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 · 0.15 km away

Sold for

$1,400,000

Adjusted to this home

$1,358,088

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Street	this home -0.0087 · comparable 0.0616	−$78,736
Floor area	this home 150 m² · comparable 120.1 m²	+$73,985
Pool	this home 0 · comparable 1	−$40,722
Micro-location	this home 0.063 · comparable 0.0574	+$6,272
Year built	this home 1997 · comparable 1996	+$3,583
Distance to beach	this home 3.23 km · comparable 3.1 km	−$3,276
Land size	this home 403 m² · comparable 410 m²	−$3,080
Cladding	this home 3 · comparable 2	+$62
Net adjustment		−$41,912

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

31 Roundelay Drive

Sold 30 July 2026 · 0.37 km away

Sold for

$1,380,000

Adjusted to this home

$1,440,062

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Micro-location	this home 0.063 · comparable 0.0311	+$35,218
Street	this home -0.0087 · comparable -0.023	+$15,787
Year built	this home 1997 · comparable 1994	+$10,750
Distance to beach	this home 3.23 km · comparable 3.59 km	+$8,942
Land size	this home 403 m² · comparable 420 m²	−$7,480
Floor area	this home 150 m² · comparable 151.3 m²	−$3,217
Cladding	this home 3 · comparable 2	+$62
Net adjustment		+$60,062

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

4 Barbie Avenue

Sold 5 August 2026 · 0.87 km away

Sold for

$1,515,000

Adjusted to this home

$1,374,546

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Land size	this home 403 m² · comparable 570 m²	−$73,480
Car spaces	this home 2 · comparable 4	−$43,790
Pool	this home 0 · comparable 1	−$40,722
Distance to beach	this home 3.23 km · comparable 3.98 km	+$20,453
Year built	this home 1997 · comparable 1999	−$7,166
Micro-location	this home 0.063 · comparable 0.0574	+$6,787
Floor area	this home 150 m² · comparable 151 m²	−$2,474
Cladding	this home 3 · comparable 4	−$62
Net adjustment		−$140,454

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

8 Cumberland Drive

Sold 3 June 2026 · 0.75 km away

Sold for

$1,415,000

Adjusted to this home

$1,332,829

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Land size	this home 403 m² · comparable 703 m²	−$132,000
Bedrooms	this home 4 · comparable 3	+$122,505
Street	this home -0.0087 · comparable 0.0563	−$73,580
Floor area	this home 150 m² · comparable 167.88 m²	−$44,242
Micro-location	this home 0.063 · comparable 0.0462	+$19,018
Year built	this home 1997 · comparable 1992	+$17,916
Distance to beach	this home 3.23 km · comparable 3.55 km	+$8,150
Cladding	this home 3 · comparable 2	+$62
Net adjustment		−$82,171

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

16 Stanford Avenue

Sold 25 September 2026 · 0.39 km away

Sold for

$1,185,000

Adjusted to this home

$1,291,014

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Bedrooms	this home 4 · comparable 3	+$122,505
Land size	this home 403 m² · comparable 420 m²	−$7,480
Distance to beach	this home 3.23 km · comparable 2.9 km	−$7,039
Micro-location	this home 0.063 · comparable 0.0704	−$7,015
Year built	this home 1997 · comparable 1996	+$3,583
Floor area	this home 150 m² · comparable 149.41 m²	+$1,460
Net adjustment		+$106,014

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

28 Pristine Court

Sold 8 October 2026 · 0.33 km away

Sold for

$1,170,000

Adjusted to this home

$1,313,692

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Bedrooms	this home 4 · comparable 3	+$122,505
Pool	this home 0 · comparable 1	−$40,722
Micro-location	this home 0.063 · comparable 0.0342	+$26,957
Floor area	this home 150 m² · comparable 141.71 m²	+$20,513
Year built	this home 1997 · comparable 1995	+$7,166
Distance to beach	this home 3.23 km · comparable 3.54 km	+$6,529
Street	this home -0.0087 · comparable -0.0146	+$5,522
Land size	this home 403 m² · comparable 414 m²	−$4,840
Cladding	this home 3 · comparable 2	+$62
Net adjustment		+$143,692

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

16 Dartmouth Court

Sold 9 December 2025 · 0.05 km away

Sold for

$1,300,000

Adjusted to this home

$1,314,181

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Floor area	this home 150 m² · comparable 147.57 m²	+$6,013
Micro-location	this home 0.063 · comparable 0.0576	+$5,616
Land size	this home 403 m² · comparable 400 m²	+$1,320
Distance to beach	this home 3.23 km · comparable 3.28 km	+$1,170
Cladding	this home 3 · comparable 2	+$62
Net adjustment		+$14,181

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

4 Pascali Court

Sold 5 August 2026 · 0.44 km away

Sold for

$1,150,000

Adjusted to this home

$1,364,290

What we added and subtracted to make this sale comparable to 22 Dartmouth Court
Bedrooms	this home 4 · comparable 3	+$117,989
Floor area	this home 150 m² · comparable 125.33 m²	+$58,793
Micro-location	this home 0.063 · comparable 0.0123	+$44,924
Pool	this home 0 · comparable 1	−$39,220
Street	this home -0.0087 · comparable -0.0364	+$24,545
Distance to beach	this home 3.23 km · comparable 3.67 km	+$8,772
Land size	this home 403 m² · comparable 423 m²	−$8,475
Year built	this home 1997 · comparable 1995	+$6,902
Cladding	this home 3 · comparable 2	+$60
Net adjustment		+$214,290

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 22 Dartmouth 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 22 Dartmouth 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

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 →

22 Dartmouth Court

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

8 Cumberland Drive

16 Stanford Avenue

28 Pristine Court

16 Dartmouth Court

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Dartmouth Court sit?