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 · 0.15 km away

Sold for

$1,380,000

Adjusted to this home

$1,348,742

What we added and subtracted to make this sale comparable to 13 Misty Court
Pool	this home 1 · comparable 0	+$123,158
Condition	this home 6 · comparable 8	−$110,400
Bedrooms	this home 3 · comparable 4	−$32,062
Floor area	this home 136 m² · comparable 151.3 m²	−$25,912
Micro-location	this home 0.0439 · comparable 0.0311	+$14,131
Land size	this home 401 m² · comparable 420 m²	−$6,202
Distance to beach	this home 3.46 km · comparable 3.59 km	+$3,229
Year built	this home 1995 · comparable 1994	+$2,800
Net adjustment		−$31,258

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

16 Stanford Avenue

Sold 25 September 2026 · 0.59 km away

Sold for

$1,185,000

Adjusted to this home

$1,171,978

What we added and subtracted to make this sale comparable to 13 Misty Court
Pool	this home 1 · comparable 0	+$123,158
Condition	this home 6 · comparable 7	−$47,400
Micro-location	this home 0.0439 · comparable 0.0704	−$25,122
Floor area	this home 136 m² · comparable 149.41 m²	−$22,711
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 3.46 km · comparable 2.9 km	−$11,945
Land size	this home 401 m² · comparable 420 m²	−$6,202
Year built	this home 1995 · comparable 1996	−$2,800
Net adjustment		−$13,022

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

3 Massachusetts Court

Sold 22 July 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,308,936

What we added and subtracted to make this sale comparable to 13 Misty Court
Condition	this home 6 · comparable 7	−$56,000
Bedrooms	this home 3 · comparable 4	−$32,062
Floor area	this home 136 m² · comparable 120.1 m²	+$26,928
Micro-location	this home 0.0439 · comparable 0.0574	−$15,120
Distance to beach	this home 3.46 km · comparable 3.1 km	−$9,072
Land size	this home 401 m² · comparable 410 m²	−$2,938
Year built	this home 1995 · comparable 1996	−$2,800
Net adjustment		−$91,064

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

3 Dorothy Place

Sold 27 March 2026 · 0.51 km away

Sold for

$1,300,000

Adjusted to this home

$1,311,965

What we added and subtracted to make this sale comparable to 13 Misty Court
Floor area	this home 136 m² · comparable 129.58 m²	+$10,873
Distance to beach	this home 3.46 km · comparable 3.81 km	+$8,190
Micro-location	this home 0.0439 · comparable 0.0479	−$4,160
Land size	this home 401 m² · comparable 410 m²	−$2,938
Net adjustment		+$11,965

A further 13 factors were compared and found the same on both properties, so no money moved.

4 Pascali Court

Sold 5 August 2026 · 0.22 km away

Sold for

$1,150,000

Adjusted to this home

$1,194,308

What we added and subtracted to make this sale comparable to 13 Misty Court
Micro-location	this home 0.0439 · comparable 0.0123	+$29,072
Floor area	this home 136 m² · comparable 125.33 m²	+$18,070
Land size	this home 401 m² · comparable 423 m²	−$7,181
Distance to beach	this home 3.46 km · comparable 3.67 km	+$4,347
Net adjustment		+$44,308

A further 13 factors were compared and found the same on both properties, so no money moved.

13 Acklin Court

Sold 2 September 2026 · 0.72 km away

Sold for

$1,110,000

Adjusted to this home

$1,118,024

What we added and subtracted to make this sale comparable to 13 Misty Court
Pool	this home 1 · comparable 0	+$123,158
Micro-location	this home 0.0439 · comparable 0.1014	−$51,060
Condition	this home 6 · comparable 7	−$44,400
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 1995 · comparable 2002	−$19,600
Distance to beach	this home 3.46 km · comparable 4.16 km	+$13,134
Land size	this home 401 m² · comparable 375 m²	+$8,486
Floor area	this home 136 m² · comparable 137 m²	−$1,694
Net adjustment		+$8,024

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

28 Pristine Court

Sold 8 October 2026 · 0.14 km away

Sold for

$1,170,000

Adjusted to this home

$1,120,051

What we added and subtracted to make this sale comparable to 13 Misty Court
Condition	this home 6 · comparable 7	−$46,800
Floor area	this home 136 m² · comparable 141.71 m²	−$9,670
Micro-location	this home 0.0439 · comparable 0.0342	+$9,079
Land size	this home 401 m² · comparable 414 m²	−$4,243
Distance to beach	this home 3.46 km · comparable 3.54 km	+$1,685
Net adjustment		−$49,949

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

8 Cumberland Drive

Sold 3 June 2026 · 0.69 km away

Sold for

$1,415,000

Adjusted to this home

$1,337,082

What we added and subtracted to make this sale comparable to 13 Misty Court
Pool	this home 1 · comparable 0	+$123,158
Land size	this home 401 m² · comparable 703 m²	−$98,573
Condition	this home 6 · comparable 7	−$56,600
Floor area	this home 136 m² · comparable 167.88 m²	−$53,992
Year built	this home 1995 · comparable 1992	+$8,400
Micro-location	this home 0.0439 · comparable 0.0462	−$2,603
Distance to beach	this home 3.46 km · comparable 3.55 km	+$2,292
Net adjustment		−$77,918

A further 10 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 Misty 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 Misty 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 Misty Court

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

16 Stanford Avenue

3 Massachusetts Court

3 Dorothy Place

4 Pascali Court

13 Acklin Court

28 Pristine Court

8 Cumberland Drive

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