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 · 0.32 km away

Sold for

$1,400,000

Adjusted to this home

$1,420,177

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 410 m²	+$105,822
Pool	this home 0 · comparable 1	−$101,244
Micro-location	this home 0.0335 · comparable 0.0574	−$26,768
Floor area	this home 137 m² · comparable 120.1 m²	+$23,227
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.39 km · comparable 3.1 km	−$7,308
Year built	this home 1998 · comparable 1996	+$6,448
Net adjustment		+$20,177

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

14 Windemere Crescent

Sold 10 March 2026 · 0.81 km away

Sold for

$1,350,000

Adjusted to this home

$1,356,089

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Water views	this home 0 · comparable 1	−$152,214
Land size	this home 661 m² · comparable 400 m²	+$110,038
Bedrooms	this home 4 · comparable 3	+$26,856
Floor area	this home 137 m² · comparable 123.36 m²	+$18,747
Distance to beach	this home 3.39 km · comparable 4.12 km	+$16,962
Year built	this home 1998 · comparable 2002	−$12,896
Micro-location	this home 0.0335 · comparable 0.0348	−$1,404
Net adjustment		+$6,089

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

8 Morea Court

Sold 27 August 2026 · 0.60 km away

Sold for

$1,230,000

Adjusted to this home

$1,234,002

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 473 m²	+$79,261
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 137 m² · comparable 148.5 m²	−$15,806
Distance to beach	this home 3.39 km · comparable 3.93 km	+$11,956
Year built	this home 1998 · comparable 2001	−$9,672
Micro-location	this home 0.0335 · comparable 0.0312	+$2,263
Net adjustment		+$4,002

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

28 Pristine Court

Sold 8 October 2026 · 0.21 km away

Sold for

$1,170,000

Adjusted to this home

$1,225,449

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 414 m²	+$104,135
Pool	this home 0 · comparable 1	−$101,244
Bedrooms	this home 4 · comparable 3	+$26,856
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1998 · comparable 1995	+$9,672
Floor area	this home 137 m² · comparable 141.71 m²	−$6,474
Distance to beach	this home 3.39 km · comparable 3.54 km	+$3,159
Micro-location	this home 0.0335 · comparable 0.0342	−$655
Net adjustment		+$55,449

A further 9 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

$1,447,266

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 420 m²	+$101,606
Condition	this home 7 · comparable 8	−$55,200
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 137 m² · comparable 151.3 m²	−$19,654
Year built	this home 1998 · comparable 1994	+$12,896
Distance to beach	this home 3.39 km · comparable 3.59 km	+$4,968
Micro-location	this home 0.0335 · comparable 0.0311	+$2,650
Net adjustment		+$67,266

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

16 Stanford Avenue

Sold 25 September 2026 · 0.64 km away

Sold for

$1,185,000

Adjusted to this home

$1,257,421

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 420 m²	+$101,606
Micro-location	this home 0.0335 · comparable 0.0704	−$34,981
Bedrooms	this home 4 · comparable 3	+$26,856
Floor area	this home 137 m² · comparable 149.41 m²	−$17,056
Distance to beach	this home 3.39 km · comparable 2.9 km	−$10,452
Year built	this home 1998 · comparable 1996	+$6,448
Net adjustment		+$72,421

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

14 Shorehaven Place

Sold 7 April 2026 · 0.59 km away

Sold for

$1,250,000

Adjusted to this home

$1,317,748

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Land size	this home 661 m² · comparable 329 m²	+$139,971
Pool	this home 0 · comparable 1	−$101,244
Bedrooms	this home 4 · comparable 3	+$26,856
Floor area	this home 137 m² · comparable 155 m²	−$24,739
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 1998 · comparable 2002	−$12,896
Distance to beach	this home 3.39 km · comparable 3.87 km	+$10,800
Micro-location	this home 0.0335 · comparable 0.0245	+$9,000
Net adjustment		+$67,748

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

4 Pascali Court

Sold 5 August 2026 · 0.37 km away

Sold for

$1,150,000

Adjusted to this home

$1,292,964

What we added and subtracted to make this sale comparable to 22 Vanderbilt Court
Pool	this home 0 · comparable 1	−$101,244
Land size	this home 661 m² · comparable 423 m²	+$100,341
Condition	this home 7 · comparable 6	+$46,000
Bedrooms	this home 4 · comparable 3	+$26,856
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0335 · comparable 0.0123	+$19,504
Floor area	this home 137 m² · comparable 125.33 m²	+$16,039
Year built	this home 1998 · comparable 1995	+$9,672
Distance to beach	this home 3.39 km · comparable 3.67 km	+$5,796
Net adjustment		+$142,964

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 Vanderbilt 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 Vanderbilt 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.

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22 Vanderbilt 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

14 Windemere Crescent

8 Morea Court

28 Pristine Court

31 Roundelay Drive

16 Stanford Avenue

14 Shorehaven Place

4 Pascali Court

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