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.

6 Pristine Court

Sold 30 June 2026 · 0.88 km away

Sold for

$1,220,000

Adjusted to this home

$1,178,962

What we added and subtracted to make this sale comparable to 13 Capiten Court
Floor area	this home 108 m² · comparable 143.96 m²	−$59,434
Micro-location	this home 0.0329 · comparable 0.0126	+$19,813
Year built	this home 1992 · comparable 1994	−$6,877
Land size	this home 458 m² · comparable 426 m²	+$4,582
Distance to beach	this home 3.64 km · comparable 3.68 km	+$878
Net adjustment		−$41,038

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.29 km away

Sold for

$1,400,000

Adjusted to this home

$1,105,301

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 8	−$189,657
Pool	this home 0 · comparable 1	−$54,188
Floor area	this home 108 m² · comparable 145 m²	−$51,778
Cladding	this home 2 · comparable 3	−$12,794
Micro-location	this home 0.0329 · comparable 0.0223	+$10,052
Year built	this home 1992 · comparable 1995	−$8,734
Land size	this home 458 m² · comparable 405 m²	+$6,426
Distance to beach	this home 3.64 km · comparable 3.92 km	+$5,974
Net adjustment		−$294,699

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

16 Willow Street

Sold 31 March 2026 · 0.66 km away

Sold for

$1,260,000

Adjusted to this home

$1,158,555

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 6	−$100,800
Car spaces	this home 2 · comparable 3	−$59,193
Micro-location	this home 0.0329 · comparable -0.0085	+$41,731
Land size	this home 458 m² · comparable 708 m²	−$35,800
Year built	this home 1992 · comparable 1986	+$20,630
Cladding	this home 2 · comparable 1	+$15,110
Distance to beach	this home 3.64 km · comparable 3.95 km	+$7,031
Floor area	this home 108 m² · comparable 105 m²	+$4,958
Bathrooms	this home 2 · comparable 1	+$4,888
Net adjustment		−$101,445

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

3 Dorothy Place

Sold 27 March 2026 · 0.54 km away

Sold for

$1,300,000

Adjusted to this home

$1,081,270

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 6	−$104,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 108 m² · comparable 129.58 m²	−$35,667
Micro-location	this home 0.0329 · comparable 0.0479	−$15,600
Year built	this home 1992 · comparable 1995	−$10,315
Land size	this home 458 m² · comparable 410 m²	+$6,874
Distance to beach	this home 3.64 km · comparable 3.81 km	+$3,978
Net adjustment		−$218,730

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

31 Roundelay Drive

Sold 30 July 2026 · 0.79 km away

Sold for

$1,380,000

Adjusted to this home

$1,075,202

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 8	−$158,508
Bedrooms	this home 3 · comparable 4	−$94,417
Floor area	this home 108 m² · comparable 151.3 m²	−$51,376
Year built	this home 1992 · comparable 1994	−$4,937
Land size	this home 458 m² · comparable 420 m²	+$3,906
Micro-location	this home 0.0329 · comparable 0.0311	+$1,426
Distance to beach	this home 3.64 km · comparable 3.59 km	−$892
Net adjustment		−$304,798

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

3 Massachusetts Court

Sold 22 July 2026 · 1.04 km away

Sold for

$1,400,000

Adjusted to this home

$1,089,358

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 7	−$120,960
Bedrooms	this home 3 · comparable 4	−$94,695
Pool	this home 0 · comparable 1	−$46,080
Micro-location	this home 0.0329 · comparable 0.0574	−$19,757
Floor area	this home 108 m² · comparable 120.1 m²	−$14,399
Year built	this home 1992 · comparable 1996	−$9,902
Distance to beach	this home 3.64 km · comparable 3.1 km	−$9,798
Land size	this home 458 m² · comparable 410 m²	+$4,949
Net adjustment		−$310,642

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

4 Pascali Court

Sold 5 August 2026 · 0.89 km away

Sold for

$1,150,000

Adjusted to this home

$979,627

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 6	−$92,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 108 m² · comparable 125.33 m²	−$28,643
Micro-location	this home 0.0329 · comparable 0.0123	+$18,952
Year built	this home 1992 · comparable 1995	−$10,315
Land size	this home 458 m² · comparable 423 m²	+$5,012
Distance to beach	this home 3.64 km · comparable 3.67 km	+$621
Net adjustment		−$170,373

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

8 Cumberland Drive

Sold 3 June 2026 · 0.18 km away

Sold for

$1,415,000

Adjusted to this home

$1,093,798

What we added and subtracted to make this sale comparable to 13 Capiten Court
Condition	this home 4 · comparable 7	−$169,800
Floor area	this home 108 m² · comparable 167.88 m²	−$98,970
Land size	this home 458 m² · comparable 703 m²	−$35,084
Micro-location	this home 0.0329 · comparable 0.0462	−$15,056
Distance to beach	this home 3.64 km · comparable 3.55 km	−$2,292
Net adjustment		−$321,202

A further 12 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 13 Capiten 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 13 Capiten 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

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 →

13 Capiten Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

6 Pristine Court

9 Gainsborough Drive

16 Willow Street

3 Dorothy Place

31 Roundelay Drive

3 Massachusetts Court

4 Pascali Court

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 13 Capiten Court sit?