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.

95 Bayswater Ave

Sold 7 March 2026 · 0.93 km away

Sold for

$1,682,500

Adjusted to this home

$1,687,579

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 488 m²	+$167,961
Micro-location	this home 0.0188 · comparable 0.116	−$130,831
Bathrooms	this home 2 · comparable 3	−$77,225
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 3.92 km · comparable 4.5 km	+$13,527
Floor area	this home 305 m² · comparable 294.19 m²	+$9,833
Year built	this home 2001 · comparable 2003	−$2,186
Net adjustment		+$5,079

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

45 North Shore Avenue

Sold 22 April 2026 · 0.18 km away

Sold for

$1,700,000

Adjusted to this home

$1,834,309

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Floor area	this home 305 m² · comparable 188 m²	+$106,423
Land size	this home 825 m² · comparable 637 m²	+$93,699
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0188 · comparable 0.0333	−$19,720
Bedrooms	this home 5 · comparable 4	+$16,858
Distance to beach	this home 3.92 km · comparable 3.99 km	+$2,142
Year built	this home 2001 · comparable 2002	−$1,093
Net adjustment		+$134,309

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

17 North Shore Avenue

Sold 22 April 2026 · 0.07 km away

Sold for

$1,685,000

Adjusted to this home

$1,874,018

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 411 m²	+$206,338
Condition	this home 9 · comparable 8	+$101,100
Bathrooms	this home 2 · comparable 3	−$77,225
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 3 · comparable 1	+$17,522
Floor area	this home 305 m² · comparable 289.47 m²	+$14,126
Micro-location	this home 0.0188 · comparable 0.021	−$2,966
Distance to beach	this home 3.92 km · comparable 3.99 km	+$2,123
Net adjustment		+$189,018

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

3 Massachusetts Court

Sold 22 July 2026 · 1.01 km away

Sold for

$1,400,000

Adjusted to this home

$1,729,013

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 410 m²	+$120,450
Floor area	this home 305 m² · comparable 120.1 m²	+$97,942
Condition	this home 9 · comparable 7	+$81,529
Street	this home 0.1355 · comparable 0.0616	+$48,200
Micro-location	this home 0.0188 · comparable 0.0574	−$25,176
Distance to beach	this home 3.92 km · comparable 3.1 km	−$12,034
Bedrooms	this home 5 · comparable 4	+$9,818
Cladding	this home 3 · comparable 2	+$5,102
Year built	this home 2001 · comparable 1996	+$3,182
Net adjustment		+$329,013

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

18 Blue Ridge Crescent

Sold 12 November 2025 · 0.44 km away

Sold for

$1,775,000

Adjusted to this home

$1,893,690

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 500 m²	+$161,980
Floor area	this home 305 m² · comparable 208.22 m²	+$88,031
Bathrooms	this home 2 · comparable 3	−$77,225
Storeys	this home 1 · comparable 2	−$40,000
Bedrooms	this home 5 · comparable 6	−$16,858
Micro-location	this home 0.0188 · comparable 0.0306	−$16,756
Distance to beach	this home 3.92 km · comparable 4.35 km	+$10,757
Cladding	this home 3 · comparable 2	+$8,761
Net adjustment		+$118,690

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

31 Roundelay Drive

Sold 30 July 2026 · 0.88 km away

Sold for

$1,380,000

Adjusted to this home

$1,758,280

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 420 m²	+$113,132
Street	this home 0.1355 · comparable -0.023	+$98,073
Floor area	this home 305 m² · comparable 151.3 m²	+$78,357
Condition	this home 9 · comparable 8	+$46,406
Pool	this home 1 · comparable 0	+$35,870
Bedrooms	this home 5 · comparable 4	+$9,449
Micro-location	this home 0.0188 · comparable 0.0311	−$7,610
Cladding	this home 3 · comparable 2	+$4,910
Distance to beach	this home 3.92 km · comparable 3.59 km	−$4,594
Year built	this home 2001 · comparable 1994	+$4,287
Net adjustment		+$378,280

A further 8 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

$1,829,057

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Land size	this home 825 m² · comparable 500 m²	+$117,934
Condition	this home 9 · comparable 7	+$106,881
Floor area	this home 305 m² · comparable 185.4 m²	+$79,206
Pool	this home 1 · comparable 0	+$46,597
Bedrooms	this home 5 · comparable 4	+$12,274
Micro-location	this home 0.0188 · comparable 0.0239	−$4,361
Distance to beach	this home 3.92 km · comparable 4.07 km	+$2,526
Net adjustment		+$361,057

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

1 Elizabeth Crescent

Sold 1 November 2025 · 0.61 km away

Sold for

$1,850,000

Adjusted to this home

$1,880,594

What we added and subtracted to make this sale comparable to 20 North Shore Avenue
Water views	this home 0 · comparable 1	−$248,195
Land size	this home 825 m² · comparable 389 m²	+$217,302
Floor area	this home 305 m² · comparable 132.5 m²	+$156,906
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0188 · comparable 0.0506	−$47,064
Storeys	this home 1 · comparable 2	−$40,000
Street	this home 0.1355 · comparable 0.15	−$21,460
Bedrooms	this home 5 · comparable 4	+$16,858
Year built	this home 2001 · comparable 2010	−$9,835
Distance to beach	this home 3.92 km · comparable 4.14 km	+$6,082
Net adjustment		+$30,594

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 20 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 20 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

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 →

20 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

95 Bayswater Ave

45 North Shore Avenue

17 North Shore Avenue

3 Massachusetts Court

18 Blue Ridge Crescent

31 Roundelay Drive

8 Duxton Dr

1 Elizabeth Crescent

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