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 · 0.64 km away

Sold for

$1,400,000

Adjusted to this home

$1,416,996

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 405 m²	+$121,000
Floor area	this home 118 m² · comparable 145 m²	−$69,682
Street	this home -0.0117 · comparable 0.0386	−$56,336
Micro-location	this home 0.0483 · comparable 0.0223	+$29,120
Year built	this home 1987 · comparable 1995	−$18,170
Distance to beach	this home 3.3 km · comparable 3.92 km	+$15,624
Cladding	this home 2 · comparable 3	−$4,560
Net adjustment		+$16,996

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

3 Massachusetts Court

Sold 22 July 2026 · 0.95 km away

Sold for

$1,400,000

Adjusted to this home

$1,354,208

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 410 m²	+$118,800
Street	this home -0.0117 · comparable 0.0616	−$82,096
Bedrooms	this home 3 · comparable 4	−$41,403
Year built	this home 1987 · comparable 1996	−$20,441
Micro-location	this home 0.0483 · comparable 0.0574	−$10,192
Floor area	this home 118 m² · comparable 120.1 m²	−$5,420
Distance to beach	this home 3.3 km · comparable 3.1 km	−$5,040
Net adjustment		−$45,792

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

16 Stanford Avenue

Sold 25 September 2026 · 0.74 km away

Sold for

$1,185,000

Adjusted to this home

$1,227,853

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 420 m²	+$114,400
Floor area	this home 118 m² · comparable 149.41 m²	−$81,063
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0483 · comparable 0.0704	−$20,951
Year built	this home 1987 · comparable 1996	−$20,441
Distance to beach	this home 3.3 km · comparable 2.9 km	−$8,532
Cladding	this home 2 · comparable 3	−$4,560
Net adjustment		+$42,853

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

28 Pristine Court

Sold 8 October 2026 · 1.04 km away

Sold for

$1,170,000

Adjusted to this home

$1,228,646

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 414 m²	+$117,040
Floor area	this home 118 m² · comparable 141.71 m²	−$61,190
Year built	this home 1987 · comparable 1995	−$18,170
Micro-location	this home 0.0483 · comparable 0.0342	+$13,198
Distance to beach	this home 3.3 km · comparable 3.54 km	+$5,054
Street	this home -0.0117 · comparable -0.0146	+$2,714
Net adjustment		+$58,646

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

4 Barbie Avenue

Sold 5 August 2026 · 0.86 km away

Sold for

$1,515,000

Adjusted to this home

$1,343,971

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Floor area	this home 118 m² · comparable 151 m²	−$85,166
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 680 m² · comparable 570 m²	+$48,400
Bedrooms	this home 3 · comparable 4	−$41,403
Year built	this home 1987 · comparable 1999	−$27,254
Distance to beach	this home 3.3 km · comparable 3.98 km	+$18,543
Micro-location	this home 0.0483 · comparable 0.0574	−$11,029
Cladding	this home 2 · comparable 4	−$9,120
Net adjustment		−$171,029

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

31 Roundelay Drive

Sold 30 July 2026 · 0.89 km away

Sold for

$1,380,000

Adjusted to this home

$1,453,826

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 420 m²	+$114,400
Floor area	this home 118 m² · comparable 151.3 m²	−$85,941
Pool	this home 1 · comparable 0	+$64,000
Bedrooms	this home 3 · comparable 4	−$41,403
Micro-location	this home 0.0483 · comparable 0.0311	+$18,989
Year built	this home 1987 · comparable 1994	−$15,898
Street	this home -0.0117 · comparable -0.023	+$12,475
Distance to beach	this home 3.3 km · comparable 3.59 km	+$7,204
Net adjustment		+$73,826

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

6 Pristine Court

Sold 30 June 2026 · 0.99 km away

Sold for

$1,220,000

Adjusted to this home

$1,358,882

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 426 m²	+$111,760
Floor area	this home 118 m² · comparable 143.96 m²	−$66,998
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0483 · comparable 0.0126	+$34,843
Year built	this home 1987 · comparable 1994	−$15,898
Distance to beach	this home 3.3 km · comparable 3.68 km	+$8,345
Street	this home -0.0117 · comparable -0.0146	+$2,830
Net adjustment		+$138,882

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

4 Pascali Court

Sold 5 August 2026 · 1.01 km away

Sold for

$1,150,000

Adjusted to this home

$1,289,495

What we added and subtracted to make this sale comparable to 98 Mattocks Road
Land size	this home 680 m² · comparable 423 m²	+$113,080
Micro-location	this home 0.0483 · comparable 0.0123	+$33,120
Street	this home -0.0117 · comparable -0.0364	+$22,724
Floor area	this home 118 m² · comparable 125.33 m²	−$18,918
Year built	this home 1987 · comparable 1995	−$18,170
Distance to beach	this home 3.3 km · comparable 3.67 km	+$7,659
Net adjustment		+$139,495

A further 12 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 98 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 98 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 →

98 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

3 Massachusetts Court

16 Stanford Avenue

28 Pristine Court

4 Barbie Avenue

31 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 98 Mattocks Road sit?