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 · 0.68 km away

Sold for

$1,515,000

Adjusted to this home

$1,566,011

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Floor area	this home 212 m² · comparable 151 m²	+$126,538
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 1032 m² · comparable 570 m²	+$22,176
Cladding	this home 3 · comparable 4	−$20,000
Micro-location	this home 0.0436 · comparable 0.0574	−$16,726
Distance to beach	this home 3.4 km · comparable 3.98 km	+$15,817
Year built	this home 1991 · comparable 1999	−$12,794
Net adjustment		+$51,011

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

32 Warbler Parade

Sold 5 December 2025 · 0.85 km away

Sold for

$1,580,000

Adjusted to this home

$1,559,887

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Distance to beach	this home 3.4 km · comparable 2.66 km	−$21,046
Land size	this home 1032 m² · comparable 653 m²	+$18,192
Street	this home 0.065 · comparable 0.0764	−$14,410
Floor area	this home 212 m² · comparable 205.68 m²	+$13,110
Year built	this home 1991 · comparable 1996	−$7,996
Micro-location	this home 0.0436 · comparable 0.0499	−$7,963
Net adjustment		−$20,113

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

18 Massachusetts Court

Sold 9 July 2026 · 0.73 km away

Sold for

$1,450,000

Adjusted to this home

$1,585,846

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Floor area	this home 212 m² · comparable 137 m²	+$155,580
Micro-location	this home 0.0436 · comparable 0.0654	−$25,288
Land size	this home 1032 m² · comparable 630 m²	+$19,296
Year built	this home 1991 · comparable 1997	−$9,595
Distance to beach	this home 3.4 km · comparable 3.09 km	−$8,091
Street	this home 0.065 · comparable 0.0616	+$3,944
Net adjustment		+$135,846

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

1 Thornleigh Crescent

Sold 24 March 2026 · 0.34 km away

Sold for

$1,715,000

Adjusted to this home

$1,728,941

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Street	this home 0.065 · comparable 0.1043	−$53,920
Floor area	this home 212 m² · comparable 188 m²	+$49,786
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 1032 m² · comparable 692 m²	+$16,320
Pool	this home 1 · comparable 0	+$13,682
Distance to beach	this home 3.4 km · comparable 3.7 km	+$9,261
Year built	this home 1991 · comparable 1994	−$4,798
Micro-location	this home 0.0436 · comparable 0.0468	−$4,390
Net adjustment		+$13,941

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

3 Massachusetts Court

Sold 22 July 2026 · 0.83 km away

Sold for

$1,400,000

Adjusted to this home

$1,613,290

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Floor area	this home 212 m² · comparable 120.1 m²	+$190,638
Land size	this home 1032 m² · comparable 410 m²	+$29,856
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0436 · comparable 0.0574	−$15,456
Year built	this home 1991 · comparable 1996	−$7,996
Distance to beach	this home 3.4 km · comparable 3.1 km	−$7,560
Street	this home 0.065 · comparable 0.0616	+$3,808
Net adjustment		+$213,290

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

20 Daryl Drive

Sold 29 October 2025 · 0.64 km away

Sold for

$1,570,000

Adjusted to this home

$1,630,215

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Land size	this home 1032 m² · comparable 586 m²	+$21,408
Floor area	this home 212 m² · comparable 201.88 m²	+$20,993
Micro-location	this home 0.0436 · comparable 0.0291	+$18,212
Distance to beach	this home 3.4 km · comparable 4.03 km	+$17,578
Year built	this home 1991 · comparable 1998	−$11,194
Street	this home 0.065 · comparable 0.0704	−$6,782
Net adjustment		+$60,215

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

8 Cumberland Drive

Sold 3 June 2026 · 0.16 km away

Sold for

$1,415,000

Adjusted to this home

$1,642,112

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Floor area	this home 212 m² · comparable 167.88 m²	+$91,522
Bedrooms	this home 4 · comparable 3	+$76,989
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 1032 m² · comparable 703 m²	+$15,792
Pool	this home 1 · comparable 0	+$13,682
Street	this home 0.065 · comparable 0.0563	+$9,848
Distance to beach	this home 3.4 km · comparable 3.55 km	+$3,821
Micro-location	this home 0.0436 · comparable 0.0462	−$2,943
Year built	this home 1991 · comparable 1992	−$1,599
Net adjustment		+$227,112

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

16 Stanford Avenue

Sold 25 September 2026 · 0.68 km away

Sold for

$1,185,000

Adjusted to this home

$1,390,817

What we added and subtracted to make this sale comparable to 38 Silvabank Drive
Floor area	this home 212 m² · comparable 149.41 m²	+$129,837
Bedrooms	this home 4 · comparable 3	+$76,989
Land size	this home 1032 m² · comparable 420 m²	+$29,376
Micro-location	this home 0.0436 · comparable 0.0704	−$25,406
Pool	this home 1 · comparable 0	+$13,682
Distance to beach	this home 3.4 km · comparable 2.9 km	−$10,665
Year built	this home 1991 · comparable 1996	−$7,996
Net adjustment		+$205,817

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 38 Silvabank Drive 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 38 Silvabank Drive 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 →

38 Silvabank Drive

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

18 Massachusetts Court

1 Thornleigh Crescent

3 Massachusetts Court

20 Daryl Drive

8 Cumberland Drive

16 Stanford Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Silvabank Drive sit?