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 Duxton Dr

Sold 20 May 2026 · 0.25 km away

Sold for

$1,468,000

Adjusted to this home

$1,437,748

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Land size	this home 350 m² · comparable 500 m²	−$65,760
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 146 m² · comparable 185.4 m²	−$38,013
Micro-location	this home 0.0318 · comparable 0.0239	+$9,278
Bedrooms	this home 3 · comparable 4	−$5,778
Year built	this home 2002 · comparable 2001	+$3,872
Distance to beach	this home 3.97 km · comparable 4.07 km	+$2,149
Net adjustment		−$30,252

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

11 Grenada Court

Sold 12 June 2026 · 0.93 km away

Sold for

$1,350,000

Adjusted to this home

$1,334,439

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Micro-location	this home 0.0318 · comparable 0.1321	−$108,324
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 146 m² · comparable 118.7 m²	+$26,339
Land size	this home 350 m² · comparable 295 m²	+$24,112
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.97 km · comparable 4.65 km	+$12,312
Net adjustment		−$15,561

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

12 Windemere Crescent

Sold 15 December 2025 · 0.14 km away

Sold for

$1,400,000

Adjusted to this home

$1,434,104

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Condition	this home 7 · comparable 9	−$140,000
Street	this home 0.1355 · comparable 0.0323	+$115,584
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 350 m² · comparable 400 m²	−$21,920
Floor area	this home 146 m² · comparable 130.34 m²	+$15,109
Bedrooms	this home 3 · comparable 4	−$5,778
Year built	this home 2002 · comparable 2001	+$3,872
Distance to beach	this home 3.97 km · comparable 4.11 km	+$2,789
Micro-location	this home 0.0318 · comparable 0.0314	+$448
Net adjustment		+$34,104

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

14 Windemere Crescent

Sold 10 March 2026 · 0.15 km away

Sold for

$1,350,000

Adjusted to this home

$1,307,140

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Water views	this home 0 · comparable 1	−$217,866
Street	this home 0.1355 · comparable 0.0323	+$111,456
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 350 m² · comparable 400 m²	−$21,920
Floor area	this home 146 m² · comparable 123.36 m²	+$21,843
Micro-location	this home 0.0318 · comparable 0.0348	−$3,240
Distance to beach	this home 3.97 km · comparable 4.12 km	+$2,867
Net adjustment		−$42,860

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

28 Pristine Court

Sold 8 October 2026 · 0.63 km away

Sold for

$1,170,000

Adjusted to this home

$1,322,377

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Land size	this home 350 m² · comparable 414 m²	−$28,058
Year built	this home 2002 · comparable 1995	+$27,104
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.97 km · comparable 3.54 km	−$9,056
Floor area	this home 146 m² · comparable 141.71 m²	+$4,139
Micro-location	this home 0.0318 · comparable 0.0342	−$2,246
Net adjustment		+$152,377

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.31 km away

Sold for

$1,500,000

Adjusted to this home

$1,543,160

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Street	this home 0.1355 · comparable 0.0232	+$134,760
Land size	this home 350 m² · comparable 640 m²	−$127,136
Floor area	this home 146 m² · comparable 213.39 m²	−$65,018
Pool	this home 1 · comparable 0	+$64,000
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0318 · comparable 0.0233	+$10,200
Distance to beach	this home 3.97 km · comparable 4.28 km	+$6,354
Net adjustment		+$43,160

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.52 km away

Sold for

$1,570,000

Adjusted to this home

$1,392,383

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.0318 · comparable 0.0807	−$61,418
Floor area	this home 146 m² · comparable 199 m²	−$51,134
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$30,976
Street	this home 0.1355 · comparable 0.15	−$18,212
Land size	this home 350 m² · comparable 331 m²	+$8,330
Bedrooms	this home 3 · comparable 4	−$5,778
Distance to beach	this home 3.97 km · comparable 4.17 km	+$4,371
Net adjustment		−$177,617

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

4 Pascali Court

Sold 5 August 2026 · 0.65 km away

Sold for

$1,150,000

Adjusted to this home

$1,391,369

What we added and subtracted to make this sale comparable to 26 North Shore Avenue
Street	this home 0.1355 · comparable -0.0364	+$152,129
Condition	this home 7 · comparable 6	+$44,249
Land size	this home 350 m² · comparable 423 m²	−$30,785
Year built	this home 2002 · comparable 1995	+$26,072
Cladding	this home 3 · comparable 2	+$19,238
Floor area	this home 146 m² · comparable 125.33 m²	+$19,183
Micro-location	this home 0.0318 · comparable 0.0123	+$17,257
Distance to beach	this home 3.97 km · comparable 3.67 km	−$5,974
Net adjustment		+$241,369

A further 10 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 26 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 26 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

16 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 →

26 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

8 Duxton Dr

11 Grenada Court

12 Windemere Crescent

14 Windemere Crescent

28 Pristine Court

22 Mapleton Circuit

22 Elizabeth Crescent

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 26 North Shore Avenue sit?