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.

3 Massachusetts Court

Sold 22 July 2026 · 0.85 km away

Sold for

$1,400,000

Adjusted to this home

$1,388,653

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Land size	this home 495 m² · comparable 410 m²	+$13,328
Cladding	this home 3 · comparable 2	+$13,014
Distance to beach	this home 3.61 km · comparable 3.1 km	−$12,852
Micro-location	this home 0.0473 · comparable 0.0574	−$11,312
Year built	this home 1992 · comparable 1996	−$11,254
Street	this home 0.0563 · comparable 0.0616	−$5,936
Floor area	this home 122 m² · comparable 120.1 m²	+$3,665
Net adjustment		−$11,347

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

8 Cumberland Drive

Sold 3 June 2026 · 0.10 km away

Sold for

$1,415,000

Adjusted to this home

$1,484,290

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$113,667
Floor area	this home 122 m² · comparable 167.88 m²	−$88,494
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 495 m² · comparable 703 m²	−$32,614
Cladding	this home 3 · comparable 2	+$13,014
Distance to beach	this home 3.61 km · comparable 3.55 km	−$1,528
Micro-location	this home 0.0473 · comparable 0.0462	+$1,245
Net adjustment		+$69,290

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

3 Dorothy Place

Sold 27 March 2026 · 0.33 km away

Sold for

$1,300,000

Adjusted to this home

$1,421,004

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$113,667
Floor area	this home 122 m² · comparable 129.58 m²	−$14,620
Land size	this home 495 m² · comparable 410 m²	+$13,328
Cladding	this home 3 · comparable 2	+$13,014
Year built	this home 1992 · comparable 1995	−$8,441
Distance to beach	this home 3.61 km · comparable 3.81 km	+$4,680
Micro-location	this home 0.0473 · comparable 0.0479	−$624
Net adjustment		+$121,004

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,530,612

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$113,667
Floor area	this home 122 m² · comparable 145 m²	−$44,362
Micro-location	this home 0.0473 · comparable 0.0223	+$28,000
Street	this home 0.0563 · comparable 0.0386	+$19,824
Land size	this home 495 m² · comparable 405 m²	+$14,112
Year built	this home 1992 · comparable 1995	−$8,441
Distance to beach	this home 3.61 km · comparable 3.92 km	+$7,812
Net adjustment		+$130,612

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

31 Roundelay Drive

Sold 30 July 2026 · 0.56 km away

Sold for

$1,380,000

Adjusted to this home

$1,511,568

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Street	this home 0.0563 · comparable -0.023	+$87,547
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 122 m² · comparable 151.3 m²	−$56,514
Micro-location	this home 0.0473 · comparable 0.0311	+$17,885
Cladding	this home 3 · comparable 2	+$13,014
Land size	this home 495 m² · comparable 420 m²	+$11,760
Year built	this home 1992 · comparable 1994	−$5,627
Distance to beach	this home 3.61 km · comparable 3.59 km	−$497
Net adjustment		+$131,568

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

16 Stanford Avenue

Sold 25 September 2026 · 0.80 km away

Sold for

$1,185,000

Adjusted to this home

$1,273,261

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$113,667
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 122 m² · comparable 149.41 m²	−$52,869
Micro-location	this home 0.0473 · comparable 0.0704	−$21,899
Distance to beach	this home 3.61 km · comparable 2.9 km	−$15,144
Land size	this home 495 m² · comparable 420 m²	+$11,760
Year built	this home 1992 · comparable 1996	−$11,254
Net adjustment		+$88,261

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

28 Pristine Court

Sold 8 October 2026 · 0.74 km away

Sold for

$1,170,000

Adjusted to this home

$1,340,074

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$113,667
Street	this home 0.0563 · comparable -0.0146	+$66,362
Floor area	this home 122 m² · comparable 141.71 m²	−$38,017
Cladding	this home 3 · comparable 2	+$13,014
Land size	this home 495 m² · comparable 414 m²	+$12,701
Micro-location	this home 0.0473 · comparable 0.0342	+$12,262
Year built	this home 1992 · comparable 1995	−$8,441
Distance to beach	this home 3.61 km · comparable 3.54 km	−$1,474
Net adjustment		+$170,074

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

56 Southlake Drive

Sold 21 July 2026 · 0.33 km away

Sold for

$1,660,000

Adjusted to this home

$1,576,632

What we added and subtracted to make this sale comparable to 20 Cumberland Drive
Car spaces	this home 2 · comparable 3	−$63,524
Floor area	this home 122 m² · comparable 133 m²	−$21,217
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 495 m² · comparable 432 m²	+$9,878
Street	this home 0.0563 · comparable 0.0515	+$6,374
Distance to beach	this home 3.61 km · comparable 3.76 km	+$4,482
Micro-location	this home 0.0473 · comparable 0.0447	+$3,453
Year built	this home 1992 · comparable 1993	−$2,814
Net adjustment		−$83,368

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 20 Cumberland Drive 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 20 Cumberland Drive 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

17 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 →

20 Cumberland Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

3 Massachusetts Court

8 Cumberland Drive

3 Dorothy Place

9 Gainsborough Drive

31 Roundelay Drive

16 Stanford Avenue

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 20 Cumberland Drive sit?