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 · 0.35 km away

Sold for

$1,400,000

Adjusted to this home

$1,426,505

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Floor area	this home 142 m² · comparable 120.1 m²	+$48,530
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.86 km · comparable 3.1 km	+$6,048
Micro-location	this home 0.0589 · comparable 0.0574	+$1,680
Land size	this home 424 m² · comparable 410 m²	+$717
Net adjustment		+$26,505

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

31 Roundelay Drive

Sold 30 July 2026 · 0.74 km away

Sold for

$1,380,000

Adjusted to this home

$1,413,300

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Micro-location	this home 0.0589 · comparable 0.0311	+$30,691
Floor area	this home 142 m² · comparable 151.3 m²	−$20,609
Distance to beach	this home 2.86 km · comparable 3.59 km	+$18,133
Year built	this home 1996 · comparable 1994	+$4,880
Land size	this home 424 m² · comparable 420 m²	+$205
Net adjustment		+$33,300

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

4 Barbie Avenue

Sold 5 August 2026 · 1.14 km away

Sold for

$1,515,000

Adjusted to this home

$1,442,082

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Distance to beach	this home 2.86 km · comparable 3.98 km	+$30,542
Pool	this home 0 · comparable 1	−$30,470
Car spaces	this home 2 · comparable 4	−$25,413
Floor area	this home 142 m² · comparable 151 m²	−$19,944
Cladding	this home 2 · comparable 4	−$14,656
Land size	this home 424 m² · comparable 570 m²	−$7,475
Year built	this home 1996 · comparable 1999	−$7,320
Micro-location	this home 0.0589 · comparable 0.0574	+$1,818
Net adjustment		−$72,918

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

18 Massachusetts Court

Sold 9 July 2026 · 0.26 km away

Sold for

$1,450,000

Adjusted to this home

$1,408,758

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Pool	this home 0 · comparable 1	−$30,470
Floor area	this home 142 m² · comparable 137 m²	+$11,080
Land size	this home 424 m² · comparable 630 m²	−$10,547
Micro-location	this home 0.0589 · comparable 0.0654	−$7,540
Cladding	this home 2 · comparable 3	−$7,328
Distance to beach	this home 2.86 km · comparable 3.09 km	+$6,003
Year built	this home 1996 · comparable 1997	−$2,440
Net adjustment		−$41,242

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

8 Cumberland Drive

Sold 3 June 2026 · 0.81 km away

Sold for

$1,415,000

Adjusted to this home

$1,512,312

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Bedrooms	this home 4 · comparable 3	+$127,237
Floor area	this home 142 m² · comparable 167.88 m²	−$57,350
Distance to beach	this home 2.86 km · comparable 3.55 km	+$17,574
Micro-location	this home 0.0589 · comparable 0.0462	+$14,376
Land size	this home 424 m² · comparable 703 m²	−$14,285
Year built	this home 1996 · comparable 1992	+$9,760
Net adjustment		+$97,312

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

16 Stanford Avenue

Sold 25 September 2026 · 0.04 km away

Sold for

$1,185,000

Adjusted to this home

$1,278,644

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Bedrooms	this home 4 · comparable 3	+$127,237
Floor area	this home 142 m² · comparable 149.41 m²	−$16,421
Micro-location	this home 0.0589 · comparable 0.0704	−$10,902
Cladding	this home 2 · comparable 3	−$7,328
Distance to beach	this home 2.86 km · comparable 2.9 km	+$853
Land size	this home 424 m² · comparable 420 m²	+$205
Net adjustment		+$93,644

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.20 km away

Sold for

$1,400,000

Adjusted to this home

$1,553,908

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Bedrooms	this home 4 · comparable 3	+$127,237
Micro-location	this home 0.0589 · comparable 0.0223	+$40,992
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.86 km · comparable 3.92 km	+$26,712
Cladding	this home 2 · comparable 3	−$7,328
Floor area	this home 142 m² · comparable 145 m²	−$6,648
Year built	this home 1996 · comparable 1995	+$2,440
Land size	this home 424 m² · comparable 405 m²	+$973
Net adjustment		+$153,908

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

28 Pristine Court

Sold 8 October 2026 · 0.74 km away

Sold for

$1,170,000

Adjusted to this home

$1,307,801

What we added and subtracted to make this sale comparable to 20 Stanford Avenue
Bedrooms	this home 4 · comparable 3	+$127,237
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0589 · comparable 0.0342	+$23,119
Distance to beach	this home 2.86 km · comparable 3.54 km	+$14,321
Year built	this home 1996 · comparable 1995	+$2,440
Floor area	this home 142 m² · comparable 141.71 m²	+$642
Land size	this home 424 m² · comparable 414 m²	+$512
Net adjustment		+$137,801

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 Stanford 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 Stanford 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 Stanford Avenue

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

31 Roundelay Drive

4 Barbie Avenue

18 Massachusetts Court

8 Cumberland Drive

16 Stanford Avenue

9 Gainsborough Drive

28 Pristine Court

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