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.

18 Massachusetts Court

Sold 9 July 2026 · 0.21 km away

Sold for

$1,450,000

Adjusted to this home

$1,575,089

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Street	this home 0.1431 · comparable 0.0616	+$94,540
Floor area	this home 171 m² · comparable 137 m²	+$75,344
Pool	this home 0 · comparable 1	−$30,470
Cladding	this home 2 · comparable 3	−$7,328
Year built	this home 1994 · comparable 1997	−$7,320
Micro-location	this home 0.0606 · comparable 0.0654	−$5,568
Distance to beach	this home 2.88 km · comparable 3.09 km	+$5,481
Land size	this home 638 m² · comparable 630 m²	+$410
Net adjustment		+$125,089

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

45 Warbler Parade

Sold 14 October 2025 · 0.39 km away

Sold for

$1,590,000

Adjusted to this home

$1,554,855

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Condition	this home 8 · comparable 9	−$95,400
Street	this home 0.1431 · comparable 0.0764	+$84,842
Floor area	this home 171 m² · comparable 151.5 m²	+$43,212
Pool	this home 0 · comparable 1	−$30,470
Car spaces	this home 2 · comparable 4	−$25,413
Micro-location	this home 0.0606 · comparable 0.0516	+$11,448
Distance to beach	this home 2.88 km · comparable 2.49 km	−$11,162
Land size	this home 638 m² · comparable 781 m²	−$7,322
Year built	this home 1994 · comparable 1996	−$4,880
Net adjustment		−$35,145

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

4 Barbie Avenue

Sold 5 August 2026 · 1.14 km away

Sold for

$1,515,000

Adjusted to this home

$1,423,038

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Condition	this home 8 · comparable 9	−$90,900
Floor area	this home 171 m² · comparable 151 m²	+$44,320
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.88 km · comparable 3.98 km	+$29,997
Car spaces	this home 2 · comparable 4	−$25,413
Cladding	this home 2 · comparable 4	−$14,656
Year built	this home 1994 · comparable 1999	−$12,200
Micro-location	this home 0.0606 · comparable 0.0574	+$3,878
Land size	this home 638 m² · comparable 570 m²	+$3,482
Net adjustment		−$91,962

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

52 Warbler Parade

Sold 15 December 2025 · 0.35 km away

Sold for

$1,425,000

Adjusted to this home

$1,518,968

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Street	this home 0.1431 · comparable 0.0764	+$76,038
Condition	this home 8 · comparable 7	+$57,000
Floor area	this home 171 m² · comparable 187.1 m²	−$35,678
Micro-location	this home 0.0606 · comparable 0.0516	+$10,260
Distance to beach	this home 2.88 km · comparable 2.54 km	−$8,721
Year built	this home 1994 · comparable 1996	−$4,880
Land size	this home 638 m² · comparable 639 m²	−$51
Net adjustment		+$93,968

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

3 Massachusetts Court

Sold 22 July 2026 · 0.27 km away

Sold for

$1,400,000

Adjusted to this home

$1,645,526

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Floor area	this home 171 m² · comparable 120.1 m²	+$112,794
Street	this home 0.1431 · comparable 0.0616	+$91,280
Condition	this home 8 · comparable 7	+$56,000
Pool	this home 0 · comparable 1	−$30,470
Land size	this home 638 m² · comparable 410 m²	+$11,674
Distance to beach	this home 2.88 km · comparable 3.1 km	+$5,544
Year built	this home 1994 · comparable 1996	−$4,880
Micro-location	this home 0.0606 · comparable 0.0574	+$3,584
Net adjustment		+$245,526

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

16 Stanford Avenue

Sold 25 September 2026 · 0.11 km away

Sold for

$1,185,000

Adjusted to this home

$1,397,570

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Bedrooms	this home 4 · comparable 3	+$127,237
Floor area	this home 171 m² · comparable 149.41 m²	+$47,843
Condition	this home 8 · comparable 7	+$47,400
Land size	this home 638 m² · comparable 420 m²	+$11,162
Micro-location	this home 0.0606 · comparable 0.0704	−$9,290
Cladding	this home 2 · comparable 3	−$7,328
Year built	this home 1994 · comparable 1996	−$4,880
Distance to beach	this home 2.88 km · comparable 2.9 km	+$426
Net adjustment		+$212,570

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

31 Roundelay Drive

Sold 30 July 2026 · 0.71 km away

Sold for

$1,380,000

Adjusted to this home

$1,668,396

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Street	this home 0.1431 · comparable -0.023	+$183,374
Floor area	this home 171 m² · comparable 151.3 m²	+$43,655
Micro-location	this home 0.0606 · comparable 0.0311	+$32,568
Distance to beach	this home 2.88 km · comparable 3.59 km	+$17,637
Land size	this home 638 m² · comparable 420 m²	+$11,162
Net adjustment		+$288,396

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

56 Southlake Drive

Sold 21 July 2026 · 0.91 km away

Sold for

$1,660,000

Adjusted to this home

$1,756,145

What we added and subtracted to make this sale comparable to 13 Notre Dame Court
Street	this home 0.1431 · comparable 0.0515	+$121,645
Condition	this home 8 · comparable 9	−$99,600
Floor area	this home 171 m² · comparable 133 m²	+$84,208
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.88 km · comparable 3.76 km	+$26,294
Micro-location	this home 0.0606 · comparable 0.0447	+$21,115
Air conditioning	this home 0 · comparable 1	−$20,000
Car spaces	this home 2 · comparable 3	−$12,706
Land size	this home 638 m² · comparable 432 m²	+$10,547
Cladding	this home 2 · comparable 3	−$7,328
Year built	this home 1994 · comparable 1993	+$2,440
Net adjustment		+$96,145

A further 7 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 Notre Dame 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 Notre Dame 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)

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 →

13 Notre Dame Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

18 Massachusetts Court

45 Warbler Parade

4 Barbie Avenue

52 Warbler Parade

3 Massachusetts Court

16 Stanford Avenue

31 Roundelay Drive

56 Southlake Drive

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