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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.41 km away

Sold for

$1,400,000

Adjusted to this home

$1,364,413

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Floor area	this home 122 m² · comparable 145 m²	−$44,270
Pool	this home 0 · comparable 1	−$43,189
Micro-location	this home 0.045 · comparable 0.0223	+$25,424
Street	this home 0.0563 · comparable 0.0386	+$19,824
Distance to beach	this home 3.58 km · comparable 3.92 km	+$8,568
Year built	this home 1992 · comparable 1995	−$2,496
Land size	this home 451 m² · comparable 405 m²	+$552
Net adjustment		−$35,587

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

3 Massachusetts Court

Sold 22 July 2026 · 0.80 km away

Sold for

$1,400,000

Adjusted to this home

$1,345,712

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Pool	this home 0 · comparable 1	−$43,189
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.045 · comparable 0.0574	−$13,888
Distance to beach	this home 3.58 km · comparable 3.1 km	−$12,096
Street	this home 0.0563 · comparable 0.0616	−$5,936
Floor area	this home 122 m² · comparable 120.1 m²	+$3,657
Year built	this home 1992 · comparable 1996	−$3,328
Land size	this home 451 m² · comparable 410 m²	+$492
Net adjustment		−$54,288

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

8 Cumberland Drive

Sold 3 June 2026 · 0.11 km away

Sold for

$1,415,000

Adjusted to this home

$1,341,544

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Floor area	this home 122 m² · comparable 167.88 m²	−$88,310
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 451 m² · comparable 703 m²	−$3,024
Micro-location	this home 0.045 · comparable 0.0462	−$1,358
Distance to beach	this home 3.58 km · comparable 3.55 km	−$764
Net adjustment		−$73,456

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

28 Pristine Court

Sold 8 October 2026 · 0.70 km away

Sold for

$1,170,000

Adjusted to this home

$1,182,450

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$66,362
Pool	this home 0 · comparable 1	−$43,189
Floor area	this home 122 m² · comparable 141.71 m²	−$37,938
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.045 · comparable 0.0342	+$10,109
Year built	this home 1992 · comparable 1995	−$2,496
Distance to beach	this home 3.58 km · comparable 3.54 km	−$842
Land size	this home 451 m² · comparable 414 m²	+$444
Net adjustment		+$12,450

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

6 Pristine Court

Sold 30 June 2026 · 0.61 km away

Sold for

$1,220,000

Adjusted to this home

$1,299,383

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$69,198
Floor area	this home 122 m² · comparable 143.96 m²	−$42,269
Micro-location	this home 0.045 · comparable 0.0126	+$31,622
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.58 km · comparable 3.68 km	+$2,196
Year built	this home 1992 · comparable 1994	−$1,664
Land size	this home 451 m² · comparable 426 m²	+$300
Net adjustment		+$79,383

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

4 Barbie Avenue

Sold 5 August 2026 · 0.44 km away

Sold for

$1,515,000

Adjusted to this home

$1,320,619

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 122 m² · comparable 151 m²	−$55,819
Pool	this home 0 · comparable 1	−$43,189
Cladding	this home 3 · comparable 4	−$20,000
Micro-location	this home 0.045 · comparable 0.0574	−$15,029
Distance to beach	this home 3.58 km · comparable 3.98 km	+$10,908
Year built	this home 1992 · comparable 1999	−$5,824
Land size	this home 451 m² · comparable 570 m²	−$1,428
Net adjustment		−$194,381

A further 7 factors were compared and found the same on both properties, so no money moved.

31 Roundelay Drive

Sold 30 July 2026 · 0.52 km away

Sold for

$1,380,000

Adjusted to this home

$1,445,453

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Street	this home 0.0563 · comparable -0.023	+$87,547
Floor area	this home 122 m² · comparable 151.3 m²	−$56,397
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.045 · comparable 0.0311	+$15,346
Year built	this home 1992 · comparable 1994	−$1,664
Land size	this home 451 m² · comparable 420 m²	+$372
Distance to beach	this home 3.58 km · comparable 3.59 km	+$249
Net adjustment		+$65,453

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

4 Pascali Court

Sold 5 August 2026 · 0.63 km away

Sold for

$1,150,000

Adjusted to this home

$1,235,472

What we added and subtracted to make this sale comparable to 15 Cumberland Drive
Street	this home 0.0563 · comparable -0.0364	+$85,284
Pool	this home 0 · comparable 1	−$43,189
Micro-location	this home 0.045 · comparable 0.0123	+$30,084
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 122 m² · comparable 125.33 m²	−$6,410
Year built	this home 1992 · comparable 1995	−$2,496
Distance to beach	this home 3.58 km · comparable 3.67 km	+$1,863
Land size	this home 451 m² · comparable 423 m²	+$336
Net adjustment		+$85,472

A further 8 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 15 Cumberland Drive 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 15 Cumberland Drive 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

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 →

15 Cumberland Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

9 Gainsborough Drive

3 Massachusetts Court

8 Cumberland Drive

28 Pristine Court

6 Pristine Court

4 Barbie Avenue

31 Roundelay Drive

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 15 Cumberland Drive sit?