Smarter with data.
Last recorded sale: $586,000 in August 2015.
Comparable range
$1,296,232 – $1,639,740
8 adjusted comparable sales · 8 verified · 29 of 38 candidate sales verified · band ±11.7% measured on 202 sales · recomputed 10 October 2026
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.
Sold 20 May 2026 · 0.22 km away
Sold for
$1,468,000
Adjusted to this home
$1,443,160
| Land size | this home 439 m² · comparable 500 m² | −$25,669 |
|---|---|---|
| Bedrooms | this home 3 · comparable 4 | −$13,354 |
| Micro-location | this home 0.0337 · comparable 0.0239 | +$11,509 |
| Distance to beach | this home 3.97 km · comparable 4.07 km | +$2,149 |
| Floor area | this home 186 m² · comparable 185.4 m² | +$525 |
| Net adjustment | −$24,840 |
A further 12 factors were compared and found the same on both properties, so no money moved.
Sold 12 June 2026 · 0.96 km away
Sold for
$1,350,000
Adjusted to this home
$1,337,822
| Micro-location | this home 0.0337 · comparable 0.1321 | −$106,272 |
|---|---|---|
| Land size | this home 439 m² · comparable 295 m² | +$60,595 |
| Floor area | this home 186 m² · comparable 118.7 m² | +$58,901 |
| Condition | this home 7 · comparable 8 | −$54,000 |
| Cladding | this home 3 · comparable 2 | +$20,000 |
| Distance to beach | this home 3.97 km · comparable 4.65 km | +$12,312 |
| Year built | this home 2001 · comparable 2002 | −$3,714 |
| Net adjustment | −$12,178 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 22 July 2026 · 0.99 km away
Sold for
$1,400,000
Adjusted to this home
$1,465,393
| Street | this home 0.1355 · comparable 0.0616 | +$82,768 |
|---|---|---|
| Pool | this home 0 · comparable 1 | −$64,000 |
| Floor area | this home 186 m² · comparable 120.1 m² | +$57,676 |
| Micro-location | this home 0.0337 · comparable 0.0574 | −$26,544 |
| Distance to beach | this home 3.97 km · comparable 3.1 km | −$21,924 |
| Cladding | this home 3 · comparable 2 | +$20,000 |
| Year built | this home 2001 · comparable 1996 | +$18,568 |
| Bedrooms | this home 3 · comparable 4 | −$13,354 |
| Land size | this home 439 m² · comparable 410 m² | +$12,203 |
| Net adjustment | +$65,393 |
A further 9 factors were compared and found the same on both properties, so no money moved.
Sold 10 March 2026 · 0.16 km away
Sold for
$1,350,000
Adjusted to this home
$1,316,780
| Water views | this home 0 · comparable 1 | −$213,874 |
|---|---|---|
| Street | this home 0.1355 · comparable 0.0323 | +$111,456 |
| Floor area | this home 186 m² · comparable 123.36 m² | +$54,822 |
| Land size | this home 439 m² · comparable 400 m² | +$16,411 |
| Year built | this home 2001 · comparable 2002 | −$3,714 |
| Distance to beach | this home 3.97 km · comparable 4.12 km | +$2,867 |
| Micro-location | this home 0.0337 · comparable 0.0348 | −$1,188 |
| Net adjustment | −$33,220 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 15 December 2025 · 0.15 km away
Sold for
$1,400,000
Adjusted to this home
$1,432,720
| Condition | this home 7 · comparable 9 | −$140,000 |
|---|---|---|
| Street | this home 0.1355 · comparable 0.0323 | +$115,584 |
| Floor area | this home 186 m² · comparable 130.34 m² | +$48,714 |
| Land size | this home 439 m² · comparable 400 m² | +$16,411 |
| Bedrooms | this home 3 · comparable 4 | −$13,354 |
| Distance to beach | this home 3.97 km · comparable 4.11 km | +$2,789 |
| Micro-location | this home 0.0337 · comparable 0.0314 | +$2,576 |
| Net adjustment | +$32,720 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 8 October 2026 · 0.65 km away
Sold for
$1,170,000
Adjusted to this home
$1,328,534
| Street | this home 0.1355 · comparable -0.0146 | +$140,494 |
|---|---|---|
| Pool | this home 0 · comparable 1 | −$64,000 |
| Floor area | this home 186 m² · comparable 141.71 m² | +$38,762 |
| Year built | this home 2001 · comparable 1995 | +$22,282 |
| Cladding | this home 3 · comparable 2 | +$20,000 |
| Land size | this home 439 m² · comparable 414 m² | +$10,520 |
| Distance to beach | this home 3.97 km · comparable 3.54 km | −$9,056 |
| Micro-location | this home 0.0337 · comparable 0.0342 | −$468 |
| Net adjustment | +$158,534 |
A further 10 factors were compared and found the same on both properties, so no money moved.
Sold 1 June 2026 · 0.31 km away
Sold for
$1,500,000
Adjusted to this home
$1,561,327
| Street | this home 0.1355 · comparable 0.0232 | +$134,760 |
|---|---|---|
| Land size | this home 439 m² · comparable 640 m² | −$84,581 |
| Floor area | this home 186 m² · comparable 213.39 m² | −$23,972 |
| Cladding | this home 3 · comparable 2 | +$20,000 |
| Micro-location | this home 0.0337 · comparable 0.0233 | +$12,480 |
| Distance to beach | this home 3.97 km · comparable 4.28 km | +$6,354 |
| Year built | this home 2001 · comparable 2002 | −$3,714 |
| Net adjustment | +$61,327 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 5 August 2026 · 0.68 km away
Sold for
$1,150,000
Adjusted to this home
$1,391,942
| Street | this home 0.1355 · comparable -0.0364 | +$149,616 |
|---|---|---|
| Pool | this home 0 · comparable 1 | −$60,547 |
| Floor area | this home 186 m² · comparable 125.33 m² | +$50,234 |
| Condition | this home 7 · comparable 6 | +$43,518 |
| Year built | this home 2001 · comparable 1995 | +$21,079 |
| Cladding | this home 3 · comparable 2 | +$18,921 |
| Micro-location | this home 0.0337 · comparable 0.0123 | +$18,626 |
| Land size | this home 439 m² · comparable 423 m² | +$6,370 |
| Distance to beach | this home 3.97 km · comparable 3.67 km | −$5,875 |
| Net adjustment | +$241,942 |
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.
“Prices are holding for now, but we need to be watching inflation, household spending, and wage growth as leading indicators of where the market moves next.”Will SimpsonFields Real Estate
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 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.
Absorption Rate: 2.2 months
12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)
12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)
12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)
Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)
12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)
12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)
Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.
The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.
The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.
The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.
If you sold today
See the homes buyers can choose from — and the market your home would enter.