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.

17 North Shore Avenue

Sold 22 April 2026 · 0.03 km away

Sold for

$1,685,000

Adjusted to this home

$1,679,603

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Land size	this home 706 m² · comparable 411 m²	+$124,136
Condition	this home 7 · comparable 8	−$67,400
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 1	+$20,000
Floor area	this home 279 m² · comparable 289.47 m²	−$9,163
Distance to beach	this home 4.03 km · comparable 3.99 km	−$970
Net adjustment		−$5,397

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

45 North Shore Avenue

Sold 22 April 2026 · 0.19 km away

Sold for

$1,700,000

Adjusted to this home

$1,606,342

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Condition	this home 7 · comparable 9	−$170,000
Floor area	this home 279 m² · comparable 188 m²	+$79,643
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$59,731
Land size	this home 706 m² · comparable 637 m²	+$29,035
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.021 · comparable 0.0333	−$16,728
Bedrooms	this home 5 · comparable 4	+$13,354
Year built	this home 2001 · comparable 2002	−$3,714
Distance to beach	this home 4.03 km · comparable 3.99 km	−$979
Net adjustment		−$93,658

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

18 Blue Ridge Crescent

Sold 12 November 2025 · 0.35 km away

Sold for

$1,775,000

Adjusted to this home

$1,686,643

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Condition	this home 7 · comparable 9	−$177,500
Land size	this home 706 m² · comparable 500 m²	+$86,685
Floor area	this home 279 m² · comparable 208.22 m²	+$61,946
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.021 · comparable 0.0306	−$13,632
Bedrooms	this home 5 · comparable 6	−$13,354
Distance to beach	this home 4.03 km · comparable 4.35 km	+$7,498
Net adjustment		−$88,357

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.68 km away

Sold for

$1,570,000

Adjusted to this home

$1,704,386

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Land size	this home 706 m² · comparable 331 m²	+$157,800
Micro-location	this home 0.021 · comparable 0.0807	−$74,983
Floor area	this home 279 m² · comparable 199 m²	+$70,016
Condition	this home 7 · comparable 8	−$62,800
Bathrooms	this home 3 · comparable 2	+$59,731
Year built	this home 2001 · comparable 2010	−$33,422
Cladding	this home 2 · comparable 1	+$20,000
Street	this home 0.1355 · comparable 0.15	−$18,212
Bedrooms	this home 5 · comparable 4	+$13,354
Distance to beach	this home 4.03 km · comparable 4.17 km	+$2,902
Net adjustment		+$134,386

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 · 0.76 km away

Sold for

$1,850,000

Adjusted to this home

$1,827,239

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Condition	this home 7 · comparable 9	−$185,000
Land size	this home 706 m² · comparable 367 m²	+$142,651
Street	this home 0.1355 · comparable 0.064	+$105,820
Micro-location	this home 0.021 · comparable 0.086	−$96,200
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 279 m² · comparable 214.21 m²	+$56,704
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 4	−$40,000
Year built	this home 2001 · comparable 2010	−$33,422
Distance to beach	this home 4.03 km · comparable 4.14 km	+$2,686
Net adjustment		−$22,761

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

8 Duxton Dr

Sold 20 May 2026 · 0.06 km away

Sold for

$1,468,000

Adjusted to this home

$1,751,057

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Land size	this home 706 m² · comparable 500 m²	+$86,685
Floor area	this home 279 m² · comparable 185.4 m²	+$81,918
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$59,731
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 5 · comparable 4	+$13,354
Micro-location	this home 0.021 · comparable 0.0239	−$3,406
Distance to beach	this home 4.03 km · comparable 4.07 km	+$775
Net adjustment		+$283,057

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

8 Morea Court

Sold 27 August 2026 · 0.28 km away

Sold for

$1,230,000

Adjusted to this home

$1,483,271

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Floor area	this home 279 m² · comparable 148.5 m²	+$114,214
Land size	this home 706 m² · comparable 473 m²	+$98,046
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$59,731
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 5 · comparable 4	+$13,354
Micro-location	this home 0.021 · comparable 0.0312	−$10,037
Distance to beach	this home 4.03 km · comparable 3.93 km	−$2,037
Net adjustment		+$253,271

A further 8 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

$1,629,818

What we added and subtracted to make this sale comparable to 21 North Shore Avenue
Water views	this home 0 · comparable 1	−$213,874
Condition	this home 7 · comparable 9	−$185,000
Land size	this home 706 m² · comparable 389 m²	+$133,394
Floor area	this home 279 m² · comparable 132.5 m²	+$128,217
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$59,731
Micro-location	this home 0.021 · comparable 0.0506	−$43,808
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2001 · comparable 2010	−$33,422
Street	this home 0.1355 · comparable 0.15	−$21,460
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 5 · comparable 4	+$13,354
Distance to beach	this home 4.03 km · comparable 4.14 km	+$2,686
Net adjustment		−$220,182

A further 4 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 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 21 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 →

21 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

17 North Shore Avenue

45 North Shore Avenue

18 Blue Ridge Crescent

22 Elizabeth Crescent

27 South Bay Drive

8 Duxton Dr

8 Morea Court

1 Elizabeth Crescent

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