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.

8 Morea Court

Sold 27 August 2026 · 0.16 km away

Sold for

$1,230,000

Adjusted to this home

$1,224,380

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0187 · comparable 0.0312	−$12,300
Floor area	this home 159 m² · comparable 148.5 m²	+$9,610
Land size	this home 460 m² · comparable 473 m²	−$6,417
Distance to beach	this home 3.82 km · comparable 3.93 km	+$2,435
Year built	this home 2002 · comparable 2001	+$1,052
Net adjustment		−$5,620

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

28 Pristine Court

Sold 8 October 2026 · 0.57 km away

Sold for

$1,170,000

Adjusted to this home

$1,212,675

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Land size	this home 460 m² · comparable 414 m²	+$22,706
Bedrooms	this home 4 · comparable 3	+$17,474
Floor area	this home 159 m² · comparable 141.71 m²	+$15,824
Micro-location	this home 0.0187 · comparable 0.0342	−$14,508
Street	this home -0.0236 · comparable -0.0146	−$8,424
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2002 · comparable 1995	+$7,364
Distance to beach	this home 3.82 km · comparable 3.54 km	−$5,897
Net adjustment		+$42,675

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

3 Massachusetts Court

Sold 22 July 2026 · 0.87 km away

Sold for

$1,400,000

Adjusted to this home

$1,317,818

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Street	this home -0.0236 · comparable 0.0616	−$95,424
Micro-location	this home 0.0187 · comparable 0.0574	−$43,344
Floor area	this home 159 m² · comparable 120.1 m²	+$35,602
Land size	this home 460 m² · comparable 410 m²	+$24,680
Distance to beach	this home 3.82 km · comparable 3.1 km	−$18,144
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2002 · comparable 1996	+$6,312
Net adjustment		−$82,182

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

16 Dartmouth Court

Sold 9 December 2025 · 0.77 km away

Sold for

$1,300,000

Adjusted to this home

$1,296,885

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$52,000
Micro-location	this home 0.0187 · comparable 0.0576	−$40,456
Land size	this home 460 m² · comparable 400 m²	+$29,616
Street	this home -0.0236 · comparable -0.0087	−$15,496
Distance to beach	this home 3.82 km · comparable 3.28 km	−$12,636
Floor area	this home 159 m² · comparable 147.57 m²	+$10,461
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2002 · comparable 1997	+$5,260
Net adjustment		−$3,115

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

31 Roundelay Drive

Sold 30 July 2026 · 0.73 km away

Sold for

$1,380,000

Adjusted to this home

$1,412,078

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,200
Land size	this home 460 m² · comparable 420 m²	+$19,744
Micro-location	this home 0.0187 · comparable 0.0311	−$13,690
Year built	this home 2002 · comparable 1994	+$8,416
Cladding	this home 3 · comparable 2	+$8,136
Floor area	this home 159 m² · comparable 151.3 m²	+$7,047
Distance to beach	this home 3.82 km · comparable 3.59 km	−$5,713
Street	this home -0.0236 · comparable -0.023	−$662
Net adjustment		+$32,078

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

4 Pascali Court

Sold 5 August 2026 · 0.63 km away

Sold for

$1,150,000

Adjusted to this home

$1,292,610

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Condition	this home 7 · comparable 6	+$46,000
Floor area	this home 159 m² · comparable 125.33 m²	+$30,814
Land size	this home 460 m² · comparable 423 m²	+$18,263
Bedrooms	this home 4 · comparable 3	+$17,474
Street	this home -0.0236 · comparable -0.0364	+$11,776
Cladding	this home 3 · comparable 2	+$8,136
Year built	this home 2002 · comparable 1995	+$7,364
Micro-location	this home 0.0187 · comparable 0.0123	+$5,888
Distance to beach	this home 3.82 km · comparable 3.67 km	−$3,105
Net adjustment		+$142,610

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

14 Shorehaven Place

Sold 7 April 2026 · 0.04 km away

Sold for

$1,250,000

Adjusted to this home

$1,339,258

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Land size	this home 460 m² · comparable 329 m²	+$64,662
Bedrooms	this home 4 · comparable 3	+$17,474
Cladding	this home 3 · comparable 2	+$8,136
Micro-location	this home 0.0187 · comparable 0.0245	−$5,800
Floor area	this home 159 m² · comparable 155 m²	+$3,661
Distance to beach	this home 3.82 km · comparable 3.87 km	+$1,125
Net adjustment		+$89,258

A further 12 factors were compared and found the same on both properties, so no money moved.

13 Acklin Court

Sold 2 September 2026 · 0.92 km away

Sold for

$1,110,000

Adjusted to this home

$1,186,067

What we added and subtracted to make this sale comparable to 23 Shorehaven Place
Micro-location	this home 0.0187 · comparable 0.1014	−$73,438
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 460 m² · comparable 375 m²	+$41,956
Floor area	this home 159 m² · comparable 137 m²	+$20,134
Bedrooms	this home 4 · comparable 3	+$17,474
Distance to beach	this home 3.82 km · comparable 4.16 km	+$5,941
Net adjustment		+$76,067

A further 11 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 Shorehaven Place 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 Shorehaven Place 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 Shorehaven Place

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

8 Morea Court

28 Pristine Court

3 Massachusetts Court

16 Dartmouth Court

31 Roundelay Drive

4 Pascali Court

14 Shorehaven Place

13 Acklin Court

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