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 · 0.05 km away

Sold for

$1,400,000

Adjusted to this home

$1,710,441

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 120.1 m²	+$168,390
Land size	this home 919 m² · comparable 410 m²	+$90,379
Street	this home 0.15 · comparable 0.0616	+$39,954
Condition	this home 8 · comparable 7	+$22,598
Pool	this home 0 · comparable 1	−$11,447
Year built	this home 1997 · comparable 1996	+$975
Micro-location	this home 0.0556 · comparable 0.0574	−$814
Distance to beach	this home 3.06 km · comparable 3.1 km	+$406
Net adjustment		+$310,441

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

31 Roundelay Drive

Sold 30 July 2026 · 0.57 km away

Sold for

$1,380,000

Adjusted to this home

$1,747,338

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 151.3 m²	+$156,189
Land size	this home 919 m² · comparable 420 m²	+$101,219
Street	this home 0.15 · comparable -0.023	+$88,049
Micro-location	this home 0.0556 · comparable 0.0311	+$12,470
Distance to beach	this home 3.06 km · comparable 3.59 km	+$6,069
Year built	this home 1997 · comparable 1994	+$3,342
Net adjustment		+$367,338

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

8 Cumberland Drive

Sold 3 June 2026 · 0.91 km away

Sold for

$1,415,000

Adjusted to this home

$1,755,783

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 167.88 m²	+$140,188
Bedrooms	this home 4 · comparable 3	+$62,382
Street	this home 0.15 · comparable 0.0563	+$50,050
Land size	this home 919 m² · comparable 703 m²	+$44,846
Condition	this home 8 · comparable 7	+$26,707
Distance to beach	this home 3.06 km · comparable 3.55 km	+$5,889
Year built	this home 1997 · comparable 1992	+$5,700
Micro-location	this home 0.0556 · comparable 0.0462	+$5,021
Net adjustment		+$340,783

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

25 Pristine Court

Sold 27 July 2026 · 0.52 km away

Sold for

$1,477,500

Adjusted to this home

$1,832,100

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 142 m²	+$127,236
Land size	this home 919 m² · comparable 433 m²	+$75,122
Street	this home 0.15 · comparable -0.0146	+$68,347
Bedrooms	this home 4 · comparable 3	+$46,443
Condition	this home 8 · comparable 7	+$20,762
Micro-location	this home 0.0556 · comparable 0.0287	+$11,170
Distance to beach	this home 3.06 km · comparable 3.56 km	+$4,671
Year built	this home 1997 · comparable 1996	+$849
Net adjustment		+$354,600

A further 10 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

$1,470,385

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 149.41 m²	+$134,766
Land size	this home 919 m² · comparable 420 m²	+$86,127
Bedrooms	this home 4 · comparable 3	+$51,860
Condition	this home 8 · comparable 7	+$18,594
Micro-location	this home 0.0556 · comparable 0.0704	−$5,504
Distance to beach	this home 3.06 km · comparable 2.9 km	−$1,338
Year built	this home 1997 · comparable 1996	+$948
Cladding	this home 2 · comparable 3	−$68
Net adjustment		+$285,385

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

8 Morea Court

Sold 27 August 2026 · 0.94 km away

Sold for

$1,230,000

Adjusted to this home

$1,527,751

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 148.5 m²	+$175,762
Land size	this home 919 m² · comparable 473 m²	+$99,733
Condition	this home 8 · comparable 7	+$25,004
Car spaces	this home 2 · comparable 4	−$19,740
Micro-location	this home 0.0556 · comparable 0.0312	+$12,202
Distance to beach	this home 3.06 km · comparable 3.93 km	+$9,789
Year built	this home 1997 · comparable 2001	−$4,911
Cladding	this home 2 · comparable 3	−$88
Net adjustment		+$297,751

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

28 Pristine Court

Sold 8 October 2026 · 0.49 km away

Sold for

$1,170,000

Adjusted to this home

$1,432,804

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 141.71 m²	+$103,132
Land size	this home 919 m² · comparable 414 m²	+$63,144
Street	this home 0.15 · comparable -0.0146	+$43,782
Bedrooms	this home 4 · comparable 3	+$37,570
Condition	this home 8 · comparable 7	+$13,299
Pool	this home 0 · comparable 1	−$8,061
Micro-location	this home 0.0556 · comparable 0.0342	+$5,692
Distance to beach	this home 3.06 km · comparable 3.54 km	+$2,873
Year built	this home 1997 · comparable 1995	+$1,373
Net adjustment		+$262,804

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 · 1.03 km away

Sold for

$1,250,000

Adjusted to this home

$1,552,328

What we added and subtracted to make this sale comparable to 4 Washington Court
Floor area	this home 286 m² · comparable 156 m²	+$151,730
Land size	this home 919 m² · comparable 188 m²	+$149,254
Water views	this home 0 · comparable 1	−$88,581
Bedrooms	this home 4 · comparable 3	+$61,349
Street	this home 0.15 · comparable 0.064	+$39,908
Year built	this home 1997 · comparable 2009	−$13,454
Distance to beach	this home 3.06 km · comparable 4.09 km	+$10,504
Air conditioning	this home 0 · comparable 1	−$9,281
Micro-location	this home 0.0556 · comparable 0.0436	+$5,569
Storeys	this home 1 · comparable 2	−$4,670
Net adjustment		+$302,328

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 4 Washington 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 4 Washington 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

17 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 Washington 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

25 Pristine Court

16 Stanford Avenue

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 4 Washington Court sit?