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 Pascali Court

Sold 5 August 2026 · 0.59 km away

Sold for

$1,150,000

Adjusted to this home

$1,146,709

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Street	this home 0.0563 · comparable -0.0364	+$85,284
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Micro-location	this home 0.0448 · comparable 0.0123	+$29,900
Land size	this home 478 m² · comparable 423 m²	+$8,360
Floor area	this home 122 m² · comparable 125.33 m²	−$5,815
Year built	this home 1993 · comparable 1995	−$4,813
Distance to beach	this home 3.68 km · comparable 3.67 km	−$207
Net adjustment		−$3,291

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

6 Pristine Court

Sold 30 June 2026 · 0.58 km away

Sold for

$1,220,000

Adjusted to this home

$1,235,772

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$69,198
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 122 m² · comparable 143.96 m²	−$38,351
Micro-location	this home 0.0448 · comparable 0.0126	+$31,427
Land size	this home 478 m² · comparable 426 m²	+$7,904
Year built	this home 1993 · comparable 1994	−$2,406
Net adjustment		+$15,772

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,171,586

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 122 m² · comparable 145 m²	−$40,167
Micro-location	this home 0.0448 · comparable 0.0223	+$25,200
Street	this home 0.0563 · comparable 0.0386	+$19,824
Cladding	this home 2 · comparable 3	−$17,602
Land size	this home 478 m² · comparable 405 m²	+$11,096
Distance to beach	this home 3.68 km · comparable 3.92 km	+$6,048
Year built	this home 1993 · comparable 1995	−$4,813
Net adjustment		−$228,414

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

3 Dorothy Place

Sold 27 March 2026 · 0.24 km away

Sold for

$1,300,000

Adjusted to this home

$1,176,103

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 122 m² · comparable 129.58 m²	−$13,238
Land size	this home 478 m² · comparable 410 m²	+$10,336
Year built	this home 1993 · comparable 1995	−$4,813
Micro-location	this home 0.0448 · comparable 0.0479	−$3,224
Distance to beach	this home 3.68 km · comparable 3.81 km	+$3,042
Net adjustment		−$123,897

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

31 Roundelay Drive

Sold 30 July 2026 · 0.50 km away

Sold for

$1,380,000

Adjusted to this home

$1,168,573

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Condition	this home 6 · comparable 8	−$110,400
Bedrooms	this home 3 · comparable 4	−$104,704
Street	this home 0.0563 · comparable -0.023	+$87,547
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 122 m² · comparable 151.3 m²	−$51,170
Micro-location	this home 0.0448 · comparable 0.0311	+$15,125
Land size	this home 478 m² · comparable 420 m²	+$8,816
Year built	this home 1993 · comparable 1994	−$2,406
Distance to beach	this home 3.68 km · comparable 3.59 km	−$2,235
Net adjustment		−$211,427

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

28 Pristine Court

Sold 8 October 2026 · 0.69 km away

Sold for

$1,170,000

Adjusted to this home

$1,051,028

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$66,362
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 1 · comparable 2	−$52,000
Condition	this home 6 · comparable 7	−$46,800
Floor area	this home 122 m² · comparable 141.71 m²	−$34,422
Micro-location	this home 0.0448 · comparable 0.0342	+$9,922
Land size	this home 478 m² · comparable 414 m²	+$9,728
Year built	this home 1993 · comparable 1995	−$4,813
Distance to beach	this home 3.68 km · comparable 3.54 km	−$2,949
Net adjustment		−$118,972

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

39 Brier Crescent

Sold 16 May 2026 · 0.87 km away

Sold for

$1,302,000

Adjusted to this home

$1,141,074

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Condition	this home 6 · comparable 8	−$104,160
Street	this home 0.0563 · comparable -0.0225	+$82,078
Bathrooms	this home 1 · comparable 2	−$52,000
Year built	this home 1993 · comparable 2013	−$48,128
Land size	this home 478 m² · comparable 708 m²	−$34,960
Floor area	this home 122 m² · comparable 141 m²	−$33,182
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.0448 · comparable 0.0157	+$30,310
Cladding	this home 2 · comparable 1	+$17,602
Distance to beach	this home 3.68 km · comparable 4.35 km	+$13,514
Net adjustment		−$160,926

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

8 Cumberland Drive

Sold 3 June 2026 · 0.19 km away

Sold for

$1,415,000

Adjusted to this home

$1,189,585

What we added and subtracted to make this sale comparable to 32 Cumberland Drive
Floor area	this home 122 m² · comparable 167.88 m²	−$80,125
Condition	this home 6 · comparable 7	−$56,600
Bathrooms	this home 1 · comparable 2	−$52,000
Land size	this home 478 m² · comparable 703 m²	−$34,200
Distance to beach	this home 3.68 km · comparable 3.55 km	−$3,311
Year built	this home 1993 · comparable 1992	+$2,406
Micro-location	this home 0.0448 · comparable 0.0462	−$1,585
Net adjustment		−$225,415

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 32 Cumberland Drive 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 32 Cumberland Drive 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 →

32 Cumberland Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Pascali Court

6 Pristine Court

9 Gainsborough Drive

3 Dorothy Place

31 Roundelay Drive

28 Pristine Court

39 Brier Crescent

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Cumberland Drive sit?