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.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.72 km away

Sold for

$1,570,000

Adjusted to this home

$1,556,654

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Land size	this home 640 m² · comparable 331 m²	+$152,522
Condition	this home 6 · comparable 8	−$125,600
Micro-location	this home 0.0183 · comparable 0.0807	−$78,374
Bathrooms	this home 3 · comparable 2	+$76,246
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.1355 · comparable 0.15	−$18,212
Bedrooms	this home 5 · comparable 4	+$17,474
Cladding	this home 3 · comparable 1	+$16,272
Floor area	this home 214 m² · comparable 199 m²	+$13,728
Year built	this home 2001 · comparable 2010	−$9,468
Distance to beach	this home 3.91 km · comparable 4.17 km	+$6,066
Net adjustment		−$13,346

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

17 North Shore Avenue

Sold 22 April 2026 · 0.08 km away

Sold for

$1,685,000

Adjusted to this home

$1,473,222

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Condition	this home 6 · comparable 8	−$134,800
Land size	this home 640 m² · comparable 411 m²	+$113,034
Floor area	this home 214 m² · comparable 289.47 m²	−$69,070
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
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		−$211,778

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

8 Morea Court

Sold 27 August 2026 · 0.27 km away

Sold for

$1,230,000

Adjusted to this home

$1,340,646

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Land size	this home 640 m² · comparable 473 m²	+$82,431
Bathrooms	this home 3 · comparable 2	+$76,246
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 214 m² · comparable 148.5 m²	+$59,946
Condition	this home 6 · comparable 7	−$49,200
Bedrooms	this home 5 · comparable 4	+$17,474
Micro-location	this home 0.0183 · comparable 0.0312	−$12,694
Distance to beach	this home 3.91 km · comparable 3.93 km	+$443
Net adjustment		+$110,646

A further 9 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

$1,595,435

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Bathrooms	this home 3 · comparable 2	+$76,246
Land size	this home 640 m² · comparable 500 m²	+$69,104
Condition	this home 6 · comparable 7	−$58,720
Floor area	this home 214 m² · comparable 185.4 m²	+$26,174
Bedrooms	this home 5 · comparable 4	+$17,474
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		+$127,435

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

3 Avellino Drive

Sold 19 January 2026 · 0.99 km away

Sold for

$1,350,000

Adjusted to this home

$1,446,287

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Land size	this home 640 m² · comparable 350 m²	+$143,144
Micro-location	this home 0.0183 · comparable 0.1354	−$126,468
Bathrooms	this home 3 · comparable 2	+$76,246
Condition	this home 6 · comparable 7	−$54,000
Floor area	this home 214 m² · comparable 181 m²	+$30,202
Bedrooms	this home 5 · comparable 4	+$17,474
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		+$96,287

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

14 North Shore Avenue

Sold 13 October 2025 · 0.03 km away

Sold for

$1,380,000

Adjusted to this home

$1,365,218

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Condition	this home 6 · comparable 9	−$193,200
Land size	this home 640 m² · comparable 448 m²	+$94,771
Bathrooms	this home 3 · comparable 2	+$76,246
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 214 m² · comparable 155.8 m²	+$53,265
Bedrooms	this home 5 · comparable 4	+$17,474
Micro-location	this home 0.0183 · comparable 0.0177	+$662
Net adjustment		−$14,782

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

45 North Shore Avenue

Sold 22 April 2026 · 0.21 km away

Sold for

$1,700,000

Adjusted to this home

$1,433,992

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Condition	this home 6 · comparable 9	−$238,000
Bathrooms	this home 3 · comparable 2	+$76,246
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 214 m² · comparable 188 m²	+$23,795
Micro-location	this home 0.0183 · comparable 0.0333	−$20,400
Bedrooms	this home 5 · comparable 4	+$17,474
Distance to beach	this home 3.91 km · comparable 3.99 km	+$2,448
Land size	this home 640 m² · comparable 637 m²	+$1,481
Year built	this home 2001 · comparable 2002	−$1,052
Net adjustment		−$266,008

A further 8 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

$1,605,146

What we added and subtracted to make this sale comparable to 18 North Shore Avenue
Land size	this home 640 m² · comparable 410 m²	+$113,528
Floor area	this home 214 m² · comparable 120.1 m²	+$85,938
Street	this home 0.1355 · comparable 0.0616	+$82,768
Bathrooms	this home 3 · comparable 2	+$76,246
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 6 · comparable 7	−$56,000
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
Bedrooms	this home 5 · comparable 4	+$17,474
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2001 · comparable 1996	+$5,260
Net adjustment		+$205,146

A further 7 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 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 18 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

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 →

18 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

22 Elizabeth Crescent

17 North Shore Avenue

8 Morea Court

8 Duxton Dr

3 Avellino Drive

14 North Shore Avenue

45 North Shore Avenue

3 Massachusetts Court

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