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 · 0.37 km away

Sold for

$1,400,000

Adjusted to this home

$1,710,465

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 120.1 m²	+$185,418
Condition	this home 9 · comparable 7	+$60,083
Land size	this home 694 m² · comparable 410 m²	+$53,628
Street	this home -0.0054 · comparable 0.0616	−$32,205
Bathrooms	this home 3 · comparable 2	+$27,157
Micro-location	this home 0.0854 · comparable 0.0574	+$13,458
Pool	this home 0 · comparable 1	−$9,551
Cladding	this home 3 · comparable 2	+$8,583
Distance to beach	this home 2.74 km · comparable 3.1 km	+$3,894
Net adjustment		+$310,465

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

31 Roundelay Drive

Sold 30 July 2026 · 0.88 km away

Sold for

$1,380,000

Adjusted to this home

$1,750,058

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 151.3 m²	+$178,344
Land size	this home 694 m² · comparable 420 m²	+$59,489
Condition	this home 9 · comparable 8	+$40,857
Bathrooms	this home 3 · comparable 2	+$31,224
Micro-location	this home 0.0854 · comparable 0.0311	+$29,580
Distance to beach	this home 2.74 km · comparable 3.59 km	+$10,418
Cladding	this home 3 · comparable 2	+$9,869
Street	this home -0.0054 · comparable -0.023	+$9,588
Year built	this home 1996 · comparable 1994	+$689
Net adjustment		+$370,058

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

8 Cumberland Drive

Sold 3 June 2026 · 1.09 km away

Sold for

$1,415,000

Adjusted to this home

$1,756,210

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 167.88 m²	+$162,476
Condition	this home 9 · comparable 7	+$70,978
Bedrooms	this home 4 · comparable 3	+$68,997
Street	this home -0.0054 · comparable 0.0563	−$35,035
Bathrooms	this home 3 · comparable 2	+$31,741
Micro-location	this home 0.0854 · comparable 0.0462	+$22,258
Distance to beach	this home 2.74 km · comparable 3.55 km	+$10,349
Cladding	this home 3 · comparable 2	+$10,032
Land size	this home 694 m² · comparable 703 m²	−$1,986
Year built	this home 1996 · comparable 1992	+$1,400
Net adjustment		+$341,210

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

16 Stanford Avenue

Sold 25 September 2026 · 0.34 km away

Sold for

$1,185,000

Adjusted to this home

$1,470,513

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 149.41 m²	+$126,835
Bedrooms	this home 4 · comparable 3	+$47,705
Land size	this home 694 m² · comparable 420 m²	+$41,813
Condition	this home 9 · comparable 7	+$41,098
Bathrooms	this home 3 · comparable 2	+$21,946
Micro-location	this home 0.0854 · comparable 0.0704	+$4,932
Distance to beach	this home 2.74 km · comparable 2.9 km	+$1,184
Net adjustment		+$285,513

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

25 Pristine Court

Sold 27 July 2026 · 0.83 km away

Sold for

$1,477,500

Adjusted to this home

$1,832,101

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 142 m²	+$140,459
Condition	this home 9 · comparable 7	+$54,258
Bedrooms	this home 4 · comparable 3	+$50,513
Land size	this home 694 m² · comparable 433 m²	+$42,173
Micro-location	this home 0.0854 · comparable 0.0287	+$24,612
Bathrooms	this home 3 · comparable 2	+$23,238
Distance to beach	this home 2.74 km · comparable 3.56 km	+$8,009
Cladding	this home 3 · comparable 2	+$7,345
Street	this home -0.0054 · comparable -0.0146	+$3,994
Net adjustment		+$354,601

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

8 Morea Court

Sold 27 August 2026 · 1.23 km away

Sold for

$1,230,000

Adjusted to this home

$1,527,921

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 148.5 m²	+$155,980
Condition	this home 9 · comparable 7	+$52,167
Land size	this home 694 m² · comparable 473 m²	+$41,242
Bathrooms	this home 3 · comparable 2	+$26,838
Micro-location	this home 0.0854 · comparable 0.0312	+$22,620
Distance to beach	this home 2.74 km · comparable 3.93 km	+$11,174
Car spaces	this home 2 · comparable 4	−$10,621
Year built	this home 1996 · comparable 2001	−$1,479
Net adjustment		+$297,921

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

28 Pristine Court

Sold 8 October 2026 · 0.81 km away

Sold for

$1,170,000

Adjusted to this home

$1,433,314

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 141.71 m²	+$112,597
Bedrooms	this home 4 · comparable 3	+$40,423
Land size	this home 694 m² · comparable 414 m²	+$36,206
Condition	this home 9 · comparable 7	+$34,384
Bathrooms	this home 3 · comparable 2	+$18,596
Micro-location	this home 0.0854 · comparable 0.0342	+$14,084
Pool	this home 0 · comparable 1	−$6,540
Cladding	this home 3 · comparable 2	+$5,878
Distance to beach	this home 2.74 km · comparable 3.54 km	+$4,951
Street	this home -0.0054 · comparable -0.0146	+$2,530
Year built	this home 1996 · comparable 1995	+$205
Net adjustment		+$263,314

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

16 South Bay Drive

Sold 9 July 2026 · 1.35 km away

Sold for

$1,250,000

Adjusted to this home

$1,553,097

What we added and subtracted to make this sale comparable to 33 Northwestern Court
Floor area	this home 311 m² · comparable 156 m²	+$169,342
Land size	this home 694 m² · comparable 188 m²	+$107,477
Water views	this home 0 · comparable 1	−$83,786
Bedrooms	this home 4 · comparable 3	+$66,401
Condition	this home 9 · comparable 8	+$36,206
Street	this home -0.0054 · comparable 0.064	−$33,502
Bathrooms	this home 3 · comparable 2	+$30,547
Micro-location	this home 0.0854 · comparable 0.0436	+$20,178
Storeys	this home 1 · comparable 2	−$19,790
Distance to beach	this home 2.74 km · comparable 4.09 km	+$14,402
Cladding	this home 3 · comparable 2	+$9,654
Air conditioning	this home 0 · comparable 1	−$9,654
Year built	this home 1996 · comparable 2009	−$4,378
Net adjustment		+$303,097

A further 5 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 Northwestern 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 33 Northwestern 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

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 →

33 Northwestern 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

31 Roundelay Drive

8 Cumberland Drive

16 Stanford Avenue

25 Pristine Court

8 Morea Court

28 Pristine Court

16 South Bay Drive

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