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.

3 Massachusetts Court

Sold 22 July 2026 · 0.10 km away

Sold for

$1,400,000

Adjusted to this home

$1,700,348

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 120.1 m²	+$192,958
Land size	this home 630 m² · comparable 410 m²	+$59,954
Bathrooms	this home 3 · comparable 2	+$36,250
Micro-location	this home 0.0645 · comparable 0.0574	+$4,925
Cladding	this home 3 · comparable 2	+$3,978
Year built	this home 1997 · comparable 1996	+$1,971
Distance to beach	this home 3.08 km · comparable 3.1 km	+$312
Net adjustment		+$300,348

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

32 Warbler Parade

Sold 5 December 2025 · 0.46 km away

Sold for

$1,580,000

Adjusted to this home

$1,727,255

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 205.68 m²	+$107,862
Bathrooms	this home 3 · comparable 2	+$58,528
Street	this home 0.0616 · comparable 0.0764	−$18,707
Micro-location	this home 0.0645 · comparable 0.0499	+$18,454
Distance to beach	this home 3.08 km · comparable 2.66 km	−$11,945
Land size	this home 630 m² · comparable 653 m²	−$10,120
Year built	this home 1997 · comparable 1996	+$3,183
Net adjustment		+$147,255

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

52 Warbler Parade

Sold 15 December 2025 · 0.54 km away

Sold for

$1,425,000

Adjusted to this home

$1,660,798

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 187.1 m²	+$152,082
Bathrooms	this home 3 · comparable 2	+$58,528
Pool	this home 1 · comparable 0	+$35,560
Street	this home 0.0616 · comparable 0.0764	−$16,872
Micro-location	this home 0.0645 · comparable 0.0516	+$14,706
Distance to beach	this home 3.08 km · comparable 2.54 km	−$13,851
Cladding	this home 3 · comparable 2	+$6,422
Land size	this home 630 m² · comparable 639 m²	−$3,960
Year built	this home 1997 · comparable 1996	+$3,183
Net adjustment		+$235,798

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

4 Barbie Avenue

Sold 5 August 2026 · 0.98 km away

Sold for

$1,515,000

Adjusted to this home

$1,822,691

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 151 m²	+$238,000
Bathrooms	this home 3 · comparable 2	+$58,528
Car spaces	this home 2 · comparable 4	−$35,597
Land size	this home 630 m² · comparable 570 m²	+$26,400
Distance to beach	this home 3.08 km · comparable 3.98 km	+$24,543
Micro-location	this home 0.0645 · comparable 0.0574	+$8,605
Cladding	this home 3 · comparable 4	−$6,422
Year built	this home 1997 · comparable 1999	−$6,366
Net adjustment		+$307,691

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

16 Stanford Avenue

Sold 25 September 2026 · 0.25 km away

Sold for

$1,185,000

Adjusted to this home

$1,471,993

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 149.41 m²	+$125,786
Bedrooms	this home 4 · comparable 3	+$67,440
Land size	this home 630 m² · comparable 420 m²	+$48,070
Bathrooms	this home 3 · comparable 2	+$30,449
Pool	this home 1 · comparable 0	+$18,500
Micro-location	this home 0.0645 · comparable 0.0704	−$2,910
Distance to beach	this home 3.08 km · comparable 2.9 km	−$1,998
Year built	this home 1997 · comparable 1996	+$1,656
Net adjustment		+$286,993

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

28 Pristine Court

Sold 8 October 2026 · 0.48 km away

Sold for

$1,170,000

Adjusted to this home

$1,428,445

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 141.71 m²	+$101,018
Bedrooms	this home 4 · comparable 3	+$50,345
Land size	this home 630 m² · comparable 414 m²	+$36,910
Street	this home 0.0616 · comparable -0.0146	+$27,699
Bathrooms	this home 3 · comparable 2	+$22,730
Micro-location	this home 0.0645 · comparable 0.0342	+$11,014
Distance to beach	this home 3.08 km · comparable 3.54 km	+$3,762
Cladding	this home 3 · comparable 2	+$2,494
Year built	this home 1997 · comparable 1995	+$2,473
Net adjustment		+$258,445

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

8 Morea Court

Sold 27 August 2026 · 0.98 km away

Sold for

$1,230,000

Adjusted to this home

$1,532,552

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 148.5 m²	+$179,854
Land size	this home 630 m² · comparable 473 m²	+$50,930
Bathrooms	this home 3 · comparable 2	+$43,150
Car spaces	this home 2 · comparable 4	−$26,244
Pool	this home 1 · comparable 0	+$26,217
Micro-location	this home 0.0645 · comparable 0.0312	+$24,158
Distance to beach	this home 3.08 km · comparable 3.93 km	+$13,874
Year built	this home 1997 · comparable 2001	−$9,387
Net adjustment		+$302,552

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

31 Roundelay Drive

Sold 30 July 2026 · 0.51 km away

Sold for

$1,380,000

Adjusted to this home

$1,769,705

What we added and subtracted to make this sale comparable to 16 Massachusetts Court
Floor area	this home 251 m² · comparable 151.3 m²	+$158,698
Street	this home 0.0616 · comparable -0.023	+$62,466
Land size	this home 630 m² · comparable 420 m²	+$61,798
Bathrooms	this home 3 · comparable 2	+$39,144
Micro-location	this home 0.0645 · comparable 0.0311	+$24,662
Pool	this home 1 · comparable 0	+$23,782
Distance to beach	this home 3.08 km · comparable 3.59 km	+$8,473
Year built	this home 1997 · comparable 1994	+$6,387
Cladding	this home 3 · comparable 2	+$4,295
Net adjustment		+$389,705

A further 9 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 16 Massachusetts 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 16 Massachusetts 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

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 →

16 Massachusetts Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

3 Massachusetts Court

32 Warbler Parade

52 Warbler Parade

4 Barbie Avenue

16 Stanford Avenue

28 Pristine Court

8 Morea Court

31 Roundelay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Massachusetts Court sit?