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.

4 Barbie Avenue

Sold 5 August 2026 · 0.99 km away

Sold for

$1,515,000

Adjusted to this home

$1,585,068

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 151 m²	+$168,416
Condition	this home 7 · comparable 9	−$151,500
Bathrooms	this home 3 · comparable 2	+$71,352
Pool	this home 0 · comparable 1	−$30,470
Distance to beach	this home 3.04 km · comparable 3.98 km	+$25,634
Car spaces	this home 2 · comparable 4	−$25,413
Land size	this home 879 m² · comparable 570 m²	+$15,821
Micro-location	this home 0.0704 · comparable 0.0574	+$15,756
Year built	this home 1994 · comparable 1999	−$12,200
Cladding	this home 3 · comparable 4	−$7,328
Net adjustment		+$70,068

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

32 Warbler Parade

Sold 5 December 2025 · 0.39 km away

Sold for

$1,580,000

Adjusted to this home

$1,616,232

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Condition	this home 7 · comparable 9	−$158,000
Street	this home 0.1431 · comparable 0.0764	+$84,309
Bathrooms	this home 3 · comparable 2	+$71,352
Floor area	this home 227 m² · comparable 205.68 m²	+$47,245
Pool	this home 0 · comparable 1	−$30,470
Micro-location	this home 0.0704 · comparable 0.0499	+$25,912
Land size	this home 879 m² · comparable 653 m²	+$11,571
Distance to beach	this home 3.04 km · comparable 2.66 km	−$10,807
Year built	this home 1994 · comparable 1996	−$4,880
Net adjustment		+$36,232

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

45 Warbler Parade

Sold 14 October 2025 · 0.55 km away

Sold for

$1,590,000

Adjusted to this home

$1,714,258

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 151.5 m²	+$167,308
Condition	this home 7 · comparable 9	−$159,000
Street	this home 0.1431 · comparable 0.0764	+$84,842
Bathrooms	this home 3 · comparable 2	+$71,352
Pool	this home 0 · comparable 1	−$30,470
Car spaces	this home 2 · comparable 4	−$25,413
Micro-location	this home 0.0704 · comparable 0.0516	+$23,914
Distance to beach	this home 3.04 km · comparable 2.49 km	−$15,741
Cladding	this home 3 · comparable 2	+$7,328
Land size	this home 879 m² · comparable 781 m²	+$5,018
Year built	this home 1994 · comparable 1996	−$4,880
Net adjustment		+$124,258

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

3 Massachusetts Court

Sold 22 July 2026 · 0.21 km away

Sold for

$1,400,000

Adjusted to this home

$1,706,780

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 120.1 m²	+$176,570
Street	this home 0.1431 · comparable 0.0616	+$68,037
Bathrooms	this home 3 · comparable 2	+$53,183
Pool	this home 0 · comparable 1	−$22,712
Land size	this home 879 m² · comparable 410 m²	+$17,898
Micro-location	this home 0.0704 · comparable 0.0574	+$10,853
Cladding	this home 3 · comparable 2	+$5,462
Year built	this home 1994 · comparable 1996	−$3,638
Distance to beach	this home 3.04 km · comparable 3.1 km	+$1,127
Net adjustment		+$306,780

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

16 South Bay Drive

Sold 9 July 2026 · 1.10 km away

Sold for

$1,250,000

Adjusted to this home

$1,485,052

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Water views	this home 0 · comparable 1	−$172,147
Floor area	this home 227 m² · comparable 156 m²	+$157,336
Bedrooms	this home 4 · comparable 3	+$127,237
Street	this home 0.1431 · comparable 0.064	+$79,100
Bathrooms	this home 3 · comparable 2	+$71,352
Condition	this home 7 · comparable 8	−$50,000
Year built	this home 1994 · comparable 2009	−$36,600
Land size	this home 879 m² · comparable 188 m²	+$35,379
Micro-location	this home 0.0704 · comparable 0.0436	+$26,800
Distance to beach	this home 3.04 km · comparable 4.09 km	+$23,085
Air conditioning	this home 0 · comparable 1	−$20,000
Storeys	this home 1 · comparable 2	−$13,818
Cladding	this home 3 · comparable 2	+$7,328
Net adjustment		+$235,052

A further 5 factors were compared and found the same on both properties, so no money moved.

16 Stanford Avenue

Sold 25 September 2026 · 0.16 km away

Sold for

$1,185,000

Adjusted to this home

$1,474,685

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 149.41 m²	+$128,982
Bedrooms	this home 4 · comparable 3	+$95,448
Bathrooms	this home 3 · comparable 2	+$53,526
Land size	this home 879 m² · comparable 420 m²	+$17,630
Year built	this home 1994 · comparable 1996	−$3,661
Distance to beach	this home 3.04 km · comparable 2.9 km	−$2,240
Net adjustment		+$289,685

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

8 Morea Court

Sold 27 August 2026 · 1.08 km away

Sold for

$1,230,000

Adjusted to this home

$1,511,880

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 148.5 m²	+$173,956
Bathrooms	this home 3 · comparable 2	+$71,352
Micro-location	this home 0.0704 · comparable 0.0312	+$38,573
Car spaces	this home 2 · comparable 4	−$25,413
Land size	this home 879 m² · comparable 473 m²	+$20,787
Distance to beach	this home 3.04 km · comparable 3.93 km	+$19,705
Year built	this home 1994 · comparable 2001	−$17,080
Net adjustment		+$281,880

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

28 Pristine Court

Sold 8 October 2026 · 0.56 km away

Sold for

$1,170,000

Adjusted to this home

$1,432,959

What we added and subtracted to make this sale comparable to 35 Notre Dame Court
Floor area	this home 227 m² · comparable 141.71 m²	+$86,010
Street	this home 0.1431 · comparable -0.0146	+$67,173
Bedrooms	this home 4 · comparable 3	+$57,902
Bathrooms	this home 3 · comparable 2	+$32,470
Micro-location	this home 0.0704 · comparable 0.0342	+$15,419
Pool	this home 0 · comparable 1	−$13,866
Land size	this home 879 m² · comparable 414 m²	+$10,834
Distance to beach	this home 3.04 km · comparable 3.54 km	+$4,792
Cladding	this home 3 · comparable 2	+$3,335
Year built	this home 1994 · comparable 1995	−$1,110
Net adjustment		+$262,959

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 35 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 35 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

19 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 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

4 Barbie Avenue

32 Warbler Parade

45 Warbler Parade

3 Massachusetts Court

16 South Bay Drive

16 Stanford Avenue

8 Morea Court

28 Pristine Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 35 Notre Dame Court sit?