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 · 1.09 km away

Sold for

$1,515,000

Adjusted to this home

$1,498,549

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.93 km · comparable 3.98 km	+$28,634
Car spaces	this home 2 · comparable 4	−$25,413
Micro-location	this home 0.0699 · comparable 0.0574	+$15,150
Year built	this home 1994 · comparable 1999	−$12,200
Floor area	this home 156 m² · comparable 151 m²	+$11,080
Cladding	this home 3 · comparable 4	−$7,328
Land size	this home 650 m² · comparable 570 m²	+$4,096
Net adjustment		−$16,451

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

32 Warbler Parade

Sold 5 December 2025 · 0.28 km away

Sold for

$1,580,000

Adjusted to this home

$1,536,316

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Floor area	this home 156 m² · comparable 205.68 m²	−$110,091
Street	this home 0.1431 · comparable 0.0764	+$84,309
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0699 · comparable 0.0499	+$25,280
Distance to beach	this home 2.93 km · comparable 2.66 km	−$7,678
Year built	this home 1994 · comparable 1996	−$4,880
Land size	this home 650 m² · comparable 653 m²	−$154
Net adjustment		−$43,684

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

8 Cumberland Drive

Sold 3 June 2026 · 0.79 km away

Sold for

$1,415,000

Adjusted to this home

$1,539,046

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable 0.0563	+$98,258
Micro-location	this home 0.0699 · comparable 0.0462	+$26,829
Floor area	this home 156 m² · comparable 167.88 m²	−$26,326
Distance to beach	this home 2.93 km · comparable 3.55 km	+$15,791
Cladding	this home 3 · comparable 2	+$7,328
Year built	this home 1994 · comparable 1992	+$4,880
Land size	this home 650 m² · comparable 703 m²	−$2,714
Net adjustment		+$124,046

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

52 Warbler Parade

Sold 15 December 2025 · 0.40 km away

Sold for

$1,425,000

Adjusted to this home

$1,445,990

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable 0.0764	+$76,038
Floor area	this home 156 m² · comparable 187.1 m²	−$68,918
Micro-location	this home 0.0699 · comparable 0.0516	+$20,862
Distance to beach	this home 2.93 km · comparable 2.54 km	−$10,003
Cladding	this home 3 · comparable 2	+$7,328
Year built	this home 1994 · comparable 1996	−$4,880
Land size	this home 650 m² · comparable 639 m²	+$563
Net adjustment		+$20,990

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

18 Massachusetts Court

Sold 9 July 2026 · 0.19 km away

Sold for

$1,450,000

Adjusted to this home

$1,559,274

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable 0.0616	+$94,540
Floor area	this home 156 m² · comparable 137 m²	+$42,104
Pool	this home 0 · comparable 1	−$30,470
Year built	this home 1994 · comparable 1997	−$7,320
Micro-location	this home 0.0699 · comparable 0.0654	+$5,220
Distance to beach	this home 2.93 km · comparable 3.09 km	+$4,176
Land size	this home 650 m² · comparable 630 m²	+$1,024
Net adjustment		+$109,274

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

3 Massachusetts Court

Sold 22 July 2026 · 0.28 km away

Sold for

$1,400,000

Adjusted to this home

$1,573,384

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable 0.0616	+$91,280
Floor area	this home 156 m² · comparable 120.1 m²	+$79,554
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0699 · comparable 0.0574	+$14,000
Land size	this home 650 m² · comparable 410 m²	+$12,288
Cladding	this home 3 · comparable 2	+$7,328
Year built	this home 1994 · comparable 1996	−$4,880
Distance to beach	this home 2.93 km · comparable 3.1 km	+$4,284
Net adjustment		+$173,384

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.17 km away

Sold for

$1,400,000

Adjusted to this home

$1,599,310

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable 0.0386	+$117,040
Micro-location	this home 0.0699 · comparable 0.0223	+$53,312
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.93 km · comparable 3.92 km	+$24,948
Floor area	this home 156 m² · comparable 145 m²	+$24,376
Land size	this home 650 m² · comparable 405 m²	+$12,544
Year built	this home 1994 · comparable 1995	−$2,440
Net adjustment		+$199,310

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

28 Pristine Court

Sold 8 October 2026 · 0.66 km away

Sold for

$1,170,000

Adjusted to this home

$1,382,035

What we added and subtracted to make this sale comparable to 21 Notre Dame Court
Street	this home 0.1431 · comparable -0.0146	+$147,607
Micro-location	this home 0.0699 · comparable 0.0342	+$33,415
Floor area	this home 156 m² · comparable 141.71 m²	+$31,666
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 2.93 km · comparable 3.54 km	+$12,846
Land size	this home 650 m² · comparable 414 m²	+$12,083
Cladding	this home 3 · comparable 2	+$7,328
Year built	this home 1994 · comparable 1995	−$2,440
Net adjustment		+$212,035

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 21 Notre Dame 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 Notre Dame 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

18 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 Notre Dame 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

32 Warbler Parade

8 Cumberland Drive

52 Warbler Parade

18 Massachusetts Court

3 Massachusetts Court

9 Gainsborough Drive

28 Pristine Court

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