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.

18 Massachusetts Court

Sold 9 July 2026 · 0.71 km away

Sold for

$1,450,000

Adjusted to this home

$1,453,043

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Floor area	this home 156 m² · comparable 137 m²	+$39,094
Land size	this home 1094 m² · comparable 630 m²	+$29,696
Micro-location	this home 0.0458 · comparable 0.0654	−$22,736
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 3.51 km · comparable 3.09 km	−$10,962
Street	this home 0.0563 · comparable 0.0616	−$6,148
Year built	this home 1993 · comparable 1997	−$5,901
Net adjustment		+$3,043

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

3 Massachusetts Court

Sold 22 July 2026 · 0.80 km away

Sold for

$1,400,000

Adjusted to this home

$1,483,958

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Floor area	this home 156 m² · comparable 120.1 m²	+$73,868
Land size	this home 1094 m² · comparable 410 m²	+$43,776
Micro-location	this home 0.0458 · comparable 0.0574	−$12,992
Distance to beach	this home 3.51 km · comparable 3.1 km	−$10,332
Street	this home 0.0563 · comparable 0.0616	−$5,936
Year built	this home 1993 · comparable 1996	−$4,426
Net adjustment		+$83,958

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.45 km away

Sold for

$1,400,000

Adjusted to this home

$1,519,338

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$75,082
Condition	this home 7 · comparable 8	−$56,000
Land size	this home 1094 m² · comparable 405 m²	+$44,096
Micro-location	this home 0.0458 · comparable 0.0223	+$26,320
Floor area	this home 156 m² · comparable 145 m²	+$22,634
Cladding	this home 2 · comparable 3	−$20,000
Street	this home 0.0563 · comparable 0.0386	+$19,824
Distance to beach	this home 3.51 km · comparable 3.92 km	+$10,332
Year built	this home 1993 · comparable 1995	−$2,950
Net adjustment		+$119,338

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

8 Cumberland Drive

Sold 3 June 2026 · 0.06 km away

Sold for

$1,415,000

Adjusted to this home

$1,508,387

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$75,082
Land size	this home 1094 m² · comparable 703 m²	+$25,024
Floor area	this home 156 m² · comparable 167.88 m²	−$24,444
Pool	this home 1 · comparable 0	+$15,685
Year built	this home 1993 · comparable 1992	+$1,475
Distance to beach	this home 3.51 km · comparable 3.55 km	+$1,018
Micro-location	this home 0.0458 · comparable 0.0462	−$453
Net adjustment		+$93,387

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

31 Roundelay Drive

Sold 30 July 2026 · 0.58 km away

Sold for

$1,380,000

Adjusted to this home

$1,497,579

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Street	this home 0.0563 · comparable -0.023	+$87,547
Condition	this home 7 · comparable 8	−$55,200
Land size	this home 1094 m² · comparable 420 m²	+$43,136
Micro-location	this home 0.0458 · comparable 0.0311	+$16,229
Pool	this home 1 · comparable 0	+$15,685
Floor area	this home 156 m² · comparable 151.3 m²	+$9,670
Distance to beach	this home 3.51 km · comparable 3.59 km	+$1,987
Year built	this home 1993 · comparable 1994	−$1,475
Net adjustment		+$117,579

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

5 Pristine Court

Sold 21 November 2025 · 0.66 km away

Sold for

$1,490,000

Adjusted to this home

$1,456,611

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Floor area	this home 156 m² · comparable 225 m²	−$141,974
Street	this home 0.0563 · comparable -0.0146	+$84,513
Condition	this home 7 · comparable 8	−$59,600
Land size	this home 1094 m² · comparable 401 m²	+$44,352
Micro-location	this home 0.0458 · comparable 0.0136	+$38,382
Distance to beach	this home 3.51 km · comparable 3.71 km	+$5,364
Year built	this home 1993 · comparable 1996	−$4,426
Net adjustment		−$33,389

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

16 Stanford Avenue

Sold 25 September 2026 · 0.72 km away

Sold for

$1,185,000

Adjusted to this home

$1,271,704

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Bedrooms	this home 4 · comparable 3	+$75,082
Land size	this home 1094 m² · comparable 420 m²	+$43,136
Micro-location	this home 0.0458 · comparable 0.0704	−$23,321
Cladding	this home 2 · comparable 3	−$20,000
Pool	this home 1 · comparable 0	+$15,685
Floor area	this home 156 m² · comparable 149.41 m²	+$13,559
Distance to beach	this home 3.51 km · comparable 2.9 km	−$13,011
Year built	this home 1993 · comparable 1996	−$4,426
Net adjustment		+$86,704

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

56 Southlake Drive

Sold 21 July 2026 · 0.41 km away

Sold for

$1,660,000

Adjusted to this home

$1,526,998

What we added and subtracted to make this sale comparable to 9 Cumberland Drive
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 156 m² · comparable 133 m²	+$47,325
Land size	this home 1094 m² · comparable 432 m²	+$42,368
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 3.51 km · comparable 3.76 km	+$7,470
Street	this home 0.0563 · comparable 0.0515	+$6,374
Micro-location	this home 0.0458 · comparable 0.0447	+$1,461
Net adjustment		−$133,002

A further 9 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 9 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 9 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 →

9 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

18 Massachusetts Court

3 Massachusetts Court

9 Gainsborough Drive

8 Cumberland Drive

31 Roundelay Drive

5 Pristine Court

16 Stanford Avenue

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Cumberland Drive sit?