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 · 0.96 km away

Sold for

$1,515,000

Adjusted to this home

$1,608,789

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 151 m²	+$244,400
Condition	this home 6 · comparable 9	−$212,100
Bathrooms	this home 3 · comparable 2	+$54,156
Car spaces	this home 2 · comparable 4	−$39,629
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
Year built	this home 1997 · comparable 1999	−$7,666
Micro-location	this home 0.0627 · comparable 0.0574	+$6,424
Cladding	this home 3 · comparable 4	−$2,466
Net adjustment		+$93,789

A further 8 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

$1,543,085

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 151.5 m²	+$243,178
Condition	this home 6 · comparable 9	−$222,600
Land size	this home 630 m² · comparable 781 m²	−$66,440
Bathrooms	this home 3 · comparable 2	+$54,156
Car spaces	this home 2 · comparable 4	−$39,629
Street	this home 0.0616 · comparable 0.0764	−$18,826
Distance to beach	this home 3.09 km · comparable 2.49 km	−$17,172
Micro-location	this home 0.0627 · comparable 0.0516	+$14,119
Year built	this home 1997 · comparable 1996	+$3,833
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$46,915

A further 8 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

$1,502,673

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Condition	this home 6 · comparable 9	−$221,200
Floor area	this home 251 m² · comparable 205.68 m²	+$110,762
Bathrooms	this home 3 · comparable 2	+$54,156
Street	this home 0.0616 · comparable 0.0764	−$18,707
Micro-location	this home 0.0627 · comparable 0.0499	+$16,179
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		−$77,327

A further 10 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

$1,606,093

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 187.1 m²	+$156,172
Condition	this home 6 · comparable 7	−$57,000
Bathrooms	this home 3 · comparable 2	+$54,156
Pool	this home 1 · comparable 0	+$43,751
Street	this home 0.0616 · comparable 0.0764	−$16,872
Distance to beach	this home 3.09 km · comparable 2.54 km	−$14,107
Micro-location	this home 0.0627 · comparable 0.0516	+$12,654
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		+$181,093

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 · 1.05 km away

Sold for

$1,850,000

Adjusted to this home

$1,642,963

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Condition	this home 6 · comparable 9	−$259,000
Bedrooms	this home 4 · comparable 5	−$124,288
Land size	this home 630 m² · comparable 367 m²	+$115,720
Floor area	this home 251 m² · comparable 214.21 m²	+$89,914
Year built	this home 1997 · comparable 2010	−$49,826
Pool	this home 1 · comparable 0	+$43,751
Micro-location	this home 0.0627 · comparable 0.086	−$34,484
Distance to beach	this home 3.09 km · comparable 4.14 km	+$33,722
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		−$207,037

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

3 Massachusetts Court

Sold 22 July 2026 · 0.13 km away

Sold for

$1,400,000

Adjusted to this home

$1,697,025

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 120.1 m²	+$222,350
Land size	this home 630 m² · comparable 410 m²	+$67,278
Condition	this home 6 · comparable 7	−$38,921
Bathrooms	this home 3 · comparable 2	+$37,639
Micro-location	this home 0.0627 · comparable 0.0574	+$4,126
Year built	this home 1997 · comparable 1996	+$2,664
Cladding	this home 3 · comparable 2	+$1,714
Distance to beach	this home 3.09 km · comparable 3.1 km	+$175
Net adjustment		+$297,025

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

16 Stanford Avenue

Sold 25 September 2026 · 0.24 km away

Sold for

$1,185,000

Adjusted to this home

$1,472,427

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 149.41 m²	+$140,491
Bedrooms	this home 4 · comparable 3	+$70,328
Land size	this home 630 m² · comparable 420 m²	+$52,284
Bathrooms	this home 3 · comparable 2	+$30,644
Condition	this home 6 · comparable 7	−$26,821
Pool	this home 1 · comparable 0	+$24,756
Micro-location	this home 0.0627 · comparable 0.0704	−$4,130
Distance to beach	this home 3.09 km · comparable 2.9 km	−$2,294
Year built	this home 1997 · comparable 1996	+$2,169
Net adjustment		+$287,427

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

28 Pristine Court

Sold 8 October 2026 · 0.48 km away

Sold for

$1,170,000

Adjusted to this home

$1,427,207

What we added and subtracted to make this sale comparable to 20 Massachusetts Court
Floor area	this home 251 m² · comparable 141.71 m²	+$112,368
Bedrooms	this home 4 · comparable 3	+$52,286
Land size	this home 630 m² · comparable 414 m²	+$39,982
Street	this home 0.0616 · comparable -0.0146	+$30,005
Bathrooms	this home 3 · comparable 2	+$22,783
Condition	this home 6 · comparable 7	−$19,688
Micro-location	this home 0.0627 · comparable 0.0342	+$11,222
Distance to beach	this home 3.09 km · comparable 3.54 km	+$3,986
Year built	this home 1997 · comparable 1995	+$3,225
Cladding	this home 3 · comparable 2	+$1,038
Net adjustment		+$257,207

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 20 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 20 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

20 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

45 Warbler Parade

32 Warbler Parade

52 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

16 Stanford Avenue

28 Pristine Court

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