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.

4 Barbie Avenue

Sold 5 August 2026 · 0.95 km away

Sold for

$1,515,000

Adjusted to this home

$1,537,913

What we added and subtracted to make this sale comparable to 16 Washington Court
Floor area	this home 242.6 m² · comparable 151 m²	+$191,261
Condition	this home 7 · comparable 9	−$151,500
Bathrooms	this home 3 · comparable 2	+$52,000
Car spaces	this home 2 · comparable 4	−$24,803
Land size	this home 417 m² · comparable 570 m²	−$23,256
Distance to beach	this home 3.22 km · comparable 3.98 km	+$20,725
Cladding	this home 3 · comparable 4	−$20,000
Year built	this home 1994 · comparable 1999	−$14,000
Micro-location	this home 0.0512 · comparable 0.0574	−$7,514
Net adjustment		+$22,913

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

45 North Shore Avenue

Sold 22 April 2026 · 0.88 km away

Sold for

$1,700,000

Adjusted to this home

$1,682,988

What we added and subtracted to make this sale comparable to 16 Washington Court
Condition	this home 7 · comparable 9	−$170,000
Floor area	this home 242.6 m² · comparable 188 m²	+$114,005
Bathrooms	this home 3 · comparable 2	+$52,000
Land size	this home 417 m² · comparable 637 m²	−$33,440
Car spaces	this home 2 · comparable 4	−$24,803
Micro-location	this home 0.0512 · comparable 0.0333	+$24,344
Distance to beach	this home 3.22 km · comparable 3.99 km	+$23,562
Year built	this home 1994 · comparable 2002	−$22,400
Street	this home 0.15 · comparable 0.1355	+$19,720
Net adjustment		−$17,012

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

32 Warbler Parade

Sold 5 December 2025 · 0.64 km away

Sold for

$1,580,000

Adjusted to this home

$1,588,364

What we added and subtracted to make this sale comparable to 16 Washington Court
Condition	this home 7 · comparable 9	−$158,000
Street	this home 0.15 · comparable 0.0764	+$93,030
Floor area	this home 242.6 m² · comparable 205.68 m²	+$77,089
Bathrooms	this home 3 · comparable 2	+$52,000
Land size	this home 417 m² · comparable 653 m²	−$35,872
Distance to beach	this home 3.22 km · comparable 2.66 km	−$15,926
Year built	this home 1994 · comparable 1996	−$5,600
Micro-location	this home 0.0512 · comparable 0.0499	+$1,643
Net adjustment		+$8,364

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

45 Warbler Parade

Sold 14 October 2025 · 0.75 km away

Sold for

$1,590,000

Adjusted to this home

$1,679,703

What we added and subtracted to make this sale comparable to 16 Washington Court
Floor area	this home 242.6 m² · comparable 151.5 m²	+$190,217
Condition	this home 7 · comparable 9	−$159,000
Street	this home 0.15 · comparable 0.0764	+$93,619
Land size	this home 417 m² · comparable 781 m²	−$55,328
Bathrooms	this home 3 · comparable 2	+$52,000
Car spaces	this home 2 · comparable 4	−$24,803
Distance to beach	this home 3.22 km · comparable 2.49 km	−$20,893
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1994 · comparable 1996	−$5,600
Micro-location	this home 0.0512 · comparable 0.0516	−$509
Net adjustment		+$89,703

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

27 South Bay Drive

Sold 27 January 2026 · 0.92 km away

Sold for

$1,850,000

Adjusted to this home

$1,758,801

What we added and subtracted to make this sale comparable to 16 Washington Court
Condition	this home 7 · comparable 9	−$185,000
Street	this home 0.15 · comparable 0.064	+$127,280
Pool	this home 1 · comparable 0	+$91,409
Bedrooms	this home 4 · comparable 5	−$64,855
Floor area	this home 242.6 m² · comparable 214.21 m²	+$59,278
Micro-location	this home 0.0512 · comparable 0.086	−$51,504
Year built	this home 1994 · comparable 2010	−$44,800
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 3.22 km · comparable 4.14 km	+$29,393
Cladding	this home 3 · comparable 4	−$20,000
Land size	this home 417 m² · comparable 367 m²	+$7,600
Net adjustment		−$91,199

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

3 Massachusetts Court

Sold 22 July 2026 · 0.12 km away

Sold for

$1,400,000

Adjusted to this home

$1,726,497

What we added and subtracted to make this sale comparable to 16 Washington Court
Floor area	this home 242.6 m² · comparable 120.1 m²	+$202,558
Street	this home 0.15 · comparable 0.0616	+$78,406
Bathrooms	this home 3 · comparable 2	+$41,180
Cladding	this home 3 · comparable 2	+$15,838
Micro-location	this home 0.0512 · comparable 0.0574	−$5,499
Year built	this home 1994 · comparable 1996	−$4,434
Distance to beach	this home 3.22 km · comparable 3.1 km	−$2,394
Land size	this home 417 m² · comparable 410 m²	+$842
Net adjustment		+$326,497

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

28 Pristine Court

Sold 8 October 2026 · 0.33 km away

Sold for

$1,170,000

Adjusted to this home

$1,444,489

What we added and subtracted to make this sale comparable to 16 Washington Court
Floor area	this home 242.6 m² · comparable 141.71 m²	+$110,797
Street	this home 0.15 · comparable -0.0146	+$81,031
Bedrooms	this home 4 · comparable 3	+$34,111
Bathrooms	this home 3 · comparable 2	+$27,350
Cladding	this home 3 · comparable 2	+$10,519
Micro-location	this home 0.0512 · comparable 0.0342	+$8,369
Distance to beach	this home 3.22 km · comparable 3.54 km	+$3,545
Year built	this home 1994 · comparable 1995	−$1,473
Land size	this home 417 m² · comparable 414 m²	+$240
Net adjustment		+$274,489

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

16 Stanford Avenue

Sold 25 September 2026 · 0.45 km away

Sold for

$1,185,000

Adjusted to this home

$1,478,886

What we added and subtracted to make this sale comparable to 16 Washington Court
Floor area	this home 242.6 m² · comparable 149.41 m²	+$153,821
Pool	this home 1 · comparable 0	+$72,261
Bedrooms	this home 4 · comparable 3	+$51,270
Bathrooms	this home 3 · comparable 2	+$41,107
Micro-location	this home 0.0512 · comparable 0.0704	−$14,389
Distance to beach	this home 3.22 km · comparable 2.9 km	−$5,396
Year built	this home 1994 · comparable 1996	−$4,427
Land size	this home 417 m² · comparable 420 m²	−$361
Net adjustment		+$293,886

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 Washington 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 Washington 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 Washington Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Barbie Avenue

45 North Shore Avenue

32 Warbler Parade

45 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

28 Pristine Court

16 Stanford Avenue

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