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.

45 North Shore Avenue

Sold 22 April 2026 · 1.28 km away

Sold for

$1,700,000

Adjusted to this home

$1,741,645

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Street	this home -0.0054 · comparable 0.1355	−$191,624
Bedrooms	this home 5 · comparable 4	+$131,878
Floor area	this home 246 m² · comparable 188 m²	+$112,102
Condition	this home 8 · comparable 9	−$102,000
Bathrooms	this home 3 · comparable 2	+$82,342
Micro-location	this home 0.0713 · comparable 0.0333	+$51,680
Distance to beach	this home 2.81 km · comparable 3.99 km	+$36,108
Car spaces	this home 2 · comparable 4	−$28,277
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 1995 · comparable 2002	−$19,600
Pool	this home 0 · comparable 1	−$14,218
Land size	this home 673 m² · comparable 637 m²	+$3,254
Net adjustment		+$41,645

A further 6 factors were compared and found the same on both properties, so no money moved.

32 Warbler Parade

Sold 5 December 2025 · 0.28 km away

Sold for

$1,580,000

Adjusted to this home

$1,661,529

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Bedrooms	this home 5 · comparable 4	+$131,878
Street	this home -0.0054 · comparable 0.0764	−$103,395
Condition	this home 8 · comparable 9	−$94,800
Bathrooms	this home 3 · comparable 2	+$82,342
Floor area	this home 246 m² · comparable 205.68 m²	+$77,930
Micro-location	this home 0.0713 · comparable 0.0499	+$27,050
Cladding	this home 2 · comparable 3	−$20,000
Pool	this home 0 · comparable 1	−$14,218
Distance to beach	this home 2.81 km · comparable 2.66 km	−$4,266
Year built	this home 1995 · comparable 1996	−$2,800
Land size	this home 673 m² · comparable 653 m²	+$1,808
Net adjustment		+$81,529

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

45 Warbler Parade

Sold 14 October 2025 · 0.33 km away

Sold for

$1,590,000

Adjusted to this home

$1,748,262

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Floor area	this home 246 m² · comparable 151.5 m²	+$182,650
Bedrooms	this home 5 · comparable 4	+$131,878
Street	this home -0.0054 · comparable 0.0764	−$104,050
Condition	this home 8 · comparable 9	−$95,400
Bathrooms	this home 3 · comparable 2	+$82,342
Car spaces	this home 2 · comparable 4	−$28,277
Micro-location	this home 0.0713 · comparable 0.0516	+$25,058
Pool	this home 0 · comparable 1	−$14,218
Land size	this home 673 m² · comparable 781 m²	−$9,763
Distance to beach	this home 2.81 km · comparable 2.49 km	−$9,158
Year built	this home 1995 · comparable 1996	−$2,800
Net adjustment		+$158,262

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

4 Barbie Avenue

Sold 5 August 2026 · 1.26 km away

Sold for

$1,515,000

Adjusted to this home

$1,786,304

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Floor area	this home 246 m² · comparable 151 m²	+$183,616
Bedrooms	this home 5 · comparable 4	+$131,878
Condition	this home 8 · comparable 9	−$90,900
Bathrooms	this home 3 · comparable 2	+$82,342
Cladding	this home 2 · comparable 4	−$40,000
Distance to beach	this home 2.81 km · comparable 3.98 km	+$31,906
Car spaces	this home 2 · comparable 4	−$28,277
Micro-location	this home 0.0713 · comparable 0.0574	+$16,846
Pool	this home 0 · comparable 1	−$14,218
Year built	this home 1995 · comparable 1999	−$11,200
Land size	this home 673 m² · comparable 570 m²	+$9,311
Net adjustment		+$271,304

A further 6 factors were compared and found the same on both properties, so no money moved.

3 Massachusetts Court

Sold 22 July 2026 · 0.30 km away

Sold for

$1,400,000

Adjusted to this home

$1,701,403

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Floor area	this home 246 m² · comparable 120.1 m²	+$156,665
Bedrooms	this home 5 · comparable 4	+$84,905
Bathrooms	this home 3 · comparable 2	+$53,013
Street	this home -0.0054 · comparable 0.0616	−$48,312
Condition	this home 8 · comparable 7	+$36,054
Land size	this home 673 m² · comparable 410 m²	+$15,306
Micro-location	this home 0.0713 · comparable 0.0574	+$10,023
Pool	this home 0 · comparable 1	−$9,154
Distance to beach	this home 2.81 km · comparable 3.1 km	+$4,705
Year built	this home 1995 · comparable 1996	−$1,802
Net adjustment		+$301,403

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

18 Massachusetts Court

Sold 9 July 2026 · 0.29 km away

Sold for

$1,450,000

Adjusted to this home

$1,775,396

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Floor area	this home 246 m² · comparable 137 m²	+$210,675
Bedrooms	this home 5 · comparable 4	+$131,878
Bathrooms	this home 3 · comparable 2	+$82,342
Street	this home -0.0054 · comparable 0.0616	−$77,720
Cladding	this home 2 · comparable 3	−$20,000
Pool	this home 0 · comparable 1	−$14,218
Distance to beach	this home 2.81 km · comparable 3.09 km	+$7,308
Micro-location	this home 0.0713 · comparable 0.0654	+$6,844
Year built	this home 1995 · comparable 1997	−$5,600
Land size	this home 673 m² · comparable 630 m²	+$3,887
Net adjustment		+$325,396

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

31 Roundelay Drive

Sold 30 July 2026 · 0.79 km away

Sold for

$1,380,000

Adjusted to this home

$1,766,494

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Floor area	this home 246 m² · comparable 151.3 m²	+$139,775
Bedrooms	this home 5 · comparable 4	+$100,709
Bathrooms	this home 3 · comparable 2	+$62,881
Micro-location	this home 0.0713 · comparable 0.0311	+$33,891
Land size	this home 673 m² · comparable 420 m²	+$17,466
Street	this home -0.0054 · comparable -0.023	+$14,838
Distance to beach	this home 2.81 km · comparable 3.59 km	+$14,796
Year built	this home 1995 · comparable 1994	+$2,138
Net adjustment		+$386,494

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

5 Thornleigh Crescent

Sold 11 October 2025 · 1.12 km away

Sold for

$1,975,000

Adjusted to this home

$1,739,940

What we added and subtracted to make this sale comparable to 45 Northwestern Court
Street	this home -0.0054 · comparable 0.1043	−$173,326
Condition	this home 8 · comparable 9	−$118,500
Floor area	this home 246 m² · comparable 211 m²	+$67,648
Micro-location	this home 0.0713 · comparable 0.0411	+$47,716
Distance to beach	this home 2.81 km · comparable 3.69 km	+$31,284
Storeys	this home 1 · comparable 2	−$29,645
Car spaces	this home 2 · comparable 4	−$28,277
Cladding	this home 2 · comparable 3	−$20,000
Pool	this home 0 · comparable 1	−$14,218
Year built	this home 1995 · comparable 1994	+$2,800
Land size	this home 673 m² · comparable 679 m²	−$542
Net adjustment		−$235,060

A further 7 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 45 Northwestern 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 45 Northwestern 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

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 →

45 Northwestern Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

45 North Shore Avenue

32 Warbler Parade

45 Warbler Parade

4 Barbie Avenue

3 Massachusetts Court

18 Massachusetts Court

31 Roundelay Drive

5 Thornleigh Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 45 Northwestern Court sit?