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 · 0.66 km away

Sold for

$1,170,000

Adjusted to this home

$1,137,151

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$66,362
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Land size	this home 511 m² · comparable 414 m²	+$13,425
Micro-location	this home 0.0464 · comparable 0.0342	+$11,419
Pool	this home 0 · comparable 1	−$9,711
Floor area	this home 146 m² · comparable 141.71 m²	+$7,798
Year built	this home 1993 · comparable 1995	−$5,134
Distance to beach	this home 3.72 km · comparable 3.54 km	−$3,790
Net adjustment		−$32,849

A further 9 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

$1,220,996

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Street	this home 0.0563 · comparable -0.0146	+$69,198
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Micro-location	this home 0.0464 · comparable 0.0126	+$32,989
Land size	this home 511 m² · comparable 426 m²	+$11,764
Floor area	this home 146 m² · comparable 143.96 m²	+$3,708
Year built	this home 1993 · comparable 1994	−$2,567
Distance to beach	this home 3.72 km · comparable 3.68 km	−$878
Net adjustment		+$996

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

4 Pascali Court

Sold 5 August 2026 · 0.56 km away

Sold for

$1,150,000

Adjusted to this home

$1,233,307

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Street	this home 0.0563 · comparable -0.0364	+$85,284
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Condition	this home 7 · comparable 6	+$46,000
Floor area	this home 146 m² · comparable 125.33 m²	+$37,570
Micro-location	this home 0.0464 · comparable 0.0123	+$31,372
Land size	this home 511 m² · comparable 423 m²	+$12,179
Pool	this home 0 · comparable 1	−$9,711
Year built	this home 1993 · comparable 1995	−$5,134
Distance to beach	this home 3.72 km · comparable 3.67 km	−$1,035
Net adjustment		+$83,307

A further 8 factors were compared and found the same on both properties, so no money moved.

3 Dorothy Place

Sold 27 March 2026 · 0.19 km away

Sold for

$1,300,000

Adjusted to this home

$1,268,306

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Condition	this home 7 · comparable 6	+$52,000
Floor area	this home 146 m² · comparable 129.58 m²	+$29,845
Land size	this home 511 m² · comparable 410 m²	+$13,978
Pool	this home 0 · comparable 1	−$9,711
Year built	this home 1993 · comparable 1995	−$5,134
Distance to beach	this home 3.72 km · comparable 3.81 km	+$2,106
Micro-location	this home 0.0464 · comparable 0.0479	−$1,560
Net adjustment		−$31,694

A further 8 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

$1,190,313

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Bedrooms	this home 3 · comparable 4	−$122,871
Street	this home 0.0563 · comparable -0.023	+$87,547
Car spaces	this home 1 · comparable 2	−$61,218
Condition	this home 7 · comparable 8	−$55,200
Bathrooms	this home 1 · comparable 2	−$52,000
Micro-location	this home 0.0464 · comparable 0.0311	+$16,891
Land size	this home 511 m² · comparable 420 m²	+$12,594
Floor area	this home 146 m² · comparable 151.3 m²	−$9,634
Distance to beach	this home 3.72 km · comparable 3.59 km	−$3,229
Year built	this home 1993 · comparable 1994	−$2,567
Net adjustment		−$189,687

A further 8 factors were compared and found the same on both properties, so no money moved.

9 Gainsborough Drive

Sold 14 September 2026 · 0.37 km away

Sold for

$1,400,000

Adjusted to this home

$1,277,051

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Car spaces	this home 1 · comparable 2	−$61,218
Condition	this home 7 · comparable 8	−$56,000
Bathrooms	this home 1 · comparable 2	−$52,000
Micro-location	this home 0.0464 · comparable 0.0223	+$26,992
Street	this home 0.0563 · comparable 0.0386	+$19,824
Land size	this home 511 m² · comparable 405 m²	+$14,670
Pool	this home 0 · comparable 1	−$9,711
Cladding	this home 2 · comparable 3	−$7,230
Year built	this home 1993 · comparable 1995	−$5,134
Distance to beach	this home 3.72 km · comparable 3.92 km	+$5,040
Floor area	this home 146 m² · comparable 145 m²	+$1,818
Net adjustment		−$122,949

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

3 Massachusetts Court

Sold 22 July 2026 · 0.85 km away

Sold for

$1,400,000

Adjusted to this home

$1,173,672

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Bedrooms	this home 3 · comparable 4	−$122,871
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 146 m² · comparable 120.1 m²	+$47,076
Distance to beach	this home 3.72 km · comparable 3.1 km	−$15,624
Land size	this home 511 m² · comparable 410 m²	+$13,978
Micro-location	this home 0.0464 · comparable 0.0574	−$12,320
Pool	this home 0 · comparable 1	−$9,711
Year built	this home 1993 · comparable 1996	−$7,702
Street	this home 0.0563 · comparable 0.0616	−$5,936
Net adjustment		−$226,328

A further 8 factors were compared and found the same on both properties, so no money moved.

8 Cumberland Drive

Sold 3 June 2026 · 0.25 km away

Sold for

$1,415,000

Adjusted to this home

$1,233,903

What we added and subtracted to make this sale comparable to 40 Cumberland Drive
Car spaces	this home 1 · comparable 2	−$61,218
Bathrooms	this home 1 · comparable 2	−$52,000
Floor area	this home 146 m² · comparable 167.88 m²	−$39,769
Land size	this home 511 m² · comparable 703 m²	−$26,573
Distance to beach	this home 3.72 km · comparable 3.55 km	−$4,330
Year built	this home 1993 · comparable 1992	+$2,567
Micro-location	this home 0.0464 · comparable 0.0462	+$226
Net adjustment		−$181,097

A further 11 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 40 Cumberland 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 40 Cumberland 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

18 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 →

40 Cumberland Drive

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

6 Pristine Court

4 Pascali Court

3 Dorothy Place

31 Roundelay Drive

9 Gainsborough Drive

3 Massachusetts Court

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Cumberland Drive sit?