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.

45 North Shore Avenue

Sold 22 April 2026 · 0.90 km away

Sold for

$1,700,000

Adjusted to this home

$1,602,257

What we added and subtracted to make this sale comparable to 13 Washington Court
Floor area	this home 137 m² · comparable 188 m²	−$96,737
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0581 · comparable 0.0333	+$33,728
Distance to beach	this home 3.17 km · comparable 3.99 km	+$25,092
Street	this home 0.15 · comparable 0.1355	+$19,720
Year built	this home 1997 · comparable 2002	−$14,000
Land size	this home 630 m² · comparable 637 m²	−$1,546
Net adjustment		−$97,743

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

18 Massachusetts Court

Sold 9 July 2026 · 0.22 km away

Sold for

$1,450,000

Adjusted to this home

$1,541,988

What we added and subtracted to make this sale comparable to 13 Washington Court
Street	this home 0.15 · comparable 0.0616	+$102,544
Micro-location	this home 0.0581 · comparable 0.0654	−$8,468
Distance to beach	this home 3.17 km · comparable 3.09 km	−$2,088
Net adjustment		+$91,988

A further 15 factors were compared and found the same on both properties, so no money moved.

3 Massachusetts Court

Sold 22 July 2026 · 0.11 km away

Sold for

$1,400,000

Adjusted to this home

$1,596,129

What we added and subtracted to make this sale comparable to 13 Washington Court
Street	this home 0.15 · comparable 0.0616	+$99,008
Land size	this home 630 m² · comparable 410 m²	+$48,576
Floor area	this home 137 m² · comparable 120.1 m²	+$32,056
Cladding	this home 3 · comparable 2	+$14,669
Year built	this home 1997 · comparable 1996	+$2,800
Distance to beach	this home 3.17 km · comparable 3.1 km	−$1,764
Micro-location	this home 0.0581 · comparable 0.0574	+$784
Net adjustment		+$196,129

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

45 Warbler Parade

Sold 14 October 2025 · 0.71 km away

Sold for

$1,590,000

Adjusted to this home

$1,565,049

What we added and subtracted to make this sale comparable to 13 Washington Court
Street	this home 0.15 · comparable 0.0764	+$93,619
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 630 m² · comparable 781 m²	−$33,341
Floor area	this home 137 m² · comparable 151.5 m²	−$27,504
Distance to beach	this home 3.17 km · comparable 2.49 km	−$19,462
Cladding	this home 3 · comparable 2	+$14,669
Micro-location	this home 0.0581 · comparable 0.0516	+$8,268
Year built	this home 1997 · comparable 1996	+$2,800
Net adjustment		−$24,951

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

32 Warbler Parade

Sold 5 December 2025 · 0.62 km away

Sold for

$1,580,000

Adjusted to this home

$1,536,341

What we added and subtracted to make this sale comparable to 13 Washington Court
Floor area	this home 137 m² · comparable 205.68 m²	−$130,272
Street	this home 0.15 · comparable 0.0764	+$93,030
Distance to beach	this home 3.17 km · comparable 2.66 km	−$14,504
Micro-location	this home 0.0581 · comparable 0.0499	+$10,365
Land size	this home 630 m² · comparable 653 m²	−$5,078
Year built	this home 1997 · comparable 1996	+$2,800
Net adjustment		−$43,659

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

52 Warbler Parade

Sold 15 December 2025 · 0.66 km away

Sold for

$1,425,000

Adjusted to this home

$1,508,644

What we added and subtracted to make this sale comparable to 13 Washington Court
Floor area	this home 137 m² · comparable 187.1 m²	−$95,030
Pool	this home 1 · comparable 0	+$88,037
Street	this home 0.15 · comparable 0.0764	+$83,904
Distance to beach	this home 3.17 km · comparable 2.54 km	−$16,159
Cladding	this home 3 · comparable 2	+$14,669
Micro-location	this home 0.0581 · comparable 0.0516	+$7,410
Year built	this home 1997 · comparable 1996	+$2,800
Land size	this home 630 m² · comparable 639 m²	−$1,987
Net adjustment		+$83,644

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

8 Cumberland Drive

Sold 3 June 2026 · 0.92 km away

Sold for

$1,415,000

Adjusted to this home

$1,645,116

What we added and subtracted to make this sale comparable to 13 Washington Court
Street	this home 0.15 · comparable 0.0563	+$106,069
Pool	this home 1 · comparable 0	+$88,037
Bedrooms	this home 4 · comparable 3	+$58,884
Floor area	this home 137 m² · comparable 167.88 m²	−$58,573
Land size	this home 630 m² · comparable 703 m²	−$16,118
Cladding	this home 3 · comparable 2	+$14,669
Year built	this home 1997 · comparable 1992	+$14,000
Micro-location	this home 0.0581 · comparable 0.0462	+$13,470
Distance to beach	this home 3.17 km · comparable 3.55 km	+$9,678
Net adjustment		+$230,116

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

28 Pristine Court

Sold 8 October 2026 · 0.39 km away

Sold for

$1,170,000

Adjusted to this home

$1,440,072

What we added and subtracted to make this sale comparable to 13 Washington Court
Street	this home 0.15 · comparable -0.0146	+$137,714
Bedrooms	this home 4 · comparable 3	+$52,634
Land size	this home 630 m² · comparable 414 m²	+$42,631
Micro-location	this home 0.0581 · comparable 0.0342	+$19,996
Cladding	this home 3 · comparable 2	+$13,112
Floor area	this home 137 m² · comparable 141.71 m²	−$7,986
Distance to beach	this home 3.17 km · comparable 3.54 km	+$6,965
Year built	this home 1997 · comparable 1995	+$5,006
Net adjustment		+$270,072

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 Washington 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 Washington 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.

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13 Washington Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

45 North Shore Avenue

18 Massachusetts Court

3 Massachusetts Court

45 Warbler Parade

32 Warbler Parade

52 Warbler Parade

8 Cumberland Drive

28 Pristine Court

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