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.

28 Pristine Court

Sold 8 October 2026 · 0.42 km away

Sold for

$1,170,000

Adjusted to this home

$1,154,943

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Pool	this home 0 · comparable 1	−$40,722
Micro-location	this home 0.0676 · comparable 0.0342	+$31,262
Floor area	this home 137 m² · comparable 141.71 m²	−$11,654
Distance to beach	this home 3.13 km · comparable 3.54 km	+$8,634
Land size	this home 400 m² · comparable 414 m²	−$6,160
Year built	this home 1996 · comparable 1995	+$3,583
Net adjustment		−$15,057

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

16 Stanford Avenue

Sold 25 September 2026 · 0.32 km away

Sold for

$1,185,000

Adjusted to this home

$1,137,871

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Floor area	this home 137 m² · comparable 149.41 m²	−$30,707
Land size	this home 400 m² · comparable 420 m²	−$8,800
Distance to beach	this home 3.13 km · comparable 2.9 km	−$4,906
Micro-location	this home 0.0676 · comparable 0.0704	−$2,654
Cladding	this home 2 · comparable 3	−$62
Net adjustment		−$47,129

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

14 Shorehaven Place

Sold 7 April 2026 · 0.92 km away

Sold for

$1,250,000

Adjusted to this home

$1,234,230

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Floor area	this home 137 m² · comparable 155 m²	−$44,539
Micro-location	this home 0.0676 · comparable 0.0245	+$43,100
Pool	this home 0 · comparable 1	−$40,722
Land size	this home 400 m² · comparable 329 m²	+$31,240
Year built	this home 1996 · comparable 2002	−$21,499
Distance to beach	this home 3.13 km · comparable 3.87 km	+$16,650
Net adjustment		−$15,770

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

6 Pristine Court

Sold 30 June 2026 · 0.54 km away

Sold for

$1,220,000

Adjusted to this home

$1,264,262

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Micro-location	this home 0.0676 · comparable 0.0126	+$53,680
Floor area	this home 137 m² · comparable 143.96 m²	−$17,222
Distance to beach	this home 3.13 km · comparable 3.68 km	+$12,078
Land size	this home 400 m² · comparable 426 m²	−$11,440
Year built	this home 1996 · comparable 1994	+$7,166
Net adjustment		+$44,262

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

4 Pascali Court

Sold 5 August 2026 · 0.54 km away

Sold for

$1,150,000

Adjusted to this home

$1,239,671

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Micro-location	this home 0.0676 · comparable 0.0123	+$50,876
Condition	this home 7 · comparable 6	+$46,000
Pool	this home 0 · comparable 1	−$40,722
Floor area	this home 137 m² · comparable 125.33 m²	+$28,876
Distance to beach	this home 3.13 km · comparable 3.67 km	+$11,178
Land size	this home 400 m² · comparable 423 m²	−$10,120
Year built	this home 1996 · comparable 1995	+$3,583
Net adjustment		+$89,671

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

31 Roundelay Drive

Sold 30 July 2026 · 0.47 km away

Sold for

$1,380,000

Adjusted to this home

$1,216,999

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Bedrooms	this home 3 · comparable 4	−$122,505
Condition	this home 7 · comparable 8	−$55,200
Micro-location	this home 0.0676 · comparable 0.0311	+$40,296
Floor area	this home 137 m² · comparable 151.3 m²	−$35,384
Distance to beach	this home 3.13 km · comparable 3.59 km	+$11,426
Land size	this home 400 m² · comparable 420 m²	−$8,800
Year built	this home 1996 · comparable 1994	+$7,166
Net adjustment		−$163,001

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

3 Massachusetts Court

Sold 22 July 2026 · 0.07 km away

Sold for

$1,400,000

Adjusted to this home

$1,284,859

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Bedrooms	this home 3 · comparable 4	−$122,505
Floor area	this home 137 m² · comparable 120.1 m²	+$41,818
Pool	this home 0 · comparable 1	−$40,722
Micro-location	this home 0.0676 · comparable 0.0574	+$11,424
Land size	this home 400 m² · comparable 410 m²	−$4,400
Distance to beach	this home 3.13 km · comparable 3.1 km	−$756
Net adjustment		−$115,141

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

8 Cumberland Drive

Sold 3 June 2026 · 0.79 km away

Sold for

$1,415,000

Adjusted to this home

$1,254,526

What we added and subtracted to make this sale comparable to 4 Minnesota Street
Land size	this home 400 m² · comparable 703 m²	−$133,320
Floor area	this home 137 m² · comparable 167.88 m²	−$76,410
Micro-location	this home 0.0676 · comparable 0.0462	+$24,225
Year built	this home 1996 · comparable 1992	+$14,333
Distance to beach	this home 3.13 km · comparable 3.55 km	+$10,698
Net adjustment		−$160,474

A further 12 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 4 Minnesota Street 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 4 Minnesota Street 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 →

4 Minnesota Street

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

28 Pristine Court

16 Stanford Avenue

14 Shorehaven Place

6 Pristine Court

4 Pascali Court

31 Roundelay Drive

3 Massachusetts Court

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Minnesota Street sit?