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 · 1.11 km away

Sold for

$1,400,000

Adjusted to this home

$1,373,417

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable 0.0616	+$82,768
Micro-location	this home 0.018 · comparable 0.0574	−$44,128
Car spaces	this home 1 · comparable 2	−$32,000
Land size	this home 350 m² · comparable 410 m²	−$25,248
Distance to beach	this home 4.05 km · comparable 3.1 km	−$23,604
Year built	this home 2001 · comparable 1996	+$18,568
Bedrooms	this home 3 · comparable 4	−$13,354
Floor area	this home 132 m² · comparable 120.1 m²	+$10,415
Net adjustment		−$26,583

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

8 Duxton Dr

Sold 20 May 2026 · 0.09 km away

Sold for

$1,468,000

Adjusted to this home

$1,350,248

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 350 m² · comparable 500 m²	−$63,120
Floor area	this home 132 m² · comparable 185.4 m²	−$46,736
Car spaces	this home 1 · comparable 2	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Bedrooms	this home 3 · comparable 4	−$13,354
Micro-location	this home 0.018 · comparable 0.0239	−$6,929
Distance to beach	this home 4.05 km · comparable 4.07 km	+$387
Net adjustment		−$117,752

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.24 km away

Sold for

$1,500,000

Adjusted to this home

$1,467,975

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable 0.0232	+$134,760
Land size	this home 350 m² · comparable 640 m²	−$122,032
Floor area	this home 132 m² · comparable 213.39 m²	−$71,233
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 1 · comparable 2	−$32,000
Micro-location	this home 0.018 · comparable 0.0233	−$6,360
Distance to beach	this home 4.05 km · comparable 4.28 km	+$4,554
Year built	this home 2001 · comparable 2002	−$3,714
Net adjustment		−$32,025

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

11 Grenada Court

Sold 12 June 2026 · 0.99 km away

Sold for

$1,350,000

Adjusted to this home

$1,300,534

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Micro-location	this home 0.018 · comparable 0.1321	−$123,228
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 1 · comparable 2	−$32,000
Land size	this home 350 m² · comparable 295 m²	+$23,144
Floor area	this home 132 m² · comparable 118.7 m²	+$11,640
Distance to beach	this home 4.05 km · comparable 4.65 km	+$10,692
Year built	this home 2001 · comparable 2002	−$3,714
Net adjustment		−$49,466

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

14 Shorehaven Place

Sold 7 April 2026 · 0.20 km away

Sold for

$1,250,000

Adjusted to this home

$1,351,843

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable -0.0236	+$159,100
Car spaces	this home 1 · comparable 2	−$32,000
Floor area	this home 132 m² · comparable 155 m²	−$20,130
Land size	this home 350 m² · comparable 329 m²	+$8,837
Micro-location	this home 0.018 · comparable 0.0245	−$6,500
Distance to beach	this home 4.05 km · comparable 3.87 km	−$3,750
Year built	this home 2001 · comparable 2002	−$3,714
Net adjustment		+$101,843

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

28 Pristine Court

Sold 8 October 2026 · 0.78 km away

Sold for

$1,170,000

Adjusted to this home

$1,239,724

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Car spaces	this home 1 · comparable 2	−$32,000
Land size	this home 350 m² · comparable 414 m²	−$26,931
Year built	this home 2001 · comparable 1995	+$22,282
Micro-location	this home 0.018 · comparable 0.0342	−$15,163
Distance to beach	this home 4.05 km · comparable 3.54 km	−$10,460
Floor area	this home 132 m² · comparable 141.71 m²	−$8,498
Net adjustment		+$69,724

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

6 Pristine Court

Sold 30 June 2026 · 0.82 km away

Sold for

$1,220,000

Adjusted to this home

$1,379,483

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$146,498
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 1 · comparable 2	−$32,000
Land size	this home 350 m² · comparable 426 m²	−$31,981
Year built	this home 2001 · comparable 1994	+$25,995
Floor area	this home 132 m² · comparable 143.96 m²	−$10,467
Distance to beach	this home 4.05 km · comparable 3.68 km	−$7,832
Micro-location	this home 0.018 · comparable 0.0126	+$5,270
Net adjustment		+$159,483

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

4 Pascali Court

Sold 5 August 2026 · 0.80 km away

Sold for

$1,150,000

Adjusted to this home

$1,271,204

What we added and subtracted to make this sale comparable to 25 North Shore Avenue
Street	this home 0.1355 · comparable -0.0364	+$158,148
Car spaces	this home 1 · comparable 2	−$32,000
Land size	this home 350 m² · comparable 423 m²	−$30,718
Year built	this home 2001 · comparable 1995	+$22,282
Distance to beach	this home 4.05 km · comparable 3.67 km	−$7,590
Floor area	this home 132 m² · comparable 125.33 m²	+$5,838
Micro-location	this home 0.018 · comparable 0.0123	+$5,244
Net adjustment		+$121,204

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 25 North Shore 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 25 North Shore 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 →

25 North Shore Avenue

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

8 Duxton Dr

22 Mapleton Circuit

11 Grenada Court

14 Shorehaven Place

28 Pristine Court

6 Pristine Court

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 25 North Shore Avenue sit?