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.

5 Pristine Court

Sold 21 November 2025 · 0.52 km away

Sold for

$1,490,000

Adjusted to this home

$1,499,193

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Floor area	this home 154 m² · comparable 225 m²	−$173,524
Street	this home 0.0616 · comparable -0.0146	+$90,830
Micro-location	this home 0.0592 · comparable 0.0136	+$54,355
Land size	this home 449 m² · comparable 401 m²	+$21,120
Distance to beach	this home 3.19 km · comparable 3.71 km	+$13,946
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$9,193

A further 12 factors were compared and found the same on both properties, so no money moved.

77 Southlake Drive

Sold 20 November 2025 · 0.64 km away

Sold for

$1,505,000

Adjusted to this home

$1,504,397

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Water views	this home 0 · comparable 1	−$198,474
Bedrooms	this home 4 · comparable 3	+$124,288
Floor area	this home 154 m² · comparable 113.49 m²	+$99,006
Condition	this home 8 · comparable 9	−$90,300
Land size	this home 449 m² · comparable 600 m²	−$66,440
Pool	this home 1 · comparable 0	+$43,751
Micro-location	this home 0.0592 · comparable 0.0379	+$25,645
Car spaces	this home 2 · comparable 1	+$19,814
Distance to beach	this home 3.19 km · comparable 3.78 km	+$15,983
Street	this home 0.0616 · comparable 0.0515	+$12,160
Year built	this home 1996 · comparable 1993	+$11,498
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$603

A further 6 factors were compared and found the same on both properties, so no money moved.

18 Massachusetts Court

Sold 9 July 2026 · 0.10 km away

Sold for

$1,450,000

Adjusted to this home

$1,398,273

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Land size	this home 449 m² · comparable 630 m²	−$79,640
Floor area	this home 154 m² · comparable 137 m²	+$41,548
Micro-location	this home 0.0592 · comparable 0.0654	−$7,192
Year built	this home 1996 · comparable 1997	−$3,833
Distance to beach	this home 3.19 km · comparable 3.09 km	−$2,610
Net adjustment		−$51,727

A further 13 factors were compared and found the same on both properties, so no money moved.

3 Massachusetts Court

Sold 22 July 2026 · 0.14 km away

Sold for

$1,400,000

Adjusted to this home

$1,558,226

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Floor area	this home 154 m² · comparable 120.1 m²	+$82,852
Condition	this home 8 · comparable 7	+$56,000
Land size	this home 449 m² · comparable 410 m²	+$17,160
Cladding	this home 3 · comparable 2	+$2,466
Distance to beach	this home 3.19 km · comparable 3.1 km	−$2,268
Micro-location	this home 0.0592 · comparable 0.0574	+$2,016
Net adjustment		+$158,226

A further 12 factors were compared and found the same on both properties, so no money moved.

8 Cumberland Drive

Sold 3 June 2026 · 0.73 km away

Sold for

$1,415,000

Adjusted to this home

$1,541,639

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Bedrooms	this home 4 · comparable 3	+$124,288
Land size	this home 449 m² · comparable 703 m²	−$111,760
Condition	this home 8 · comparable 7	+$56,600
Pool	this home 1 · comparable 0	+$43,751
Floor area	this home 154 m² · comparable 167.88 m²	−$33,922
Year built	this home 1996 · comparable 1992	+$15,331
Micro-location	this home 0.0592 · comparable 0.0462	+$14,716
Distance to beach	this home 3.19 km · comparable 3.55 km	+$9,169
Street	this home 0.0616 · comparable 0.0563	+$6,000
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$126,639

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

31 Roundelay Drive

Sold 30 July 2026 · 0.41 km away

Sold for

$1,380,000

Adjusted to this home

$1,587,597

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Street	this home 0.0616 · comparable -0.023	+$93,398
Pool	this home 1 · comparable 0	+$43,751
Micro-location	this home 0.0592 · comparable 0.0311	+$31,022
Land size	this home 449 m² · comparable 420 m²	+$12,760
Distance to beach	this home 3.19 km · comparable 3.59 km	+$9,936
Year built	this home 1996 · comparable 1994	+$7,666
Floor area	this home 154 m² · comparable 151.3 m²	+$6,598
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$207,597

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

16 Stanford Avenue

Sold 25 September 2026 · 0.33 km away

Sold for

$1,185,000

Adjusted to this home

$1,407,613

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Bedrooms	this home 4 · comparable 3	+$124,288
Condition	this home 8 · comparable 7	+$47,400
Pool	this home 1 · comparable 0	+$43,751
Land size	this home 449 m² · comparable 420 m²	+$12,760
Floor area	this home 154 m² · comparable 149.41 m²	+$11,218
Micro-location	this home 0.0592 · comparable 0.0704	−$10,618
Distance to beach	this home 3.19 km · comparable 2.9 km	−$6,186
Net adjustment		+$222,613

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

56 Southlake Drive

Sold 21 July 2026 · 0.65 km away

Sold for

$1,660,000

Adjusted to this home

$1,640,588

What we added and subtracted to make this sale comparable to 21 Massachusetts Court
Condition	this home 8 · comparable 9	−$99,600
Floor area	this home 154 m² · comparable 133 m²	+$51,324
Air conditioning	this home 0 · comparable 1	−$20,000
Car spaces	this home 2 · comparable 3	−$19,814
Micro-location	this home 0.0592 · comparable 0.0447	+$19,256
Distance to beach	this home 3.19 km · comparable 3.76 km	+$17,031
Street	this home 0.0616 · comparable 0.0515	+$13,413
Year built	this home 1996 · comparable 1993	+$11,498
Land size	this home 449 m² · comparable 432 m²	+$7,480
Net adjustment		−$19,412

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 21 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 21 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)

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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 →

21 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

5 Pristine Court

77 Southlake Drive

18 Massachusetts Court

3 Massachusetts Court

8 Cumberland Drive

31 Roundelay Drive

16 Stanford Avenue

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Massachusetts Court sit?