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.

18 Massachusetts Court

Sold 9 July 2026 · 0.43 km away

Sold for

$1,450,000

Adjusted to this home

$1,435,806

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Floor area	this home 166 m² · comparable 137 m²	+$41,783
Micro-location	this home 0.0321 · comparable 0.0654	−$38,628
Cladding	this home 2 · comparable 3	−$20,000
Land size	this home 649 m² · comparable 630 m²	+$8,877
Distance to beach	this home 3.43 km · comparable 3.09 km	−$8,874
Year built	this home 1998 · comparable 1997	+$2,648
Net adjustment		−$14,194

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

3 Massachusetts Court

Sold 22 July 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,490,438

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Land size	this home 649 m² · comparable 410 m²	+$111,661
Floor area	this home 166 m² · comparable 120.1 m²	+$66,133
Condition	this home 6 · comparable 7	−$56,000
Micro-location	this home 0.0321 · comparable 0.0574	−$28,336
Distance to beach	this home 3.43 km · comparable 3.1 km	−$8,316
Year built	this home 1998 · comparable 1996	+$5,296
Net adjustment		+$90,438

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

14 Windemere Crescent

Sold 10 March 2026 · 0.77 km away

Sold for

$1,350,000

Adjusted to this home

$1,440,592

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Water views	this home 0 · comparable 1	−$146,288
Land size	this home 649 m² · comparable 400 m²	+$116,333
Pool	this home 1 · comparable 0	+$105,176
Floor area	this home 166 m² · comparable 123.36 m²	+$61,436
Condition	this home 6 · comparable 7	−$54,000
Bedrooms	this home 4 · comparable 3	+$25,453
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 3.43 km · comparable 4.12 km	+$15,990
Year built	this home 1998 · comparable 2002	−$10,592
Micro-location	this home 0.0321 · comparable 0.0348	−$2,916
Net adjustment		+$90,592

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

16 South Bay Drive

Sold 9 July 2026 · 0.66 km away

Sold for

$1,250,000

Adjusted to this home

$1,277,810

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Land size	this home 649 m² · comparable 188 m²	+$215,379
Water views	this home 0 · comparable 1	−$146,288
Pool	this home 1 · comparable 0	+$105,176
Condition	this home 6 · comparable 8	−$100,000
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 1998 · comparable 2009	−$29,128
Bedrooms	this home 4 · comparable 3	+$25,453
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 166 m² · comparable 156 m²	+$14,408
Distance to beach	this home 3.43 km · comparable 4.09 km	+$14,310
Micro-location	this home 0.0321 · comparable 0.0436	−$11,500
Net adjustment		+$27,810

A further 6 factors were compared and found the same on both properties, so no money moved.

8 Morea Court

Sold 27 August 2026 · 0.55 km away

Sold for

$1,230,000

Adjusted to this home

$1,313,429

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Pool	this home 1 · comparable 0	+$105,176
Land size	this home 649 m² · comparable 473 m²	+$82,227
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 6 · comparable 7	−$49,200
Floor area	this home 166 m² · comparable 148.5 m²	+$25,214
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 3.43 km · comparable 3.93 km	+$11,070
Year built	this home 1998 · comparable 2001	−$7,944
Micro-location	this home 0.0321 · comparable 0.0312	+$886
Net adjustment		+$83,429

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

31 Roundelay Drive

Sold 30 July 2026 · 0.35 km away

Sold for

$1,380,000

Adjusted to this home

$1,518,615

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Condition	this home 6 · comparable 8	−$110,400
Land size	this home 649 m² · comparable 420 m²	+$106,989
Pool	this home 1 · comparable 0	+$105,176
Floor area	this home 166 m² · comparable 151.3 m²	+$21,180
Year built	this home 1998 · comparable 1994	+$10,592
Distance to beach	this home 3.43 km · comparable 3.59 km	+$3,974
Micro-location	this home 0.0321 · comparable 0.0311	+$1,104
Net adjustment		+$138,615

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

28 Pristine Court

Sold 8 October 2026 · 0.17 km away

Sold for

$1,170,000

Adjusted to this home

$1,301,737

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Land size	this home 649 m² · comparable 414 m²	+$109,792
Condition	this home 6 · comparable 7	−$46,800
Floor area	this home 166 m² · comparable 141.71 m²	+$34,997
Bedrooms	this home 4 · comparable 3	+$25,453
Year built	this home 1998 · comparable 1995	+$7,944
Distance to beach	this home 3.43 km · comparable 3.54 km	+$2,317
Micro-location	this home 0.0321 · comparable 0.0342	−$1,966
Net adjustment		+$131,737

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

56 Southlake Drive

Sold 21 July 2026 · 0.67 km away

Sold for

$1,660,000

Adjusted to this home

$1,510,896

What we added and subtracted to make this sale comparable to 16 Vanderbilt Court
Condition	this home 6 · comparable 9	−$232,400
Land size	this home 649 m² · comparable 432 m²	+$101,382
Floor area	this home 166 m² · comparable 133 m²	+$47,546
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0321 · comparable 0.0447	−$16,733
Year built	this home 1998 · comparable 1993	+$13,240
Distance to beach	this home 3.43 km · comparable 3.76 km	+$9,861
Net adjustment		−$149,104

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 16 Vanderbilt 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 Vanderbilt 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

14 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 Vanderbilt Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

18 Massachusetts Court

3 Massachusetts Court

14 Windemere Crescent

16 South Bay Drive

8 Morea Court

31 Roundelay Drive

28 Pristine Court

56 Southlake Drive

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