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 · 0.27 km away

Sold for

$1,700,000

Adjusted to this home

$1,670,981

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 680 m² · comparable 637 m²	+$21,362
Micro-location	this home 0.0183 · comparable 0.0333	−$20,400
Floor area	this home 207 m² · comparable 188 m²	+$17,237
Bedrooms	this home 5 · comparable 4	+$16,634
Distance to beach	this home 3.95 km · comparable 3.99 km	+$1,224
Year built	this home 2001 · comparable 2002	−$1,076
Net adjustment		−$29,019

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

17 North Shore Avenue

Sold 22 April 2026 · 0.10 km away

Sold for

$1,685,000

Adjusted to this home

$1,707,512

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Land size	this home 680 m² · comparable 411 m²	+$133,639
Condition	this home 9 · comparable 8	+$101,100
Bathrooms	this home 2 · comparable 3	−$76,546
Floor area	this home 207 m² · comparable 289.47 m²	−$74,817
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 3 · comparable 1	+$13,563
Micro-location	this home 0.0183 · comparable 0.021	−$3,640
Distance to beach	this home 3.95 km · comparable 3.99 km	+$1,213
Net adjustment		+$22,512

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

18 Blue Ridge Crescent

Sold 12 November 2025 · 0.46 km away

Sold for

$1,775,000

Adjusted to this home

$1,729,252

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Land size	this home 680 m² · comparable 500 m²	+$89,424
Bathrooms	this home 2 · comparable 3	−$76,546
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0183 · comparable 0.0306	−$17,466
Bedrooms	this home 5 · comparable 6	−$16,634
Distance to beach	this home 3.95 km · comparable 4.35 km	+$9,798
Cladding	this home 3 · comparable 2	+$6,782
Floor area	this home 207 m² · comparable 208.22 m²	−$1,106
Net adjustment		−$45,748

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

95 Bayswater Ave

Sold 7 March 2026 · 1.00 km away

Sold for

$1,682,500

Adjusted to this home

$1,525,204

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Micro-location	this home 0.0183 · comparable 0.116	−$131,504
Land size	this home 680 m² · comparable 488 m²	+$95,386
Floor area	this home 207 m² · comparable 294.19 m²	−$79,098
Bathrooms	this home 2 · comparable 3	−$76,546
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 3.95 km · comparable 4.5 km	+$12,618
Year built	this home 2001 · comparable 2003	−$2,152
Net adjustment		−$157,296

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.78 km away

Sold for

$1,570,000

Adjusted to this home

$1,773,704

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Land size	this home 680 m² · comparable 331 m²	+$173,383
Condition	this home 9 · comparable 8	+$94,200
Micro-location	this home 0.0183 · comparable 0.0807	−$78,374
Street	this home 0.1355 · comparable 0.15	−$18,212
Bedrooms	this home 5 · comparable 4	+$16,634
Cladding	this home 3 · comparable 1	+$13,563
Year built	this home 2001 · comparable 2010	−$9,684
Floor area	this home 207 m² · comparable 199 m²	+$7,258
Distance to beach	this home 3.95 km · comparable 4.17 km	+$4,936
Net adjustment		+$203,704

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

8 Morea Court

Sold 27 August 2026 · 0.34 km away

Sold for

$1,230,000

Adjusted to this home

$1,512,407

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Condition	this home 9 · comparable 7	+$123,000
Land size	this home 680 m² · comparable 473 m²	+$102,838
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 207 m² · comparable 148.5 m²	+$53,071
Bedrooms	this home 5 · comparable 4	+$16,634
Micro-location	this home 0.0183 · comparable 0.0312	−$12,694
Distance to beach	this home 3.95 km · comparable 3.93 km	−$442
Net adjustment		+$282,407

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

3 Massachusetts Court

Sold 22 July 2026 · 1.09 km away

Sold for

$1,400,000

Adjusted to this home

$1,726,195

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Condition	this home 9 · comparable 7	+$114,362
Land size	this home 680 m² · comparable 410 m²	+$109,573
Street	this home 0.1355 · comparable 0.0616	+$67,611
Floor area	this home 207 m² · comparable 120.1 m²	+$64,399
Micro-location	this home 0.0183 · comparable 0.0574	−$35,773
Distance to beach	this home 3.95 km · comparable 3.1 km	−$17,498
Bedrooms	this home 5 · comparable 4	+$13,587
Cladding	this home 3 · comparable 2	+$5,540
Year built	this home 2001 · comparable 1996	+$4,394
Net adjustment		+$326,195

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

1 Elizabeth Crescent

Sold 1 November 2025 · 0.70 km away

Sold for

$1,850,000

Adjusted to this home

$1,718,211

What we added and subtracted to make this sale comparable to 7 North Shore Avenue
Water views	this home 0 · comparable 1	−$246,714
Land size	this home 680 m² · comparable 389 m²	+$144,569
Floor area	this home 207 m² · comparable 132.5 m²	+$67,586
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0183 · comparable 0.0506	−$47,804
Storeys	this home 1 · comparable 2	−$40,000
Street	this home 0.1355 · comparable 0.15	−$21,460
Bedrooms	this home 5 · comparable 4	+$16,634
Year built	this home 2001 · comparable 2010	−$9,684
Distance to beach	this home 3.95 km · comparable 4.14 km	+$5,084
Net adjustment		−$131,789

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 7 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 7 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.

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 →

7 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

45 North Shore Avenue

17 North Shore Avenue

18 Blue Ridge Crescent

95 Bayswater Ave

22 Elizabeth Crescent

8 Morea Court

3 Massachusetts Court

1 Elizabeth Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 7 North Shore Avenue sit?