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.

4 Pascali Court

Sold 5 August 2026 · 0.34 km away

Sold for

$1,150,000

Adjusted to this home

$1,145,838

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Pool	this home 0 · comparable 1	−$110,718
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.0342 · comparable 0.0123	+$20,148
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 137 m² · comparable 125.33 m²	+$17,692
Land size	this home 400 m² · comparable 423 m²	−$8,887
Distance to beach	this home 3.38 km · comparable 3.67 km	+$6,003
Year built	this home 1997 · comparable 1995	+$5,600
Net adjustment		−$4,162

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

6 Pristine Court

Sold 30 June 2026 · 0.35 km away

Sold for

$1,220,000

Adjusted to this home

$1,255,473

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Micro-location	this home 0.0342 · comparable 0.0126	+$21,082
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 137 m² · comparable 143.96 m²	−$10,551
Land size	this home 400 m² · comparable 426 m²	−$10,046
Year built	this home 1997 · comparable 1994	+$8,400
Distance to beach	this home 3.38 km · comparable 3.68 km	+$6,588
Net adjustment		+$35,473

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

16 Stanford Avenue

Sold 25 September 2026 · 0.61 km away

Sold for

$1,185,000

Adjusted to this home

$1,116,702

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Micro-location	this home 0.0342 · comparable 0.0704	−$34,318
Floor area	this home 137 m² · comparable 149.41 m²	−$18,814
Distance to beach	this home 3.38 km · comparable 2.9 km	−$10,238
Land size	this home 400 m² · comparable 420 m²	−$7,728
Year built	this home 1997 · comparable 1996	+$2,800
Net adjustment		−$68,298

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

31 Roundelay Drive

Sold 30 July 2026 · 0.33 km away

Sold for

$1,380,000

Adjusted to this home

$1,299,929

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Condition	this home 7 · comparable 8	−$55,200
Bedrooms	this home 3 · comparable 4	−$32,503
Floor area	this home 137 m² · comparable 151.3 m²	−$21,679
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1997 · comparable 1994	+$8,400
Land size	this home 400 m² · comparable 420 m²	−$7,728
Distance to beach	this home 3.38 km · comparable 3.59 km	+$5,217
Micro-location	this home 0.0342 · comparable 0.0311	+$3,422
Net adjustment		−$80,071

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

3 Dorothy Place

Sold 27 March 2026 · 0.70 km away

Sold for

$1,300,000

Adjusted to this home

$1,270,081

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Pool	this home 0 · comparable 1	−$110,718
Condition	this home 7 · comparable 6	+$52,000
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0342 · comparable 0.0479	−$14,248
Floor area	this home 137 m² · comparable 129.58 m²	+$11,249
Distance to beach	this home 3.38 km · comparable 3.81 km	+$10,062
Year built	this home 1997 · comparable 1995	+$5,600
Land size	this home 400 m² · comparable 410 m²	−$3,864
Net adjustment		−$29,919

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

3 Massachusetts Court

Sold 22 July 2026 · 0.29 km away

Sold for

$1,400,000

Adjusted to this home

$1,268,296

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Pool	this home 0 · comparable 1	−$110,718
Bedrooms	this home 3 · comparable 4	−$32,503
Micro-location	this home 0.0342 · comparable 0.0574	−$25,984
Floor area	this home 137 m² · comparable 120.1 m²	+$25,621
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.38 km · comparable 3.1 km	−$7,056
Land size	this home 400 m² · comparable 410 m²	−$3,864
Year built	this home 1997 · comparable 1996	+$2,800
Net adjustment		−$131,704

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

28 Pristine Court

Sold 8 October 2026 · 0.18 km away

Sold for

$1,170,000

Adjusted to this home

$1,075,702

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Pool	this home 0 · comparable 1	−$110,718
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 137 m² · comparable 141.71 m²	−$7,140
Year built	this home 1997 · comparable 1995	+$5,600
Land size	this home 400 m² · comparable 414 m²	−$5,410
Distance to beach	this home 3.38 km · comparable 3.54 km	+$3,370
Net adjustment		−$94,298

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

13 Acklin Court

Sold 2 September 2026 · 0.86 km away

Sold for

$1,110,000

Adjusted to this home

$1,060,718

What we added and subtracted to make this sale comparable to 13 Vanderbilt Court
Micro-location	this home 0.0342 · comparable 0.1014	−$59,674
Distance to beach	this home 3.38 km · comparable 4.16 km	+$14,732
Year built	this home 1997 · comparable 2002	−$14,000
Land size	this home 400 m² · comparable 375 m²	+$9,660
Net adjustment		−$49,282

A further 13 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 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 13 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

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 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

4 Pascali Court

6 Pristine Court

16 Stanford Avenue

31 Roundelay Drive

3 Dorothy Place

3 Massachusetts Court

28 Pristine Court

13 Acklin Court

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