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 · 1.15 km away

Sold for

$1,515,000

Adjusted to this home

$1,476,922

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Condition	this home 7 · comparable 9	−$151,500
Floor area	this home 200 m² · comparable 151 m²	+$108,584
Distance to beach	this home 2.85 km · comparable 3.98 km	+$30,815
Cladding	this home 2 · comparable 4	−$14,656
Year built	this home 1995 · comparable 1999	−$9,760
Land size	this home 504 m² · comparable 570 m²	−$3,379
Micro-location	this home 0.0589 · comparable 0.0574	+$1,818
Net adjustment		−$38,078

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

31 Roundelay Drive

Sold 30 July 2026 · 0.75 km away

Sold for

$1,380,000

Adjusted to this home

$1,544,416

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Floor area	this home 200 m² · comparable 151.3 m²	+$107,919
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.0589 · comparable 0.0311	+$30,691
Pool	this home 1 · comparable 0	+$30,470
Car spaces	this home 4 · comparable 2	+$25,413
Distance to beach	this home 2.85 km · comparable 3.59 km	+$18,382
Land size	this home 504 m² · comparable 420 m²	+$4,301
Year built	this home 1995 · comparable 1994	+$2,440
Net adjustment		+$164,416

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

5 Pristine Court

Sold 21 November 2025 · 0.87 km away

Sold for

$1,490,000

Adjusted to this home

$1,480,310

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Condition	this home 7 · comparable 8	−$59,600
Floor area	this home 200 m² · comparable 225 m²	−$55,400
Micro-location	this home 0.0589 · comparable 0.0136	+$53,998
Car spaces	this home 4 · comparable 2	+$25,413
Distance to beach	this home 2.85 km · comparable 3.71 km	+$23,065
Land size	this home 504 m² · comparable 401 m²	+$5,274
Year built	this home 1995 · comparable 1996	−$2,440
Net adjustment		−$9,690

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

18 Massachusetts Court

Sold 9 July 2026 · 0.27 km away

Sold for

$1,450,000

Adjusted to this home

$1,595,086

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Floor area	this home 200 m² · comparable 137 m²	+$139,608
Car spaces	this home 4 · comparable 2	+$25,413
Micro-location	this home 0.0589 · comparable 0.0654	−$7,540
Cladding	this home 2 · comparable 3	−$7,328
Land size	this home 504 m² · comparable 630 m²	−$6,451
Distance to beach	this home 2.85 km · comparable 3.09 km	+$6,264
Year built	this home 1995 · comparable 1997	−$4,880
Net adjustment		+$145,086

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

52 Warbler Parade

Sold 15 December 2025 · 0.33 km away

Sold for

$1,425,000

Adjusted to this home

$1,500,488

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Pool	this home 1 · comparable 0	+$30,470
Floor area	this home 200 m² · comparable 187.1 m²	+$28,586
Car spaces	this home 4 · comparable 2	+$25,413
Micro-location	this home 0.0589 · comparable 0.0516	+$8,322
Distance to beach	this home 2.85 km · comparable 2.54 km	−$7,951
Land size	this home 504 m² · comparable 639 m²	−$6,912
Year built	this home 1995 · comparable 1996	−$2,440
Net adjustment		+$75,488

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

3 Massachusetts Court

Sold 22 July 2026 · 0.35 km away

Sold for

$1,400,000

Adjusted to this home

$1,612,824

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Floor area	this home 200 m² · comparable 120.1 m²	+$177,058
Car spaces	this home 4 · comparable 2	+$25,413
Distance to beach	this home 2.85 km · comparable 3.1 km	+$6,300
Land size	this home 504 m² · comparable 410 m²	+$4,813
Year built	this home 1995 · comparable 1996	−$2,440
Micro-location	this home 0.0589 · comparable 0.0574	+$1,680
Net adjustment		+$212,824

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

16 Stanford Avenue

Sold 25 September 2026 · 0.05 km away

Sold for

$1,185,000

Adjusted to this home

$1,464,924

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Bedrooms	this home 4 · comparable 3	+$127,237
Floor area	this home 200 m² · comparable 149.41 m²	+$112,107
Pool	this home 1 · comparable 0	+$30,470
Car spaces	this home 4 · comparable 2	+$25,413
Micro-location	this home 0.0589 · comparable 0.0704	−$10,902
Cladding	this home 2 · comparable 3	−$7,328
Land size	this home 504 m² · comparable 420 m²	+$4,301
Year built	this home 1995 · comparable 1996	−$2,440
Distance to beach	this home 2.85 km · comparable 2.9 km	+$1,066
Net adjustment		+$279,924

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

56 Southlake Drive

Sold 21 July 2026 · 0.92 km away

Sold for

$1,660,000

Adjusted to this home

$1,682,464

What we added and subtracted to make this sale comparable to 22 Stanford Avenue
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 200 m² · comparable 133 m²	+$148,472
Distance to beach	this home 2.85 km · comparable 3.76 km	+$27,190
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0589 · comparable 0.0447	+$18,858
Car spaces	this home 4 · comparable 3	+$12,706
Cladding	this home 2 · comparable 3	−$7,328
Year built	this home 1995 · comparable 1993	+$4,880
Land size	this home 504 m² · comparable 432 m²	+$3,686
Net adjustment		+$22,464

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 Stanford 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 22 Stanford 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

19 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 Stanford Avenue

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

31 Roundelay Drive

5 Pristine Court

18 Massachusetts Court

52 Warbler Parade

3 Massachusetts Court

16 Stanford Avenue

56 Southlake Drive

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