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.

5 Tourangeau Crescent

Sold 17 November 2025 · 0.16 km away

Sold for

$1,451,000

Adjusted to this home

$1,450,959

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Street	this home 0.1355 · comparable 0.0453	+$104,704
Condition	this home 8 · comparable 9	−$87,060
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 490 m² · comparable 400 m²	+$37,872
Micro-location	this home 0.021 · comparable 0.033	−$13,930
Bedrooms	this home 4 · comparable 3	+$13,354
Floor area	this home 224 m² · comparable 212.8 m²	+$9,802
Distance to beach	this home 3.98 km · comparable 3.95 km	−$783
Net adjustment		−$41

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

11 Grenada Court

Sold 12 June 2026 · 1.07 km away

Sold for

$1,350,000

Adjusted to this home

$1,445,935

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Micro-location	this home 0.021 · comparable 0.1321	−$119,988
Floor area	this home 224 m² · comparable 118.7 m²	+$92,158
Land size	this home 490 m² · comparable 295 m²	+$82,056
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Distance to beach	this home 3.98 km · comparable 4.65 km	+$12,069
Year built	this home 2001 · comparable 2002	−$3,714
Net adjustment		+$95,935

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

14 Windemere Crescent

Sold 10 March 2026 · 0.22 km away

Sold for

$1,350,000

Adjusted to this home

$1,424,895

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Water views	this home 0 · comparable 1	−$213,874
Street	this home 0.1355 · comparable 0.0323	+$111,456
Floor area	this home 224 m² · comparable 123.36 m²	+$88,080
Condition	this home 8 · comparable 7	+$54,000
Land size	this home 490 m² · comparable 400 m²	+$37,872
Micro-location	this home 0.021 · comparable 0.0348	−$14,904
Bedrooms	this home 4 · comparable 3	+$13,354
Year built	this home 2001 · comparable 2002	−$3,714
Distance to beach	this home 3.98 km · comparable 4.12 km	+$2,625
Net adjustment		+$74,895

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

8 Morea Court

Sold 27 August 2026 · 0.27 km away

Sold for

$1,230,000

Adjusted to this home

$1,277,288

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Floor area	this home 224 m² · comparable 148.5 m²	+$66,078
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 8 · comparable 7	+$49,200
Micro-location	this home 0.021 · comparable 0.0312	−$10,037
Land size	this home 490 m² · comparable 473 m²	+$7,154
Distance to beach	this home 3.98 km · comparable 3.93 km	−$1,107
Net adjustment		+$47,288

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

8 Duxton Dr

Sold 20 May 2026 · 0.10 km away

Sold for

$1,468,000

Adjusted to this home

$1,554,773

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Condition	this home 8 · comparable 7	+$58,720
Floor area	this home 224 m² · comparable 185.4 m²	+$33,782
Land size	this home 490 m² · comparable 500 m²	−$4,208
Micro-location	this home 0.021 · comparable 0.0239	−$3,406
Distance to beach	this home 3.98 km · comparable 4.07 km	+$1,885
Net adjustment		+$86,773

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.70 km away

Sold for

$1,570,000

Adjusted to this home

$1,512,258

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Micro-location	this home 0.021 · comparable 0.0807	−$74,983
Land size	this home 490 m² · comparable 331 m²	+$66,907
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2001 · comparable 2010	−$33,422
Floor area	this home 224 m² · comparable 199 m²	+$21,880
Street	this home 0.1355 · comparable 0.15	−$18,212
Distance to beach	this home 3.98 km · comparable 4.17 km	+$4,088
Net adjustment		−$57,742

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

17 North Shore Avenue

Sold 22 April 2026 · 0.01 km away

Sold for

$1,685,000

Adjusted to this home

$1,492,162

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 2 · comparable 3	−$59,731
Floor area	this home 224 m² · comparable 289.47 m²	−$57,299
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Land size	this home 490 m² · comparable 411 m²	+$33,243
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 4 · comparable 5	−$13,354
Distance to beach	this home 3.98 km · comparable 3.99 km	+$303
Net adjustment		−$192,838

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

28 Pristine Court

Sold 8 October 2026 · 0.78 km away

Sold for

$1,170,000

Adjusted to this home

$1,431,310

What we added and subtracted to make this sale comparable to 15 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Floor area	this home 224 m² · comparable 141.71 m²	+$72,020
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$46,800
Land size	this home 490 m² · comparable 414 m²	+$31,981
Year built	this home 2001 · comparable 1995	+$22,282
Cladding	this home 3 · comparable 2	+$20,000
Bedrooms	this home 4 · comparable 3	+$13,354
Micro-location	this home 0.021 · comparable 0.0342	−$12,355
Distance to beach	this home 3.98 km · comparable 3.54 km	−$9,266
Net adjustment		+$261,310

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 North Shore Avenue 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 North Shore Avenue 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 North Shore Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

5 Tourangeau Crescent

11 Grenada Court

14 Windemere Crescent

8 Morea Court

8 Duxton Dr

22 Elizabeth Crescent

17 North Shore Avenue

28 Pristine Court

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