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.

17 North Shore Avenue

Sold 22 April 2026 · 0.21 km away

Sold for

$1,685,000

Adjusted to this home

$1,635,159

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Land size	this home 640 m² · comparable 411 m²	+$119,996
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 215 m² · comparable 289.47 m²	−$57,610
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 4 · comparable 5	−$31,822
Micro-location	this home 0.0332 · comparable 0.021	+$16,446
Year built	this home 2002 · comparable 2001	+$2,864
Bathrooms	this home 2 · comparable 3	−$2,745
Distance to beach	this home 4.03 km · comparable 3.99 km	−$970
Net adjustment		−$49,841

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

8 Duxton Dr

Sold 20 May 2026 · 0.25 km away

Sold for

$1,468,000

Adjusted to this home

$1,578,819

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Land size	this home 640 m² · comparable 500 m²	+$73,360
Floor area	this home 215 m² · comparable 185.4 m²	+$22,898
Micro-location	this home 0.0332 · comparable 0.0239	+$10,922
Year built	this home 2002 · comparable 2001	+$2,864
Distance to beach	this home 4.03 km · comparable 4.07 km	+$775
Net adjustment		+$110,819

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

45 North Shore Avenue

Sold 22 April 2026 · 0.04 km away

Sold for

$1,700,000

Adjusted to this home

$1,593,344

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 215 m² · comparable 188 m²	+$20,887
Land size	this home 640 m² · comparable 637 m²	+$1,572
Distance to beach	this home 4.03 km · comparable 3.99 km	−$979
Micro-location	this home 0.0332 · comparable 0.0333	−$136
Net adjustment		−$106,656

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.48 km away

Sold for

$1,570,000

Adjusted to this home

$1,622,412

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Land size	this home 640 m² · comparable 331 m²	+$161,916
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0332 · comparable 0.0807	−$59,660
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$22,912
Street	this home 0.1355 · comparable 0.15	−$18,212
Floor area	this home 215 m² · comparable 199 m²	+$12,378
Distance to beach	this home 4.03 km · comparable 4.17 km	+$2,902
Net adjustment		+$52,412

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

95 Bayswater Ave

Sold 7 March 2026 · 0.71 km away

Sold for

$1,682,500

Adjusted to this home

$1,522,444

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Micro-location	this home 0.0332 · comparable 0.116	−$111,449
Land size	this home 640 m² · comparable 488 m²	+$79,648
Floor area	this home 215 m² · comparable 294.19 m²	−$61,262
Storeys	this home 1 · comparable 2	−$40,000
Bedrooms	this home 4 · comparable 5	−$31,822
Distance to beach	this home 4.03 km · comparable 4.5 km	+$10,438
Year built	this home 2002 · comparable 2003	−$2,864
Bathrooms	this home 2 · comparable 3	−$2,745
Net adjustment		−$160,056

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

11 Grenada Court

Sold 12 June 2026 · 0.88 km away

Sold for

$1,350,000

Adjusted to this home

$1,561,337

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Land size	this home 640 m² · comparable 295 m²	+$180,780
Micro-location	this home 0.0332 · comparable 0.1321	−$106,812
Floor area	this home 215 m² · comparable 118.7 m²	+$74,498
Bedrooms	this home 4 · comparable 3	+$31,822
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.03 km · comparable 4.65 km	+$11,049
Net adjustment		+$211,337

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

14 Windemere Crescent

Sold 10 March 2026 · 0.11 km away

Sold for

$1,350,000

Adjusted to this home

$1,530,869

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Water views	this home 0 · comparable 1	−$158,938
Land size	this home 640 m² · comparable 400 m²	+$125,760
Street	this home 0.1355 · comparable 0.0323	+$111,456
Floor area	this home 215 m² · comparable 123.36 m²	+$70,893
Bedrooms	this home 4 · comparable 3	+$31,822
Micro-location	this home 0.0332 · comparable 0.0348	−$1,728
Distance to beach	this home 4.03 km · comparable 4.12 km	+$1,604
Net adjustment		+$180,869

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

22 Mapleton Circuit

Sold 1 June 2026 · 0.27 km away

Sold for

$1,500,000

Adjusted to this home

$1,704,658

What we added and subtracted to make this sale comparable to 41 North Shore Avenue
Street	this home 0.1355 · comparable 0.0232	+$134,760
Bedrooms	this home 4 · comparable 3	+$31,822
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.0332 · comparable 0.0233	+$11,880
Distance to beach	this home 4.03 km · comparable 4.28 km	+$4,950
Floor area	this home 215 m² · comparable 213.39 m²	+$1,246
Net adjustment		+$204,658

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 41 North Shore Avenue 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 41 North Shore Avenue 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.

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See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

41 North Shore Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

17 North Shore Avenue

8 Duxton Dr

45 North Shore Avenue

22 Elizabeth Crescent

95 Bayswater Ave

11 Grenada Court

14 Windemere Crescent

22 Mapleton Circuit

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 41 North Shore Avenue sit?