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 · 0.97 km away

Sold for

$1,515,000

Adjusted to this home

$1,615,677

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Bedrooms	this home 5 · comparable 4	+$124,288
Car spaces	this home 2 · comparable 4	−$39,629
Floor area	this home 137 m² · comparable 151 m²	−$34,216
Land size	this home 630 m² · comparable 570 m²	+$26,400
Distance to beach	this home 3.09 km · comparable 3.98 km	+$24,270
Micro-location	this home 0.0654 · comparable 0.0574	+$9,696
Year built	this home 1997 · comparable 1999	−$7,666
Cladding	this home 3 · comparable 4	−$2,466
Net adjustment		+$100,677

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

1 Thornleigh Crescent

Sold 24 March 2026 · 0.82 km away

Sold for

$1,715,000

Adjusted to this home

$1,711,030

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Floor area	this home 137 m² · comparable 188 m²	−$124,644
Bedrooms	this home 5 · comparable 4	+$124,288
Street	this home 0.0616 · comparable 0.1043	−$58,584
Pool	this home 1 · comparable 0	+$43,751
Land size	this home 630 m² · comparable 692 m²	−$27,280
Micro-location	this home 0.0654 · comparable 0.0468	+$25,519
Car spaces	this home 2 · comparable 3	−$19,814
Distance to beach	this home 3.09 km · comparable 3.7 km	+$18,830
Year built	this home 1997 · comparable 1994	+$11,498
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$3,970

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

18 Massachusetts Court

Sold 9 July 2026 · 0.00 km away

Sold for

$1,450,000

Adjusted to this home

$1,574,288

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Bedrooms	this home 5 · comparable 4	+$124,288
Net adjustment		+$124,288

A further 17 factors were compared and found the same on both properties, so no money moved.

45 Warbler Parade

Sold 14 October 2025 · 0.60 km away

Sold for

$1,590,000

Adjusted to this home

$1,560,636

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Bedrooms	this home 5 · comparable 4	+$124,288
Land size	this home 630 m² · comparable 781 m²	−$66,440
Car spaces	this home 2 · comparable 4	−$39,629
Floor area	this home 137 m² · comparable 151.5 m²	−$35,438
Street	this home 0.0616 · comparable 0.0764	−$18,826
Micro-location	this home 0.0654 · comparable 0.0516	+$17,554
Distance to beach	this home 3.09 km · comparable 2.49 km	−$17,172
Year built	this home 1997 · comparable 1996	+$3,833
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$29,364

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

32 Warbler Parade

Sold 5 December 2025 · 0.46 km away

Sold for

$1,580,000

Adjusted to this home

$1,518,802

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Floor area	this home 137 m² · comparable 205.68 m²	−$167,854
Bedrooms	this home 5 · comparable 4	+$124,288
Micro-location	this home 0.0654 · comparable 0.0499	+$19,592
Street	this home 0.0616 · comparable 0.0764	−$18,707
Distance to beach	this home 3.09 km · comparable 2.66 km	−$12,230
Land size	this home 630 m² · comparable 653 m²	−$10,120
Year built	this home 1997 · comparable 1996	+$3,833
Net adjustment		−$61,198

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

52 Warbler Parade

Sold 15 December 2025 · 0.55 km away

Sold for

$1,425,000

Adjusted to this home

$1,457,687

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Bedrooms	this home 5 · comparable 4	+$124,288
Floor area	this home 137 m² · comparable 187.1 m²	−$122,444
Pool	this home 1 · comparable 0	+$43,751
Street	this home 0.0616 · comparable 0.0764	−$16,872
Micro-location	this home 0.0654 · comparable 0.0516	+$15,732
Distance to beach	this home 3.09 km · comparable 2.54 km	−$14,107
Land size	this home 630 m² · comparable 639 m²	−$3,960
Year built	this home 1997 · comparable 1996	+$3,833
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$32,687

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

27 South Bay Drive

Sold 27 January 2026 · 1.05 km away

Sold for

$1,850,000

Adjusted to this home

$1,697,475

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Floor area	this home 137 m² · comparable 214.21 m²	−$188,702
Land size	this home 630 m² · comparable 367 m²	+$115,720
Bathrooms	this home 2 · comparable 3	−$54,156
Year built	this home 1997 · comparable 2010	−$49,826
Pool	this home 1 · comparable 0	+$43,751
Distance to beach	this home 3.09 km · comparable 4.14 km	+$33,722
Micro-location	this home 0.0654 · comparable 0.086	−$30,488
Storeys	this home 1 · comparable 2	−$16,528
Street	this home 0.0616 · comparable 0.064	−$3,552
Cladding	this home 3 · comparable 4	−$2,466
Net adjustment		−$152,525

A further 8 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

$1,677,903

What we added and subtracted to make this sale comparable to 18 Massachusetts Court
Bedrooms	this home 5 · comparable 4	+$124,288
Land size	this home 630 m² · comparable 410 m²	+$96,800
Floor area	this home 137 m² · comparable 120.1 m²	+$41,304
Micro-location	this home 0.0654 · comparable 0.0574	+$8,960
Year built	this home 1997 · comparable 1996	+$3,833
Cladding	this home 3 · comparable 2	+$2,466
Distance to beach	this home 3.09 km · comparable 3.1 km	+$252
Net adjustment		+$277,903

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 18 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 18 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.

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18 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

4 Barbie Avenue

1 Thornleigh Crescent

18 Massachusetts Court

45 Warbler Parade

32 Warbler Parade

52 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 18 Massachusetts Court sit?