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 · 0.21 km away

Sold for

$1,468,000

Adjusted to this home

$1,395,188

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Floor area	this home 132 m² · comparable 185.4 m²	−$51,520
Land size	this home 400 m² · comparable 500 m²	−$43,840
Cladding	this home 4 · comparable 3	+$20,000
Micro-location	this home 0.03 · comparable 0.0239	+$7,164
Bedrooms	this home 3 · comparable 4	−$5,778
Distance to beach	this home 4.01 km · comparable 4.07 km	+$1,162
Net adjustment		−$72,812

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

11 Grenada Court

Sold 12 June 2026 · 0.92 km away

Sold for

$1,350,000

Adjusted to this home

$1,292,129

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Micro-location	this home 0.03 · comparable 0.1321	−$110,268
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 400 m² · comparable 295 m²	+$46,032
Cladding	this home 4 · comparable 2	+$40,000
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
Year built	this home 2001 · comparable 2002	−$3,872
Net adjustment		−$57,871

A further 10 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

$1,391,688

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Condition	this home 7 · comparable 9	−$140,000
Street	this home 0.1355 · comparable 0.0323	+$115,584
Cladding	this home 4 · comparable 3	+$20,000
Bedrooms	this home 3 · comparable 4	−$5,778
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
Micro-location	this home 0.03 · comparable 0.0314	−$1,568
Net adjustment		−$8,312

A further 11 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

$1,280,447

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Street	this home 0.1355 · comparable -0.0146	+$140,494
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 4 · comparable 2	+$40,000
Year built	this home 2001 · comparable 1995	+$23,232
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 0.03 · comparable 0.0342	−$3,931
Net adjustment		+$110,447

A further 10 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

$1,500,533

What we added and subtracted to make this sale comparable to 35 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
Cladding	this home 4 · comparable 2	+$40,000
Micro-location	this home 0.03 · comparable 0.0233	+$8,040
Distance to beach	this home 4.01 km · comparable 4.28 km	+$5,346
Year built	this home 2001 · comparable 2002	−$3,872
Net adjustment		+$533

A further 11 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

$1,264,830

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Water views	this home 0 · comparable 1	−$217,866
Street	this home 0.1355 · comparable 0.0323	+$111,456
Cladding	this home 4 · comparable 3	+$20,000
Floor area	this home 132 m² · comparable 123.36 m²	+$8,336
Micro-location	this home 0.03 · comparable 0.0348	−$5,184
Year built	this home 2001 · comparable 2002	−$3,872
Distance to beach	this home 4.01 km · comparable 4.12 km	+$1,960
Net adjustment		−$85,170

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

14 Shorehaven Place

Sold 7 April 2026 · 0.15 km away

Sold for

$1,250,000

Adjusted to this home

$1,392,574

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Street	this home 0.1355 · comparable -0.0236	+$159,100
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 4 · comparable 2	+$40,000
Land size	this home 400 m² · comparable 329 m²	+$31,126
Floor area	this home 132 m² · comparable 155 m²	−$22,190
Micro-location	this home 0.03 · comparable 0.0245	+$5,500
Year built	this home 2001 · comparable 2002	−$3,872
Distance to beach	this home 4.01 km · comparable 3.87 km	−$3,090
Net adjustment		+$142,574

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

4 Pascali Court

Sold 5 August 2026 · 0.69 km away

Sold for

$1,150,000

Adjusted to this home

$1,359,034

What we added and subtracted to make this sale comparable to 35 North Shore Avenue
Street	this home 0.1355 · comparable -0.0364	+$158,148
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 6	+$46,000
Cladding	this home 4 · comparable 2	+$40,000
Year built	this home 2001 · comparable 1995	+$23,232
Micro-location	this home 0.03 · comparable 0.0123	+$16,284
Land size	this home 400 m² · comparable 423 m²	−$10,083
Distance to beach	this home 4.01 km · comparable 3.67 km	−$6,982
Floor area	this home 132 m² · comparable 125.33 m²	+$6,435
Net adjustment		+$209,034

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 35 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 35 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 →

35 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

11 Grenada Court

12 Windemere Crescent

28 Pristine Court

22 Mapleton Circuit

14 Windemere Crescent

14 Shorehaven Place

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 35 North Shore Avenue sit?