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 · 0.27 km away

Sold for

$1,400,000

Adjusted to this home

$1,428,288

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Bedrooms	this home 3 · comparable 4	−$127,237
Street	this home 0.1431 · comparable 0.0616	+$91,280
Floor area	this home 156 m² · comparable 120.1 m²	+$79,554
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0708 · comparable 0.0574	+$15,008
Year built	this home 1994 · comparable 1996	−$4,880
Land size	this home 464 m² · comparable 410 m²	+$2,765
Distance to beach	this home 3.01 km · comparable 3.1 km	+$2,268
Net adjustment		+$28,288

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

18 Massachusetts Court

Sold 9 July 2026 · 0.16 km away

Sold for

$1,450,000

Adjusted to this home

$1,414,142

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Bedrooms	this home 3 · comparable 4	−$127,237
Street	this home 0.1431 · comparable 0.0616	+$94,540
Floor area	this home 156 m² · comparable 137 m²	+$42,104
Pool	this home 0 · comparable 1	−$30,470
Land size	this home 464 m² · comparable 630 m²	−$8,499
Cladding	this home 2 · comparable 3	−$7,328
Year built	this home 1994 · comparable 1997	−$7,320
Micro-location	this home 0.0708 · comparable 0.0654	+$6,264
Distance to beach	this home 3.01 km · comparable 3.09 km	+$2,088
Net adjustment		−$35,858

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

31 Roundelay Drive

Sold 30 July 2026 · 0.59 km away

Sold for

$1,380,000

Adjusted to this home

$1,507,041

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Street	this home 0.1431 · comparable -0.023	+$183,374
Bedrooms	this home 3 · comparable 4	−$127,237
Micro-location	this home 0.0708 · comparable 0.0311	+$43,829
Distance to beach	this home 3.01 km · comparable 3.59 km	+$14,407
Floor area	this home 156 m² · comparable 151.3 m²	+$10,415
Land size	this home 464 m² · comparable 420 m²	+$2,253
Net adjustment		+$127,041

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

5 Pristine Court

Sold 21 November 2025 · 0.72 km away

Sold for

$1,490,000

Adjusted to this home

$1,452,669

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Street	this home 0.1431 · comparable -0.0146	+$187,978
Floor area	this home 156 m² · comparable 225 m²	−$152,904
Bedrooms	this home 3 · comparable 4	−$127,237
Micro-location	this home 0.0708 · comparable 0.0136	+$68,182
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 3.01 km · comparable 3.71 km	+$18,774
Year built	this home 1994 · comparable 1996	−$4,880
Land size	this home 464 m² · comparable 401 m²	+$3,226
Net adjustment		−$37,331

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

8 Cumberland Drive

Sold 3 June 2026 · 0.70 km away

Sold for

$1,415,000

Adjusted to this home

$1,521,176

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Street	this home 0.1431 · comparable 0.0563	+$98,258
Micro-location	this home 0.0708 · comparable 0.0462	+$27,847
Floor area	this home 156 m² · comparable 167.88 m²	−$26,326
Distance to beach	this home 3.01 km · comparable 3.55 km	+$13,754
Land size	this home 464 m² · comparable 703 m²	−$12,237
Year built	this home 1994 · comparable 1992	+$4,880
Net adjustment		+$106,176

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

3 Dorothy Place

Sold 27 March 2026 · 0.82 km away

Sold for

$1,300,000

Adjusted to this home

$1,370,937

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Floor area	this home 156 m² · comparable 129.58 m²	+$58,546
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0708 · comparable 0.0479	+$23,816
Distance to beach	this home 3.01 km · comparable 3.81 km	+$18,720
Land size	this home 464 m² · comparable 410 m²	+$2,765
Year built	this home 1994 · comparable 1995	−$2,440
Net adjustment		+$70,937

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

4 Barbie Avenue

Sold 5 August 2026 · 1.00 km away

Sold for

$1,515,000

Adjusted to this home

$1,353,370

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Bedrooms	this home 3 · comparable 4	−$127,237
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 3.01 km · comparable 3.98 km	+$26,452
Car spaces	this home 2 · comparable 4	−$25,413
Micro-location	this home 0.0708 · comparable 0.0574	+$16,241
Cladding	this home 2 · comparable 4	−$14,656
Year built	this home 1994 · comparable 1999	−$12,200
Floor area	this home 156 m² · comparable 151 m²	+$11,080
Land size	this home 464 m² · comparable 570 m²	−$5,427
Net adjustment		−$161,630

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

28 Pristine Court

Sold 8 October 2026 · 0.61 km away

Sold for

$1,170,000

Adjusted to this home

$1,364,343

What we added and subtracted to make this sale comparable to 32 Notre Dame Court
Street	this home 0.1431 · comparable -0.0146	+$147,607
Micro-location	this home 0.0708 · comparable 0.0342	+$34,258
Floor area	this home 156 m² · comparable 141.71 m²	+$31,666
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 3.01 km · comparable 3.54 km	+$11,162
Land size	this home 464 m² · comparable 414 m²	+$2,560
Year built	this home 1994 · comparable 1995	−$2,440
Net adjustment		+$194,343

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 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 32 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

18 houses are already on the market in Varsity Lakes.

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32 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

3 Massachusetts Court

18 Massachusetts Court

31 Roundelay Drive

5 Pristine Court

8 Cumberland Drive

3 Dorothy Place

4 Barbie Avenue

28 Pristine Court

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