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 · 0.38 km away

Sold for

$1,170,000

Adjusted to this home

$1,124,499

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Floor area	this home 110 m² · comparable 141.71 m²	−$77,499
Street	this home 0.0616 · comparable -0.0146	+$71,323
Condition	this home 6 · comparable 7	−$46,800
Pool	this home 0 · comparable 1	−$43,751
Micro-location	this home 0.054 · comparable 0.0342	+$18,533
Land size	this home 449 m² · comparable 414 m²	+$15,400
Year built	this home 1997 · comparable 1995	+$7,666
Distance to beach	this home 3.2 km · comparable 3.54 km	+$7,161
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$45,501

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

4 Pascali Court

Sold 5 August 2026 · 0.48 km away

Sold for

$1,150,000

Adjusted to this home

$1,228,608

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Street	this home 0.0616 · comparable -0.0364	+$90,160
Pool	this home 0 · comparable 1	−$43,751
Micro-location	this home 0.054 · comparable 0.0123	+$38,364
Floor area	this home 110 m² · comparable 125.33 m²	−$37,466
Land size	this home 449 m² · comparable 423 m²	+$11,440
Distance to beach	this home 3.2 km · comparable 3.67 km	+$9,729
Year built	this home 1997 · comparable 1995	+$7,666
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$78,608

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

14 Shorehaven Place

Sold 7 April 2026 · 0.92 km away

Sold for

$1,250,000

Adjusted to this home

$1,212,146

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Floor area	this home 110 m² · comparable 155 m²	−$109,980
Street	this home 0.0616 · comparable -0.0236	+$85,200
Land size	this home 449 m² · comparable 329 m²	+$52,800
Condition	this home 6 · comparable 7	−$50,000
Pool	this home 0 · comparable 1	−$43,751
Micro-location	this home 0.054 · comparable 0.0245	+$29,500
Year built	this home 1997 · comparable 2002	−$19,164
Distance to beach	this home 3.2 km · comparable 3.87 km	+$15,075
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$37,854

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

31 Roundelay Drive

Sold 30 July 2026 · 0.39 km away

Sold for

$1,380,000

Adjusted to this home

$1,199,466

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Bedrooms	this home 3 · comparable 4	−$124,288
Condition	this home 6 · comparable 8	−$110,400
Floor area	this home 110 m² · comparable 151.3 m²	−$100,938
Street	this home 0.0616 · comparable -0.023	+$93,398
Micro-location	this home 0.054 · comparable 0.0311	+$25,282
Land size	this home 449 m² · comparable 420 m²	+$12,760
Year built	this home 1997 · comparable 1994	+$11,498
Distance to beach	this home 3.2 km · comparable 3.59 km	+$9,688
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$180,534

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

3 Dorothy Place

Sold 27 March 2026 · 0.69 km away

Sold for

$1,300,000

Adjusted to this home

$1,256,305

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Floor area	this home 110 m² · comparable 129.58 m²	−$47,854
Pool	this home 0 · comparable 1	−$43,751
Land size	this home 449 m² · comparable 410 m²	+$17,160
Distance to beach	this home 3.2 km · comparable 3.81 km	+$14,274
Year built	this home 1997 · comparable 1995	+$7,666
Micro-location	this home 0.054 · comparable 0.0479	+$6,344
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$43,695

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

6 Pristine Court

Sold 30 June 2026 · 0.48 km away

Sold for

$1,220,000

Adjusted to this home

$1,286,404

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Floor area	this home 110 m² · comparable 143.96 m²	−$82,998
Street	this home 0.0616 · comparable -0.0146	+$74,371
Micro-location	this home 0.054 · comparable 0.0126	+$40,406
Year built	this home 1997 · comparable 1994	+$11,498
Distance to beach	this home 3.2 km · comparable 3.68 km	+$10,541
Land size	this home 449 m² · comparable 426 m²	+$10,120
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		+$66,404

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

3 Massachusetts Court

Sold 22 July 2026 · 0.16 km away

Sold for

$1,400,000

Adjusted to this home

$1,168,408

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Bedrooms	this home 3 · comparable 4	−$124,288
Condition	this home 6 · comparable 7	−$56,000
Pool	this home 0 · comparable 1	−$43,751
Floor area	this home 110 m² · comparable 120.1 m²	−$24,684
Land size	this home 449 m² · comparable 410 m²	+$17,160
Year built	this home 1997 · comparable 1996	+$3,833
Micro-location	this home 0.054 · comparable 0.0574	−$3,808
Distance to beach	this home 3.2 km · comparable 3.1 km	−$2,520
Cladding	this home 3 · comparable 2	+$2,466
Net adjustment		−$231,592

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

30 South Bay Drive

Sold 17 June 2026 · 0.93 km away

Sold for

$1,015,000

Adjusted to this home

$1,063,751

What we added and subtracted to make this sale comparable to 23 Massachusetts Court
Land size	this home 449 m² · comparable 125 m²	+$142,560
Condition	this home 6 · comparable 8	−$81,200
Year built	this home 1997 · comparable 2010	−$49,826
Car spaces	this home 2 · comparable 1	+$19,814
Storeys	this home 1 · comparable 2	−$16,528
Distance to beach	this home 3.2 km · comparable 4.11 km	+$16,090
Micro-location	this home 0.054 · comparable 0.0432	+$8,770
Floor area	this home 110 m² · comparable 106.5 m²	+$8,554
Cladding	this home 3 · comparable 2	+$2,466
Street	this home 0.0616 · comparable 0.064	−$1,949
Net adjustment		+$48,751

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 23 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 23 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

18 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 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

28 Pristine Court

4 Pascali Court

14 Shorehaven Place

31 Roundelay Drive

3 Dorothy Place

6 Pristine Court

3 Massachusetts Court

30 South Bay Drive

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