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.

3 Massachusetts Court

Sold 22 July 2026 · 0.05 km away

Sold for

$1,400,000

Adjusted to this home

$1,390,801

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Bedrooms	this home 3 · comparable 4	−$125,698
Condition	this home 8 · comparable 7	+$56,000
Floor area	this home 139 m² · comparable 120.1 m²	+$46,690
Micro-location	this home 0.0636 · comparable 0.0574	+$6,944
Cladding	this home 3 · comparable 2	+$6,677
Land size	this home 411 m² · comparable 410 m²	+$440
Distance to beach	this home 3.11 km · comparable 3.1 km	−$252
Net adjustment		−$9,199

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

31 Roundelay Drive

Sold 30 July 2026 · 0.49 km away

Sold for

$1,380,000

Adjusted to this home

$1,406,138

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Bedrooms	this home 3 · comparable 4	−$125,698
Street	this home 0.0616 · comparable -0.023	+$93,398
Micro-location	this home 0.0636 · comparable 0.0311	+$35,880
Pool	this home 1 · comparable 0	+$32,792
Floor area	this home 139 m² · comparable 151.3 m²	−$30,386
Distance to beach	this home 3.11 km · comparable 3.59 km	+$11,923
Cladding	this home 3 · comparable 2	+$6,677
Year built	this home 1996 · comparable 1994	+$5,512
Land size	this home 411 m² · comparable 420 m²	−$3,960
Net adjustment		+$26,138

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

8 Cumberland Drive

Sold 3 June 2026 · 0.81 km away

Sold for

$1,415,000

Adjusted to this home

$1,359,171

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Land size	this home 411 m² · comparable 703 m²	−$128,480
Floor area	this home 139 m² · comparable 167.88 m²	−$71,345
Condition	this home 8 · comparable 7	+$56,600
Pool	this home 1 · comparable 0	+$32,792
Micro-location	this home 0.0636 · comparable 0.0462	+$19,697
Distance to beach	this home 3.11 km · comparable 3.55 km	+$11,206
Year built	this home 1996 · comparable 1992	+$11,024
Cladding	this home 3 · comparable 2	+$6,677
Street	this home 0.0616 · comparable 0.0563	+$6,000
Net adjustment		−$55,829

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

16 Stanford Avenue

Sold 25 September 2026 · 0.31 km away

Sold for

$1,185,000

Adjusted to this home

$1,224,590

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Condition	this home 8 · comparable 7	+$47,400
Pool	this home 1 · comparable 0	+$32,792
Floor area	this home 139 m² · comparable 149.41 m²	−$25,717
Micro-location	this home 0.0636 · comparable 0.0704	−$6,446
Distance to beach	this home 3.11 km · comparable 2.9 km	−$4,479
Land size	this home 411 m² · comparable 420 m²	−$3,960
Net adjustment		+$39,590

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

28 Pristine Court

Sold 8 October 2026 · 0.44 km away

Sold for

$1,170,000

Adjusted to this home

$1,326,116

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Street	this home 0.0616 · comparable -0.0146	+$71,323
Condition	this home 8 · comparable 7	+$46,800
Micro-location	this home 0.0636 · comparable 0.0342	+$27,518
Distance to beach	this home 3.11 km · comparable 3.54 km	+$9,056
Floor area	this home 139 m² · comparable 141.71 m²	−$6,694
Cladding	this home 3 · comparable 2	+$6,677
Year built	this home 1996 · comparable 1995	+$2,756
Land size	this home 411 m² · comparable 414 m²	−$1,320
Net adjustment		+$156,116

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

36 Roundelay Drive

Sold 23 December 2025 · 0.42 km away

Sold for

$1,352,000

Adjusted to this home

$1,392,060

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Street	this home 0.0616 · comparable -0.023	+$91,503
Condition	this home 8 · comparable 9	−$81,120
Floor area	this home 139 m² · comparable 161 m²	−$54,349
Micro-location	this home 0.0636 · comparable 0.0287	+$37,748
Pool	this home 1 · comparable 0	+$32,792
Distance to beach	this home 3.11 km · comparable 3.51 km	+$9,734
Year built	this home 1996 · comparable 1994	+$5,512
Land size	this home 411 m² · comparable 415 m²	−$1,760
Net adjustment		+$40,060

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

6 Pristine Court

Sold 30 June 2026 · 0.57 km away

Sold for

$1,220,000

Adjusted to this home

$1,382,793

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Street	this home 0.0616 · comparable -0.0146	+$74,371
Micro-location	this home 0.0636 · comparable 0.0126	+$49,776
Pool	this home 1 · comparable 0	+$32,792
Distance to beach	this home 3.11 km · comparable 3.68 km	+$12,518
Floor area	this home 139 m² · comparable 143.96 m²	−$12,253
Cladding	this home 3 · comparable 2	+$6,677
Land size	this home 411 m² · comparable 426 m²	−$6,600
Year built	this home 1996 · comparable 1994	+$5,512
Net adjustment		+$162,793

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

4 Pascali Court

Sold 5 August 2026 · 0.56 km away

Sold for

$1,150,000

Adjusted to this home

$1,375,540

What we added and subtracted to make this sale comparable to 9 Massachusetts Court
Condition	this home 8 · comparable 6	+$74,406
Street	this home 0.0616 · comparable -0.0364	+$72,918
Micro-location	this home 0.0636 · comparable 0.0123	+$38,170
Floor area	this home 139 m² · comparable 125.33 m²	+$27,312
Distance to beach	this home 3.11 km · comparable 3.67 km	+$9,375
Cladding	this home 3 · comparable 2	+$5,400
Land size	this home 411 m² · comparable 423 m²	−$4,270
Year built	this home 1996 · comparable 1995	+$2,229
Net adjustment		+$225,540

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 9 Massachusetts 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 9 Massachusetts 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 →

9 Massachusetts Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

3 Massachusetts Court

31 Roundelay Drive

8 Cumberland Drive

16 Stanford Avenue

28 Pristine Court

36 Roundelay Drive

6 Pristine Court

4 Pascali Court

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