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.

11 Grenada Court

Sold 12 June 2026 · 0.93 km away

Sold for

$1,350,000

Adjusted to this home

$1,343,997

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Micro-location	this home 0.0337 · comparable 0.1321	−$106,272
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 400 m² · comparable 295 m²	+$46,032
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 132 m² · comparable 118.7 m²	+$12,832
Distance to beach	this home 4.01 km · comparable 4.65 km	+$11,405
Net adjustment		−$6,003

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

8 Duxton Dr

Sold 20 May 2026 · 0.20 km away

Sold for

$1,468,000

Adjusted to this home

$1,447,405

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 132 m² · comparable 185.4 m²	−$51,520
Land size	this home 400 m² · comparable 500 m²	−$43,840
Micro-location	this home 0.0337 · comparable 0.0239	+$11,509
Bedrooms	this home 3 · comparable 4	−$5,778
Year built	this home 2002 · comparable 2001	+$3,872
Distance to beach	this home 4.01 km · comparable 4.07 km	+$1,162
Net adjustment		−$20,595

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

14 Windemere Crescent

Sold 10 March 2026 · 0.11 km away

Sold for

$1,350,000

Adjusted to this home

$1,316,698

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Water views	this home 0 · comparable 1	−$217,866
Street	this home 0.1355 · comparable 0.0323	+$111,456
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 132 m² · comparable 123.36 m²	+$8,336
Distance to beach	this home 4.01 km · comparable 4.12 km	+$1,960
Micro-location	this home 0.0337 · comparable 0.0348	−$1,188
Net adjustment		−$33,302

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

12 Windemere Crescent

Sold 15 December 2025 · 0.10 km away

Sold for

$1,400,000

Adjusted to this home

$1,443,704

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Condition	this home 7 · comparable 9	−$140,000
Street	this home 0.1355 · comparable 0.0323	+$115,584
Pool	this home 1 · comparable 0	+$64,000
Bedrooms	this home 3 · comparable 4	−$5,778
Year built	this home 2002 · comparable 2001	+$3,872
Micro-location	this home 0.0337 · comparable 0.0314	+$2,576
Distance to beach	this home 4.01 km · comparable 4.11 km	+$1,848
Floor area	this home 132 m² · comparable 130.34 m²	+$1,602
Net adjustment		+$43,704

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

28 Pristine Court

Sold 8 October 2026 · 0.68 km away

Sold for

$1,170,000

Adjusted to this home

$1,331,782

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Year built	this home 2002 · comparable 1995	+$27,104
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.01 km · comparable 3.54 km	−$9,842
Floor area	this home 132 m² · comparable 141.71 m²	−$9,368
Land size	this home 400 m² · comparable 414 m²	−$6,138
Micro-location	this home 0.0337 · comparable 0.0342	−$468
Net adjustment		+$161,782

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.27 km away

Sold for

$1,500,000

Adjusted to this home

$1,552,845

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Street	this home 0.1355 · comparable 0.0232	+$134,760
Land size	this home 400 m² · comparable 640 m²	−$105,216
Floor area	this home 132 m² · comparable 213.39 m²	−$78,525
Pool	this home 1 · comparable 0	+$64,000
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0337 · comparable 0.0233	+$12,480
Distance to beach	this home 4.01 km · comparable 4.28 km	+$5,346
Net adjustment		+$52,845

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.54 km away

Sold for

$1,570,000

Adjusted to this home

$1,402,126

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Floor area	this home 132 m² · comparable 199 m²	−$64,642
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.0337 · comparable 0.0807	−$59,032
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$30,976
Land size	this home 400 m² · comparable 331 m²	+$30,250
Street	this home 0.1355 · comparable 0.15	−$18,212
Bedrooms	this home 3 · comparable 4	−$5,778
Distance to beach	this home 4.01 km · comparable 4.17 km	+$3,316
Net adjustment		−$167,874

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

4 Pascali Court

Sold 5 August 2026 · 0.70 km away

Sold for

$1,150,000

Adjusted to this home

$1,392,466

What we added and subtracted to make this sale comparable to 33 North Shore Avenue
Street	this home 0.1355 · comparable -0.0364	+$147,308
Condition	this home 7 · comparable 6	+$42,847
Year built	this home 2002 · comparable 1995	+$25,246
Cladding	this home 3 · comparable 2	+$18,629
Micro-location	this home 0.0337 · comparable 0.0123	+$18,338
Land size	this home 400 m² · comparable 423 m²	−$9,392
Distance to beach	this home 4.01 km · comparable 3.67 km	−$6,504
Floor area	this home 132 m² · comparable 125.33 m²	+$5,994
Net adjustment		+$242,466

A further 10 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 33 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 33 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)

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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 →

33 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

11 Grenada Court

8 Duxton Dr

14 Windemere Crescent

12 Windemere Crescent

28 Pristine Court

22 Mapleton Circuit

22 Elizabeth Crescent

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 33 North Shore Avenue sit?