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.

17 North Shore Avenue

Sold 22 April 2026 · 0.85 km away

Sold for

$1,685,000

Adjusted to this home

$1,636,350

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Land size	this home 796 m² · comparable 411 m²	+$98,868
Bedrooms	this home 4 · comparable 5	−$69,150
Floor area	this home 255 m² · comparable 289.47 m²	−$64,583
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.0424 · comparable 0.021	+$28,847
Cladding	this home 3 · comparable 1	+$22,810
Distance to beach	this home 3.31 km · comparable 3.99 km	+$20,625
Year built	this home 1997 · comparable 2001	−$14,067
Net adjustment		−$48,650

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

45 North Shore Avenue

Sold 22 April 2026 · 0.76 km away

Sold for

$1,700,000

Adjusted to this home

$1,778,628

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Floor area	this home 255 m² · comparable 188 m²	+$125,531
Condition	this home 8 · comparable 9	−$102,000
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$62,666
Land size	this home 796 m² · comparable 637 m²	+$40,831
Distance to beach	this home 3.31 km · comparable 3.99 km	+$20,808
Year built	this home 1997 · comparable 2002	−$17,584
Micro-location	this home 0.0424 · comparable 0.0333	+$12,376
Net adjustment		+$78,628

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

32 Warbler Parade

Sold 5 December 2025 · 0.76 km away

Sold for

$1,580,000

Adjusted to this home

$1,652,545

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Condition	this home 8 · comparable 9	−$94,800
Floor area	this home 255 m² · comparable 205.68 m²	+$92,406
Bathrooms	this home 3 · comparable 2	+$62,666
Land size	this home 796 m² · comparable 653 m²	+$36,722
Distance to beach	this home 3.31 km · comparable 2.66 km	−$18,486
Micro-location	this home 0.0424 · comparable 0.0499	−$9,480
Year built	this home 1997 · comparable 1996	+$3,517
Net adjustment		+$72,545

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

45 Warbler Parade

Sold 14 October 2025 · 0.86 km away

Sold for

$1,590,000

Adjusted to this home

$1,670,788

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Floor area	this home 255 m² · comparable 151.5 m²	+$193,918
Condition	this home 8 · comparable 9	−$95,400
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$62,666
Distance to beach	this home 3.31 km · comparable 2.49 km	−$23,468
Micro-location	this home 0.0424 · comparable 0.0516	−$11,702
Cladding	this home 3 · comparable 2	+$11,405
Land size	this home 796 m² · comparable 781 m²	+$3,852
Year built	this home 1997 · comparable 1996	+$3,517
Net adjustment		+$80,788

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

27 South Bay Drive

Sold 27 January 2026 · 0.85 km away

Sold for

$1,850,000

Adjusted to this home

$1,811,169

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Condition	this home 8 · comparable 9	−$111,000
Land size	this home 796 m² · comparable 367 m²	+$110,167
Pool	this home 1 · comparable 0	+$89,983
Floor area	this home 255 m² · comparable 214.21 m²	+$76,424
Bedrooms	this home 4 · comparable 5	−$69,150
Micro-location	this home 0.0424 · comparable 0.086	−$64,528
Year built	this home 1997 · comparable 2010	−$45,718
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 3.31 km · comparable 4.14 km	+$26,396
Cladding	this home 3 · comparable 4	−$11,405
Net adjustment		−$38,831

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

3 Massachusetts Court

Sold 22 July 2026 · 0.24 km away

Sold for

$1,400,000

Adjusted to this home

$1,727,519

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Floor area	this home 255 m² · comparable 120.1 m²	+$178,648
Land size	this home 796 m² · comparable 410 m²	+$70,063
Bathrooms	this home 3 · comparable 2	+$44,294
Condition	this home 8 · comparable 7	+$39,582
Micro-location	this home 0.0424 · comparable 0.0574	−$11,874
Cladding	this home 3 · comparable 2	+$8,061
Distance to beach	this home 3.31 km · comparable 3.1 km	−$3,741
Year built	this home 1997 · comparable 1996	+$2,486
Net adjustment		+$327,519

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

18 Massachusetts Court

Sold 9 July 2026 · 0.33 km away

Sold for

$1,450,000

Adjusted to this home

$1,743,958

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Floor area	this home 255 m² · comparable 137 m²	+$221,085
Bathrooms	this home 3 · comparable 2	+$62,666
Land size	this home 796 m² · comparable 630 m²	+$42,629
Micro-location	this home 0.0424 · comparable 0.0654	−$26,680
Distance to beach	this home 3.31 km · comparable 3.09 km	−$5,742
Net adjustment		+$293,958

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

28 Pristine Court

Sold 8 October 2026 · 0.26 km away

Sold for

$1,170,000

Adjusted to this home

$1,444,468

What we added and subtracted to make this sale comparable to 32 Vanderbilt Court
Floor area	this home 255 m² · comparable 141.71 m²	+$112,050
Land size	this home 796 m² · comparable 414 m²	+$51,785
Bedrooms	this home 4 · comparable 3	+$36,504
Bathrooms	this home 3 · comparable 2	+$33,081
Condition	this home 8 · comparable 7	+$24,705
Cladding	this home 3 · comparable 2	+$6,021
Micro-location	this home 0.0424 · comparable 0.0342	+$4,052
Year built	this home 1997 · comparable 1995	+$3,713
Distance to beach	this home 3.31 km · comparable 3.54 km	+$2,557
Net adjustment		+$274,468

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 32 Vanderbilt 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 Vanderbilt 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.

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 Vanderbilt Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

17 North Shore Avenue

45 North Shore Avenue

32 Warbler Parade

45 Warbler Parade

27 South Bay Drive

3 Massachusetts Court

18 Massachusetts Court

28 Pristine Court

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