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 · 0.73 km away

Sold for

$1,685,000

Adjusted to this home

$1,731,122

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Land size	this home 632 m² · comparable 411 m²	+$103,251
Floor area	this home 256 m² · comparable 289.47 m²	−$48,223
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 3.46 km · comparable 3.99 km	+$16,075
Micro-location	this home 0.0321 · comparable 0.021	+$14,963
Year built	this home 1998 · comparable 2001	−$7,944
Net adjustment		+$46,122

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

45 North Shore Avenue

Sold 22 April 2026 · 0.62 km away

Sold for

$1,700,000

Adjusted to this home

$1,799,163

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Floor area	this home 256 m² · comparable 188 m²	+$97,974
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$38,078
Bedrooms	this home 5 · comparable 4	+$25,453
Distance to beach	this home 3.46 km · comparable 3.99 km	+$16,218
Year built	this home 1998 · comparable 2002	−$10,592
Land size	this home 632 m² · comparable 637 m²	−$2,336
Micro-location	this home 0.0321 · comparable 0.0333	−$1,632
Net adjustment		+$99,163

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

3 Massachusetts Court

Sold 22 July 2026 · 0.39 km away

Sold for

$1,400,000

Adjusted to this home

$1,709,760

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Floor area	this home 256 m² · comparable 120.1 m²	+$172,828
Land size	this home 632 m² · comparable 410 m²	+$91,547
Bathrooms	this home 3 · comparable 2	+$33,610
Micro-location	this home 0.0321 · comparable 0.0574	−$25,011
Bedrooms	this home 5 · comparable 4	+$22,466
Cladding	this home 3 · comparable 2	+$17,653
Distance to beach	this home 3.46 km · comparable 3.1 km	−$8,007
Year built	this home 1998 · comparable 1996	+$4,674
Net adjustment		+$309,760

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

18 Massachusetts Court

Sold 9 July 2026 · 0.46 km away

Sold for

$1,450,000

Adjusted to this home

$1,640,283

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Floor area	this home 256 m² · comparable 137 m²	+$171,455
Micro-location	this home 0.0321 · comparable 0.0654	−$38,628
Bathrooms	this home 3 · comparable 2	+$38,078
Bedrooms	this home 5 · comparable 4	+$25,453
Distance to beach	this home 3.46 km · comparable 3.09 km	−$9,657
Year built	this home 1998 · comparable 1997	+$2,648
Land size	this home 632 m² · comparable 630 m²	+$934
Net adjustment		+$190,283

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.72 km away

Sold for

$1,570,000

Adjusted to this home

$1,822,249

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Land size	this home 632 m² · comparable 331 m²	+$140,627
Floor area	this home 256 m² · comparable 199 m²	+$82,126
Micro-location	this home 0.0321 · comparable 0.0807	−$61,042
Cladding	this home 3 · comparable 1	+$40,000
Bathrooms	this home 3 · comparable 2	+$38,078
Year built	this home 1998 · comparable 2010	−$31,776
Bedrooms	this home 5 · comparable 4	+$25,453
Distance to beach	this home 3.46 km · comparable 4.17 km	+$18,783
Net adjustment		+$252,249

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

31 Roundelay Drive

Sold 30 July 2026 · 0.34 km away

Sold for

$1,380,000

Adjusted to this home

$1,767,878

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Floor area	this home 256 m² · comparable 151.3 m²	+$129,015
Pool	this home 1 · comparable 0	+$89,951
Land size	this home 632 m² · comparable 420 m²	+$84,709
Bathrooms	this home 3 · comparable 2	+$32,566
Bedrooms	this home 5 · comparable 4	+$21,768
Cladding	this home 3 · comparable 2	+$17,105
Year built	this home 1998 · comparable 1994	+$9,058
Distance to beach	this home 3.46 km · comparable 3.59 km	+$2,762
Micro-location	this home 0.0321 · comparable 0.0311	+$944
Net adjustment		+$387,878

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

8 Duxton Dr

Sold 20 May 2026 · 0.81 km away

Sold for

$1,468,000

Adjusted to this home

$1,817,410

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Pool	this home 1 · comparable 0	+$105,176
Floor area	this home 256 m² · comparable 185.4 m²	+$101,721
Land size	this home 632 m² · comparable 500 m²	+$61,670
Bathrooms	this home 3 · comparable 2	+$38,078
Bedrooms	this home 5 · comparable 4	+$25,453
Distance to beach	this home 3.46 km · comparable 4.07 km	+$15,626
Micro-location	this home 0.0321 · comparable 0.0239	+$9,630
Year built	this home 1998 · comparable 2001	−$7,944
Net adjustment		+$349,410

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

56 Southlake Drive

Sold 21 July 2026 · 0.66 km away

Sold for

$1,660,000

Adjusted to this home

$1,947,660

What we added and subtracted to make this sale comparable to 12 Vanderbilt Court
Floor area	this home 256 m² · comparable 133 m²	+$177,218
Land size	this home 632 m² · comparable 432 m²	+$93,440
Bathrooms	this home 3 · comparable 2	+$38,078
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 5 · comparable 4	+$25,453
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0321 · comparable 0.0447	−$16,733
Year built	this home 1998 · comparable 1993	+$13,240
Distance to beach	this home 3.46 km · comparable 3.76 km	+$8,964
Net adjustment		+$287,660

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 Vanderbilt 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 Vanderbilt 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

18 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

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12 Vanderbilt Court

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

3 Massachusetts Court

18 Massachusetts Court

22 Elizabeth Crescent

31 Roundelay Drive

8 Duxton Dr

56 Southlake Drive

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