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.

28 Pristine Court

Sold 8 October 2026 · 0.64 km away

Sold for

$1,170,000

Adjusted to this home

$1,182,260

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$66,362
Pool	this home 0 · comparable 1	−$60,814
Floor area	this home 122 m² · comparable 141.71 m²	−$43,126
Land size	this home 480 m² · comparable 414 m²	+$29,040
Cladding	this home 3 · comparable 2	+$20,927
Micro-location	this home 0.0433 · comparable 0.0342	+$8,518
Year built	this home 1992 · comparable 1995	−$6,120
Distance to beach	this home 3.66 km · comparable 3.54 km	−$2,527
Net adjustment		+$12,260

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

3 Dorothy Place

Sold 27 March 2026 · 0.22 km away

Sold for

$1,300,000

Adjusted to this home

$1,266,934

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Pool	this home 0 · comparable 1	−$60,814
Land size	this home 480 m² · comparable 410 m²	+$30,800
Cladding	this home 3 · comparable 2	+$20,927
Floor area	this home 122 m² · comparable 129.58 m²	−$16,585
Year built	this home 1992 · comparable 1995	−$6,120
Micro-location	this home 0.0433 · comparable 0.0479	−$4,784
Distance to beach	this home 3.66 km · comparable 3.81 km	+$3,510
Net adjustment		−$33,066

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

4 Pascali Court

Sold 5 August 2026 · 0.55 km away

Sold for

$1,150,000

Adjusted to this home

$1,235,798

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Street	this home 0.0563 · comparable -0.0364	+$85,284
Pool	this home 0 · comparable 1	−$60,814
Micro-location	this home 0.0433 · comparable 0.0123	+$28,520
Land size	this home 480 m² · comparable 423 m²	+$25,080
Cladding	this home 3 · comparable 2	+$20,927
Floor area	this home 122 m² · comparable 125.33 m²	−$7,286
Year built	this home 1992 · comparable 1995	−$6,120
Distance to beach	this home 3.66 km · comparable 3.67 km	+$207
Net adjustment		+$85,798

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.41 km away

Sold for

$1,400,000

Adjusted to this home

$1,365,638

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Pool	this home 0 · comparable 1	−$60,814
Floor area	this home 122 m² · comparable 145 m²	−$50,324
Land size	this home 480 m² · comparable 405 m²	+$33,000
Micro-location	this home 0.0433 · comparable 0.0223	+$23,520
Street	this home 0.0563 · comparable 0.0386	+$19,824
Distance to beach	this home 3.66 km · comparable 3.92 km	+$6,552
Year built	this home 1992 · comparable 1995	−$6,120
Net adjustment		−$34,362

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

31 Roundelay Drive

Sold 30 July 2026 · 0.45 km away

Sold for

$1,380,000

Adjusted to this home

$1,358,444

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Bedrooms	this home 3 · comparable 4	−$99,971
Street	this home 0.0563 · comparable -0.023	+$87,547
Floor area	this home 122 m² · comparable 151.3 m²	−$64,109
Land size	this home 480 m² · comparable 420 m²	+$26,400
Cladding	this home 3 · comparable 2	+$20,927
Micro-location	this home 0.0433 · comparable 0.0311	+$13,469
Year built	this home 1992 · comparable 1994	−$4,080
Distance to beach	this home 3.66 km · comparable 3.59 km	−$1,739
Net adjustment		−$21,556

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

3 Massachusetts Court

Sold 22 July 2026 · 0.80 km away

Sold for

$1,400,000

Adjusted to this home

$1,251,100

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Bedrooms	this home 3 · comparable 4	−$99,971
Pool	this home 0 · comparable 1	−$60,814
Land size	this home 480 m² · comparable 410 m²	+$30,800
Cladding	this home 3 · comparable 2	+$20,927
Micro-location	this home 0.0433 · comparable 0.0574	−$15,792
Distance to beach	this home 3.66 km · comparable 3.1 km	−$14,112
Year built	this home 1992 · comparable 1996	−$8,160
Street	this home 0.0563 · comparable 0.0616	−$5,936
Floor area	this home 122 m² · comparable 120.1 m²	+$4,158
Net adjustment		−$148,900

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

6 Pristine Court

Sold 30 June 2026 · 0.53 km away

Sold for

$1,220,000

Adjusted to this home

$1,312,158

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$69,198
Floor area	this home 122 m² · comparable 143.96 m²	−$48,049
Micro-location	this home 0.0433 · comparable 0.0126	+$29,963
Land size	this home 480 m² · comparable 426 m²	+$23,760
Cladding	this home 3 · comparable 2	+$20,927
Year built	this home 1992 · comparable 1994	−$4,080
Distance to beach	this home 3.66 km · comparable 3.68 km	+$439
Net adjustment		+$92,158

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

8 Cumberland Drive

Sold 3 June 2026 · 0.21 km away

Sold for

$1,415,000

Adjusted to this home

$1,231,336

What we added and subtracted to make this sale comparable to 23 Cumberland Drive
Floor area	this home 122 m² · comparable 167.88 m²	−$100,386
Land size	this home 480 m² · comparable 703 m²	−$98,120
Cladding	this home 3 · comparable 2	+$20,927
Micro-location	this home 0.0433 · comparable 0.0462	−$3,283
Distance to beach	this home 3.66 km · comparable 3.55 km	−$2,802
Net adjustment		−$183,664

A further 12 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 23 Cumberland Drive 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 23 Cumberland Drive 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 →

23 Cumberland Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

28 Pristine Court

3 Dorothy Place

4 Pascali Court

9 Gainsborough Drive

31 Roundelay Drive

3 Massachusetts Court

6 Pristine Court

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 23 Cumberland Drive sit?