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.

4 Barbie Avenue

Sold 5 August 2026 · 1.02 km away

Sold for

$1,515,000

Adjusted to this home

$1,607,622

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 151 m²	+$165,952
Condition	this home 8 · comparable 9	−$90,900
Bathrooms	this home 3 · comparable 2	+$75,002
Pool	this home 0 · comparable 1	−$28,366
Distance to beach	this home 2.98 km · comparable 3.98 km	+$27,270
Car spaces	this home 2 · comparable 4	−$24,746
Year built	this home 1994 · comparable 1999	−$23,336
Micro-location	this home 0.0747 · comparable 0.0574	+$20,968
Cladding	this home 3 · comparable 4	−$20,000
Land size	this home 439 m² · comparable 570 m²	−$9,222
Net adjustment		+$92,622

A further 7 factors were compared and found the same on both properties, so no money moved.

32 Warbler Parade

Sold 5 December 2025 · 0.32 km away

Sold for

$1,580,000

Adjusted to this home

$1,666,515

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Condition	this home 8 · comparable 9	−$94,800
Street	this home 0.1431 · comparable 0.0764	+$84,309
Bathrooms	this home 3 · comparable 2	+$75,002
Floor area	this home 231 m² · comparable 205.68 m²	+$52,524
Micro-location	this home 0.0747 · comparable 0.0499	+$31,347
Pool	this home 0 · comparable 1	−$28,366
Land size	this home 439 m² · comparable 653 m²	−$15,066
Year built	this home 1994 · comparable 1996	−$9,334
Distance to beach	this home 2.98 km · comparable 2.66 km	−$9,101
Net adjustment		+$86,515

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

3 Massachusetts Court

Sold 22 July 2026 · 0.29 km away

Sold for

$1,400,000

Adjusted to this home

$1,705,342

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 120.1 m²	+$153,014
Street	this home 0.1431 · comparable 0.0616	+$60,713
Bathrooms	this home 3 · comparable 2	+$49,886
Condition	this home 8 · comparable 7	+$37,247
Pool	this home 0 · comparable 1	−$18,867
Cladding	this home 3 · comparable 2	+$13,302
Micro-location	this home 0.0747 · comparable 0.0574	+$12,887
Year built	this home 1994 · comparable 1996	−$6,209
Distance to beach	this home 2.98 km · comparable 3.1 km	+$2,011
Land size	this home 439 m² · comparable 410 m²	+$1,358
Net adjustment		+$305,342

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

16 Stanford Avenue

Sold 25 September 2026 · 0.08 km away

Sold for

$1,185,000

Adjusted to this home

$1,476,155

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 149.41 m²	+$122,353
Bedrooms	this home 4 · comparable 3	+$84,385
Bathrooms	this home 3 · comparable 2	+$54,219
Condition	this home 8 · comparable 7	+$34,266
Year built	this home 1994 · comparable 1996	−$6,748
Micro-location	this home 0.0747 · comparable 0.0704	+$2,947
Distance to beach	this home 2.98 km · comparable 2.9 km	−$1,234
Land size	this home 439 m² · comparable 420 m²	+$967
Net adjustment		+$291,155

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

8 Cumberland Drive

Sold 3 June 2026 · 0.72 km away

Sold for

$1,415,000

Adjusted to this home

$1,760,636

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 167.88 m²	+$84,582
Bedrooms	this home 4 · comparable 3	+$75,406
Street	this home 0.1431 · comparable 0.0563	+$63,473
Bathrooms	this home 3 · comparable 2	+$48,450
Condition	this home 8 · comparable 7	+$36,562
Micro-location	this home 0.0747 · comparable 0.0462	+$20,841
Cladding	this home 3 · comparable 2	+$12,920
Land size	this home 439 m² · comparable 703 m²	−$12,006
Distance to beach	this home 2.98 km · comparable 3.55 km	+$9,378
Year built	this home 1994 · comparable 1992	+$6,030
Net adjustment		+$345,636

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

28 Pristine Court

Sold 8 October 2026 · 0.64 km away

Sold for

$1,170,000

Adjusted to this home

$1,431,067

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 141.71 m²	+$79,299
Street	this home 0.1431 · comparable -0.0146	+$63,194
Bedrooms	this home 4 · comparable 3	+$49,975
Bathrooms	this home 3 · comparable 2	+$32,110
Condition	this home 8 · comparable 7	+$20,036
Micro-location	this home 0.0747 · comparable 0.0342	+$16,230
Pool	this home 0 · comparable 1	−$12,144
Cladding	this home 3 · comparable 2	+$8,562
Distance to beach	this home 2.98 km · comparable 3.54 km	+$5,049
Year built	this home 1994 · comparable 1995	−$1,998
Land size	this home 439 m² · comparable 414 m²	+$754
Net adjustment		+$261,067

A further 7 factors were compared and found the same on both properties, so no money moved.

8 Morea Court

Sold 27 August 2026 · 1.16 km away

Sold for

$1,230,000

Adjusted to this home

$1,529,367

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Floor area	this home 231 m² · comparable 148.5 m²	+$171,138
Bathrooms	this home 3 · comparable 2	+$75,002
Condition	this home 8 · comparable 7	+$49,200
Micro-location	this home 0.0747 · comparable 0.0312	+$42,804
Year built	this home 1994 · comparable 2001	−$32,670
Car spaces	this home 2 · comparable 4	−$24,746
Distance to beach	this home 2.98 km · comparable 3.93 km	+$21,033
Land size	this home 439 m² · comparable 473 m²	−$2,394
Net adjustment		+$299,367

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

25 Pristine Court

Sold 27 July 2026 · 0.61 km away

Sold for

$1,477,500

Adjusted to this home

$1,832,101

What we added and subtracted to make this sale comparable to 28 Notre Dame Court
Street	this home 0.1431 · comparable -0.0146	+$94,058
Floor area	this home 231 m² · comparable 142 m²	+$93,159
Bedrooms	this home 4 · comparable 3	+$58,902
Bathrooms	this home 3 · comparable 2	+$37,846
Condition	this home 8 · comparable 7	+$29,822
Micro-location	this home 0.0747 · comparable 0.0287	+$27,436
Cladding	this home 3 · comparable 2	+$10,092
Distance to beach	this home 2.98 km · comparable 3.56 km	+$7,783
Year built	this home 1994 · comparable 1996	−$4,710
Land size	this home 439 m² · comparable 433 m²	+$213
Net adjustment		+$354,601

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 28 Notre Dame 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 28 Notre Dame 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

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 →

28 Notre Dame Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Barbie Avenue

32 Warbler Parade

3 Massachusetts Court

16 Stanford Avenue

8 Cumberland Drive

28 Pristine Court

8 Morea Court

25 Pristine Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 28 Notre Dame Court sit?