Year built	this home 1996 · comparable 1994	+$6,920
Cladding	this home 3 · comparable 2	+$447
Net adjustment		+$88,915

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

18 Massachusetts Court

Sold 9 July 2026 · 0.15 km away

Sold for

$1,450,000

Adjusted to this home

$1,489,545

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Floor area	this home 182 m² · comparable 137 m²	+$111,384
Land size	this home 503 m² · comparable 630 m²	−$55,880
Micro-location	this home 0.0562 · comparable 0.0654	−$10,672
Year built	this home 1996 · comparable 1997	−$3,460
Distance to beach	this home 3.16 km · comparable 3.09 km	−$1,827
Net adjustment		+$39,545

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

8 Cumberland Drive

Sold 3 June 2026 · 0.85 km away

Sold for

$1,415,000

Adjusted to this home

$1,504,741

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Bedrooms	this home 4 · comparable 3	+$122,803
Land size	this home 503 m² · comparable 703 m²	−$88,000
Condition	this home 6 · comparable 7	−$56,600
Pool	this home 1 · comparable 0	+$41,047
Floor area	this home 182 m² · comparable 167.88 m²	+$34,950
Year built	this home 1996 · comparable 1992	+$13,840
Micro-location	this home 0.0562 · comparable 0.0462	+$11,320
Distance to beach	this home 3.16 km · comparable 3.55 km	+$9,934
Cladding	this home 3 · comparable 2	+$447
Net adjustment		+$89,741

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

3 Massachusetts Court

Sold 22 July 2026 · 0.06 km away

Sold for

$1,400,000

Adjusted to this home

$1,535,726

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Floor area	this home 182 m² · comparable 120.1 m²	+$153,215
Condition	this home 6 · comparable 7	−$56,000
Land size	this home 503 m² · comparable 410 m²	+$40,920
Distance to beach	this home 3.16 km · comparable 3.1 km	−$1,512
Micro-location	this home 0.0562 · comparable 0.0574	−$1,344
Cladding	this home 3 · comparable 2	+$447
Net adjustment		+$135,726

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

8 Morea Court

Sold 27 August 2026 · 0.85 km away

Sold for

$1,230,000

Adjusted to this home

$1,300,452

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Floor area	this home 182 m² · comparable 148.5 m²	+$82,919
Condition	this home 6 · comparable 7	−$49,200
Car spaces	this home 2 · comparable 4	−$41,862
Pool	this home 1 · comparable 0	+$41,047
Micro-location	this home 0.0562 · comparable 0.0312	+$24,600
Year built	this home 1996 · comparable 2001	−$17,300
Distance to beach	this home 3.16 km · comparable 3.93 km	+$17,048
Land size	this home 503 m² · comparable 473 m²	+$13,200
Net adjustment		+$70,452

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

16 Stanford Avenue

Sold 25 September 2026 · 0.39 km away

Sold for

$1,185,000

Adjusted to this home

$1,399,628

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Bedrooms	this home 4 · comparable 3	+$122,803
Floor area	this home 182 m² · comparable 149.41 m²	+$80,666
Condition	this home 6 · comparable 7	−$47,400
Pool	this home 1 · comparable 0	+$41,047
Land size	this home 503 m² · comparable 420 m²	+$36,520
Micro-location	this home 0.0562 · comparable 0.0704	−$13,462
Distance to beach	this home 3.16 km · comparable 2.9 km	−$5,546
Net adjustment		+$214,628

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

28 Pristine Court

Sold 8 October 2026 · 0.38 km away

Sold for

$1,170,000

Adjusted to this home

$1,401,441

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Bedrooms	this home 4 · comparable 3	+$114,886
Floor area	this home 182 m² · comparable 141.71 m²	+$93,296
Condition	this home 6 · comparable 7	−$43,782
Land size	this home 503 m² · comparable 414 m²	+$36,635
Micro-location	this home 0.0562 · comparable 0.0342	+$19,264
Distance to beach	this home 3.16 km · comparable 3.54 km	+$7,487
Year built	this home 1996 · comparable 1995	+$3,237
Cladding	this home 3 · comparable 2	+$418
Net adjustment		+$231,441

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

56 Southlake Drive

Sold 21 July 2026 · 0.74 km away

Sold for

$1,660,000

Adjusted to this home

$1,582,774

What we added and subtracted to make this sale comparable to 12 Pennsylvania Avenue
Condition	this home 6 · comparable 9	−$232,400
Floor area	this home 182 m² · comparable 133 m²	+$121,285
Land size	this home 503 m² · comparable 432 m²	+$31,240
Car spaces	this home 2 · comparable 3	−$20,931
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 3.16 km · comparable 3.76 km	+$17,928
Micro-location	this home 0.0562 · comparable 0.0447	+$15,272
Year built	this home 1996 · comparable 1993	+$10,380
Net adjustment		−$77,226

A further 9 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 Pennsylvania 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 Pennsylvania 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)

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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

41 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 Pennsylvania Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

31 Roundelay Drive

18 Massachusetts Court

8 Cumberland Drive

3 Massachusetts Court

8 Morea Court

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 12 Pennsylvania Avenue sit?