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.

32 Warbler Parade

Sold 5 December 2025 · 0.46 km away

Sold for

$1,580,000

Adjusted to this home

$1,575,147

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Condition	this home 6 · comparable 9	−$221,200
Floor area	this home 251 m² · comparable 205.68 m²	+$110,762
Bathrooms	this home 4 · comparable 2	+$108,312
Street	this home 0.0616 · comparable 0.0764	−$18,707
Micro-location	this home 0.062 · comparable 0.0499	+$15,294
Land size	this home 683 m² · comparable 653 m²	+$13,200
Distance to beach	this home 3.1 km · comparable 2.66 km	−$12,514
Net adjustment		−$4,853

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

45 Warbler Parade

Sold 14 October 2025 · 0.61 km away

Sold for

$1,590,000

Adjusted to this home

$1,615,552

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 151.5 m²	+$243,178
Condition	this home 6 · comparable 9	−$222,600
Bathrooms	this home 4 · comparable 2	+$108,312
Land size	this home 683 m² · comparable 781 m²	−$43,120
Car spaces	this home 2 · comparable 4	−$39,629
Street	this home 0.0616 · comparable 0.0764	−$18,826
Distance to beach	this home 3.1 km · comparable 2.49 km	−$17,458
Micro-location	this home 0.062 · comparable 0.0516	+$13,229
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$25,552

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

4 Barbie Avenue

Sold 5 August 2026 · 0.95 km away

Sold for

$1,515,000

Adjusted to this home

$1,681,312

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 151 m²	+$244,400
Condition	this home 6 · comparable 9	−$212,100
Bathrooms	this home 4 · comparable 2	+$108,312
Land size	this home 683 m² · comparable 570 m²	+$49,720
Car spaces	this home 2 · comparable 4	−$39,629
Distance to beach	this home 3.1 km · comparable 3.98 km	+$23,998
Year built	this home 1996 · comparable 1999	−$11,498
Micro-location	this home 0.062 · comparable 0.0574	+$5,575
Cladding	this home 3 · comparable 4	−$2,466
Net adjustment		+$166,312

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 · 1.05 km away

Sold for

$1,850,000

Adjusted to this home

$1,715,237

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Condition	this home 6 · comparable 9	−$259,000
Land size	this home 683 m² · comparable 367 m²	+$139,040
Bedrooms	this home 4 · comparable 5	−$124,288
Floor area	this home 251 m² · comparable 214.21 m²	+$89,914
Bathrooms	this home 4 · comparable 3	+$54,156
Year built	this home 1996 · comparable 2010	−$53,659
Pool	this home 1 · comparable 0	+$43,751
Micro-location	this home 0.062 · comparable 0.086	−$35,520
Distance to beach	this home 3.1 km · comparable 4.14 km	+$33,389
Storeys	this home 1 · comparable 2	−$16,528
Street	this home 0.0616 · comparable 0.064	−$3,552
Cladding	this home 3 · comparable 4	−$2,466
Net adjustment		−$134,763

A further 6 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

$1,702,114

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 120.1 m²	+$193,316
Land size	this home 683 m² · comparable 410 m²	+$72,584
Bathrooms	this home 4 · comparable 2	+$65,449
Condition	this home 6 · comparable 7	−$33,838
Micro-location	this home 0.062 · comparable 0.0574	+$3,113
Cladding	this home 3 · comparable 2	+$1,490
Net adjustment		+$302,114

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

16 Stanford Avenue

Sold 25 September 2026 · 0.24 km away

Sold for

$1,185,000

Adjusted to this home

$1,472,045

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 149.41 m²	+$122,724
Bedrooms	this home 4 · comparable 3	+$61,434
Land size	this home 683 m² · comparable 420 m²	+$57,198
Bathrooms	this home 4 · comparable 2	+$53,537
Condition	this home 6 · comparable 7	−$23,429
Pool	this home 1 · comparable 0	+$21,626
Micro-location	this home 0.062 · comparable 0.0704	−$3,936
Distance to beach	this home 3.1 km · comparable 2.9 km	−$2,109
Net adjustment		+$287,045

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

8 Morea Court

Sold 27 August 2026 · 0.99 km away

Sold for

$1,230,000

Adjusted to this home

$1,532,634

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 148.5 m²	+$174,017
Bathrooms	this home 4 · comparable 2	+$75,238
Land size	this home 683 m² · comparable 473 m²	+$64,186
Condition	this home 6 · comparable 7	−$34,177
Pool	this home 1 · comparable 0	+$30,392
Car spaces	this home 2 · comparable 4	−$27,528
Micro-location	this home 0.062 · comparable 0.0312	+$21,053
Year built	this home 1996 · comparable 2001	−$13,312
Distance to beach	this home 3.1 km · comparable 3.93 km	+$12,765
Net adjustment		+$302,634

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

28 Pristine Court

Sold 8 October 2026 · 0.48 km away

Sold for

$1,170,000

Adjusted to this home

$1,429,527

What we added and subtracted to make this sale comparable to 22 Massachusetts Court
Floor area	this home 251 m² · comparable 141.71 m²	+$101,321
Bedrooms	this home 4 · comparable 3	+$47,146
Land size	this home 683 m² · comparable 414 m²	+$44,898
Bathrooms	this home 4 · comparable 2	+$41,086
Street	this home 0.0616 · comparable -0.0146	+$27,055
Condition	this home 6 · comparable 7	−$17,753
Micro-location	this home 0.062 · comparable 0.0342	+$9,870
Distance to beach	this home 3.1 km · comparable 3.54 km	+$3,515
Year built	this home 1996 · comparable 1995	+$1,454
Cladding	this home 3 · comparable 2	+$935
Net adjustment		+$259,527

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 22 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 22 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

16 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

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22 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

32 Warbler Parade

45 Warbler Parade

4 Barbie Avenue

27 South Bay Drive

3 Massachusetts Court

16 Stanford Avenue

8 Morea Court

28 Pristine Court

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