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 · 0.29 km away

Sold for

$1,468,000

Adjusted to this home

$1,522,489

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 155 m² · comparable 185.4 m²	−$23,518
Micro-location	this home 0.0329 · comparable 0.0239	+$10,570
Year built	this home 2002 · comparable 2001	+$2,864
Distance to beach	this home 3.99 km · comparable 4.07 km	+$1,621
Land size	this home 498 m² · comparable 500 m²	−$1,048
Net adjustment		+$54,489

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

5 Tourangeau Crescent

Sold 17 November 2025 · 0.09 km away

Sold for

$1,451,000

Adjusted to this home

$1,450,767

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Condition	this home 7 · comparable 9	−$145,100
Street	this home 0.1355 · comparable 0.0453	+$104,704
Land size	this home 498 m² · comparable 400 m²	+$51,352
Floor area	this home 155 m² · comparable 212.8 m²	−$44,714
Bedrooms	this home 4 · comparable 3	+$31,822
Year built	this home 2002 · comparable 2001	+$2,864
Distance to beach	this home 3.99 km · comparable 3.95 km	−$1,045
Micro-location	this home 0.0329 · comparable 0.033	−$116
Net adjustment		−$233

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

11 Grenada Court

Sold 12 June 2026 · 0.88 km away

Sold for

$1,350,000

Adjusted to this home

$1,450,966

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Micro-location	this home 0.0329 · comparable 0.1321	−$107,136
Land size	this home 498 m² · comparable 295 m²	+$106,372
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Bedrooms	this home 4 · comparable 3	+$31,822
Floor area	this home 155 m² · comparable 118.7 m²	+$28,082
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 3.99 km · comparable 4.65 km	+$11,826
Net adjustment		+$100,966

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.46 km away

Sold for

$1,570,000

Adjusted to this home

$1,503,315

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Land size	this home 498 m² · comparable 331 m²	+$87,508
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.0329 · comparable 0.0807	−$60,037
Cladding	this home 3 · comparable 1	+$40,000
Floor area	this home 155 m² · comparable 199 m²	−$34,038
Year built	this home 2002 · comparable 2010	−$22,912
Street	this home 0.1355 · comparable 0.15	−$18,212
Distance to beach	this home 3.99 km · comparable 4.17 km	+$3,806
Net adjustment		−$66,685

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

14 Windemere Crescent

Sold 10 March 2026 · 0.16 km away

Sold for

$1,350,000

Adjusted to this home

$1,474,499

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Water views	this home 0 · comparable 1	−$158,938
Street	this home 0.1355 · comparable 0.0323	+$111,456
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 498 m² · comparable 400 m²	+$51,352
Bedrooms	this home 4 · comparable 3	+$31,822
Floor area	this home 155 m² · comparable 123.36 m²	+$24,477
Distance to beach	this home 3.99 km · comparable 4.12 km	+$2,382
Micro-location	this home 0.0329 · comparable 0.0348	−$2,052
Net adjustment		+$124,499

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

17 North Shore Avenue

Sold 22 April 2026 · 0.24 km away

Sold for

$1,685,000

Adjusted to this home

$1,511,501

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Floor area	this home 155 m² · comparable 289.47 m²	−$104,026
Condition	this home 7 · comparable 8	−$67,400
Land size	this home 498 m² · comparable 411 m²	+$45,588
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 4 · comparable 5	−$31,822
Micro-location	this home 0.0329 · comparable 0.021	+$16,042
Year built	this home 2002 · comparable 2001	+$2,864
Bathrooms	this home 2 · comparable 3	−$2,745
Net adjustment		−$173,499

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

16 South Bay Drive

Sold 9 July 2026 · 0.37 km away

Sold for

$1,250,000

Adjusted to this home

$1,301,012

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Land size	this home 498 m² · comparable 188 m²	+$162,440
Water views	this home 0 · comparable 1	−$158,938
Street	this home 0.1355 · comparable 0.064	+$71,500
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$50,000
Storeys	this home 1 · comparable 2	−$40,000
Bedrooms	this home 4 · comparable 3	+$31,822
Year built	this home 2002 · comparable 2009	−$20,048
Cladding	this home 3 · comparable 2	+$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0329 · comparable 0.0436	−$10,700
Distance to beach	this home 3.99 km · comparable 4.09 km	+$1,710
Floor area	this home 155 m² · comparable 156 m²	−$774
Net adjustment		+$51,012

A further 5 factors were compared and found the same on both properties, so no money moved.

56 Southlake Drive

Sold 21 July 2026 · 0.94 km away

Sold for

$1,660,000

Adjusted to this home

$1,608,388

What we added and subtracted to make this sale comparable to 32 North Shore Avenue
Condition	this home 7 · comparable 9	−$166,000
Street	this home 0.1355 · comparable 0.0515	+$111,552
Land size	this home 498 m² · comparable 432 m²	+$34,584
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 2002 · comparable 1993	+$25,776
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 155 m² · comparable 133 m²	+$17,019
Micro-location	this home 0.0329 · comparable 0.0447	−$15,670
Distance to beach	this home 3.99 km · comparable 3.76 km	−$6,873
Net adjustment		−$51,612

A further 9 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 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 32 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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

14 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 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

5 Tourangeau Crescent

11 Grenada Court

22 Elizabeth Crescent

14 Windemere Crescent

17 North Shore Avenue

16 South Bay Drive

56 Southlake Drive

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