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.

14 Windemere Crescent

Sold 10 March 2026 · 0.28 km away

Sold for

$1,350,000

Adjusted to this home

$1,387,048

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Water views	this home 0 · comparable 1	−$248,898
Street	this home 0.1355 · comparable 0.0323	+$111,456
Floor area	this home 215 m² · comparable 123.36 m²	+$83,869
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 448 m² · comparable 400 m²	+$23,693
Micro-location	this home 0.0183 · comparable 0.0348	−$17,820
Bedrooms	this home 4 · comparable 3	+$17,474
Distance to beach	this home 3.91 km · comparable 4.12 km	+$4,326
Year built	this home 2001 · comparable 2002	−$1,052
Net adjustment		+$37,048

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

5 Tourangeau Crescent

Sold 17 November 2025 · 0.18 km away

Sold for

$1,451,000

Adjusted to this home

$1,437,766

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Condition	this home 7 · comparable 9	−$145,100
Street	this home 0.1355 · comparable 0.0453	+$104,704
Land size	this home 448 m² · comparable 400 m²	+$23,693
Bedrooms	this home 4 · comparable 3	+$17,474
Micro-location	this home 0.0183 · comparable 0.033	−$17,064
Floor area	this home 215 m² · comparable 212.8 m²	+$2,014
Distance to beach	this home 3.91 km · comparable 3.95 km	+$1,045
Net adjustment		−$13,234

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

8 Morea Court

Sold 27 August 2026 · 0.28 km away

Sold for

$1,230,000

Adjusted to this home

$1,266,270

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 215 m² · comparable 148.5 m²	+$60,861
Micro-location	this home 0.0183 · comparable 0.0312	−$12,694
Land size	this home 448 m² · comparable 473 m²	−$12,340
Distance to beach	this home 3.91 km · comparable 3.93 km	+$443
Net adjustment		+$36,270

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

8 Duxton Dr

Sold 20 May 2026 · 0.16 km away

Sold for

$1,468,000

Adjusted to this home

$1,530,580

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 215 m² · comparable 185.4 m²	+$27,090
Land size	this home 448 m² · comparable 500 m²	−$25,667
Micro-location	this home 0.0183 · comparable 0.0239	−$6,577
Distance to beach	this home 3.91 km · comparable 4.07 km	+$3,734
Net adjustment		+$62,580

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

3 Avellino Drive

Sold 19 January 2026 · 1.01 km away

Sold for

$1,350,000

Adjusted to this home

$1,376,711

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Micro-location	this home 0.0183 · comparable 0.1354	−$126,468
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 448 m² · comparable 350 m²	+$48,373
Floor area	this home 215 m² · comparable 181 m²	+$31,117
Distance to beach	this home 3.91 km · comparable 4.48 km	+$10,741
Year built	this home 2001 · comparable 2002	−$1,052
Net adjustment		+$26,711

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

17 North Shore Avenue

Sold 22 April 2026 · 0.09 km away

Sold for

$1,685,000

Adjusted to this home

$1,417,046

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Bathrooms	this home 2 · comparable 3	−$76,246
Floor area	this home 215 m² · comparable 289.47 m²	−$68,155
Condition	this home 7 · comparable 8	−$67,400
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Land size	this home 448 m² · comparable 411 m²	+$18,263
Bedrooms	this home 4 · comparable 5	−$17,474
Cladding	this home 3 · comparable 1	+$16,272
Micro-location	this home 0.0183 · comparable 0.021	−$3,640
Distance to beach	this home 3.91 km · comparable 3.99 km	+$2,426
Net adjustment		−$267,954

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

28 Pristine Court

Sold 8 October 2026 · 0.75 km away

Sold for

$1,170,000

Adjusted to this home

$1,403,599

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Floor area	this home 215 m² · comparable 141.71 m²	+$67,075
Bedrooms	this home 4 · comparable 3	+$17,474
Land size	this home 448 m² · comparable 414 m²	+$16,782
Micro-location	this home 0.0183 · comparable 0.0342	−$14,882
Cladding	this home 3 · comparable 2	+$8,136
Distance to beach	this home 3.91 km · comparable 3.54 km	−$7,792
Year built	this home 2001 · comparable 1995	+$6,312
Net adjustment		+$233,599

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

3 Massachusetts Court

Sold 22 July 2026 · 1.02 km away

Sold for

$1,400,000

Adjusted to this home

$1,537,570

What we added and subtracted to make this sale comparable to 16 North Shore Avenue
Floor area	this home 215 m² · comparable 120.1 m²	+$86,853
Street	this home 0.1355 · comparable 0.0616	+$82,768
Micro-location	this home 0.0183 · comparable 0.0574	−$43,792
Distance to beach	this home 3.91 km · comparable 3.1 km	−$20,412
Land size	this home 448 m² · comparable 410 m²	+$18,757
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2001 · comparable 1996	+$5,260
Net adjustment		+$137,570

A further 11 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 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 16 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

18 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 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

14 Windemere Crescent

5 Tourangeau Crescent

8 Morea Court

8 Duxton Dr

3 Avellino Drive

17 North Shore Avenue

28 Pristine Court

3 Massachusetts Court

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