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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.56 km away

Sold for

$1,400,000

Adjusted to this home

$1,378,921

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Street	this home -0.0117 · comparable 0.0386	−$56,336
Land size	this home 680 m² · comparable 405 m²	+$37,180
Year built	this home 1988 · comparable 1995	−$22,215
Micro-location	this home 0.0361 · comparable 0.0223	+$15,456
Distance to beach	this home 3.39 km · comparable 3.92 km	+$13,356
Floor area	this home 140 m² · comparable 145 m²	−$8,520
Net adjustment		−$21,079

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

39 Brier Crescent

Sold 16 May 2026 · 1.05 km away

Sold for

$1,302,000

Adjusted to this home

$1,311,868

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Year built	this home 1988 · comparable 2013	−$79,340
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$60,555
Cladding	this home 3 · comparable 1	+$38,443
Micro-location	this home 0.0361 · comparable 0.0157	+$21,249
Distance to beach	this home 3.39 km · comparable 4.35 km	+$20,311
Street	this home -0.0117 · comparable -0.0225	+$11,250
Land size	this home 680 m² · comparable 708 m²	−$3,786
Floor area	this home 140 m² · comparable 141 m²	−$1,704
Net adjustment		+$9,868

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

31 Roundelay Drive

Sold 30 July 2026 · 0.96 km away

Sold for

$1,380,000

Adjusted to this home

$1,379,277

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Bedrooms	this home 3 · comparable 4	−$103,763
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 680 m² · comparable 420 m²	+$35,152
Floor area	this home 140 m² · comparable 151.3 m²	−$19,255
Cladding	this home 3 · comparable 2	+$19,222
Year built	this home 1988 · comparable 1994	−$19,042
Street	this home -0.0117 · comparable -0.023	+$12,475
Micro-location	this home 0.0361 · comparable 0.0311	+$5,520
Distance to beach	this home 3.39 km · comparable 3.59 km	+$4,968
Net adjustment		−$723

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

16 Stanford Avenue

Sold 25 September 2026 · 0.88 km away

Sold for

$1,185,000

Adjusted to this home

$1,199,760

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 680 m² · comparable 420 m²	+$35,152
Micro-location	this home 0.0361 · comparable 0.0704	−$32,517
Year built	this home 1988 · comparable 1996	−$25,389
Floor area	this home 140 m² · comparable 149.41 m²	−$16,034
Distance to beach	this home 3.39 km · comparable 2.9 km	−$10,452
Net adjustment		+$14,760

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

8 Cumberland Drive

Sold 3 June 2026 · 0.35 km away

Sold for

$1,415,000

Adjusted to this home

$1,350,576

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Street	this home -0.0117 · comparable 0.0563	−$76,976
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 140 m² · comparable 167.88 m²	−$47,507
Cladding	this home 3 · comparable 2	+$19,222
Year built	this home 1988 · comparable 1992	−$12,694
Micro-location	this home 0.0361 · comparable 0.0462	−$11,434
Distance to beach	this home 3.39 km · comparable 3.55 km	+$4,075
Land size	this home 680 m² · comparable 703 m²	−$3,110
Net adjustment		−$64,424

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

28 Pristine Court

Sold 8 October 2026 · 1.12 km away

Sold for

$1,170,000

Adjusted to this home

$1,207,707

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Land size	this home 680 m² · comparable 414 m²	+$35,963
Year built	this home 1988 · comparable 1995	−$22,215
Cladding	this home 3 · comparable 2	+$19,222
Distance to beach	this home 3.39 km · comparable 3.54 km	+$3,159
Floor area	this home 140 m² · comparable 141.71 m²	−$2,914
Street	this home -0.0117 · comparable -0.0146	+$2,714
Micro-location	this home 0.0361 · comparable 0.0342	+$1,778
Net adjustment		+$37,707

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

3 Dorothy Place

Sold 27 March 2026 · 0.78 km away

Sold for

$1,300,000

Adjusted to this home

$1,348,823

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Land size	this home 680 m² · comparable 410 m²	+$36,504
Year built	this home 1988 · comparable 1995	−$22,215
Cladding	this home 3 · comparable 2	+$19,222
Floor area	this home 140 m² · comparable 129.58 m²	+$17,756
Micro-location	this home 0.0361 · comparable 0.0479	−$12,272
Distance to beach	this home 3.39 km · comparable 3.81 km	+$9,828
Net adjustment		+$48,823

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

4 Pascali Court

Sold 5 August 2026 · 1.07 km away

Sold for

$1,150,000

Adjusted to this home

$1,257,167

What we added and subtracted to make this sale comparable to 84 Mattocks Road
Land size	this home 680 m² · comparable 423 m²	+$34,746
Floor area	this home 140 m² · comparable 125.33 m²	+$24,998
Street	this home -0.0117 · comparable -0.0364	+$22,724
Year built	this home 1988 · comparable 1995	−$22,215
Micro-location	this home 0.0361 · comparable 0.0123	+$21,896
Cladding	this home 3 · comparable 2	+$19,222
Distance to beach	this home 3.39 km · comparable 3.67 km	+$5,796
Net adjustment		+$107,167

A further 10 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 84 Mattocks Road 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 84 Mattocks Road 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 →

84 Mattocks Road

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

9 Gainsborough Drive

39 Brier Crescent

31 Roundelay Drive

16 Stanford Avenue

8 Cumberland Drive

28 Pristine Court

3 Dorothy Place

4 Pascali Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 84 Mattocks Road sit?