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.

13 Willunga Place

Sold 1 December 2025 · 0.16 km away

Sold for

$1,080,000

Adjusted to this home

$1,100,262

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Condition	this home 7 · comparable 9	−$108,000
Bedrooms	this home 4 · comparable 3	+$63,461
Car spaces	this home 2 · comparable 1	+$53,863
Micro-location	this home -0.0428 · comparable -0.0052	−$32,486
Floor area	this home 151 m² · comparable 140 m²	+$17,600
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1997 · comparable 1993	+$6,534
Land size	this home 450 m² · comparable 418 m²	+$4,890
Net adjustment		+$20,262

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

3 Fairbank Court

Sold 7 August 2026 · 1.03 km away

Sold for

$1,055,000

Adjusted to this home

$1,137,186

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Micro-location	this home -0.0428 · comparable 0.0436	−$72,922
Bedrooms	this home 4 · comparable 3	+$63,461
Condition	this home 7 · comparable 6	+$42,200
Floor area	this home 151 m² · comparable 126 m²	+$40,000
Land size	this home 450 m² · comparable 331 m²	+$18,183
Distance to beach	this home 8.55 km · comparable 7.52 km	−$5,469
Year built	this home 1997 · comparable 1999	−$3,267
Net adjustment		+$82,186

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

18 Nisbet Place

Sold 14 January 2026 · 0.56 km away

Sold for

$1,215,000

Adjusted to this home

$1,212,038

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Micro-location	this home -0.0428 · comparable 0.0484	−$88,646
Floor area	this home 151 m² · comparable 110.21 m²	+$65,264
Bedrooms	this home 4 · comparable 3	+$63,461
Land size	this home 450 m² · comparable 858 m²	−$62,342
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1997 · comparable 1994	+$4,901
Net adjustment		−$2,962

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

14 Griffon Street

Sold 10 March 2026 · 0.64 km away

Sold for

$1,218,000

Adjusted to this home

$1,231,944

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Micro-location	this home -0.0428 · comparable 0.0274	−$68,403
Bedrooms	this home 4 · comparable 3	+$63,461
Condition	this home 7 · comparable 6	+$48,720
Floor area	this home 151 m² · comparable 180 m²	−$46,400
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 450 m² · comparable 411 m²	+$5,959
Year built	this home 1997 · comparable 1999	−$3,267
Distance to beach	this home 8.55 km · comparable 7.96 km	−$526
Net adjustment		+$13,944

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

5 Felix Court

Sold 27 April 2026 · 0.90 km away

Sold for

$1,330,000

Adjusted to this home

$1,084,112

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Car spaces	this home 2 · comparable 4	−$107,726
Micro-location	this home -0.0428 · comparable 0.0405	−$88,631
Floor area	this home 151 m² · comparable 181.6 m²	−$48,960
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1997 · comparable 2002	−$8,168
Land size	this home 450 m² · comparable 487 m²	−$5,654
Distance to beach	this home 8.55 km · comparable 7.92 km	−$1,149
Net adjustment		−$245,888

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.96 km away

Sold for

$1,245,000

Adjusted to this home

$1,076,262

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Car spaces	this home 2 · comparable 4	−$107,726
Bedrooms	this home 4 · comparable 3	+$63,461
Micro-location	this home -0.0428 · comparable 0.0155	−$58,067
Pool	this home 0 · comparable 1	−$52,000
Condition	this home 7 · comparable 8	−$49,800
Floor area	this home 151 m² · comparable 121 m²	+$48,000
Land size	this home 450 m² · comparable 508 m²	−$8,862
Distance to beach	this home 8.55 km · comparable 7.6 km	−$5,378
Year built	this home 1997 · comparable 1996	+$1,634
Net adjustment		−$168,738

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

34 Merridown Drive

Sold 6 July 2026 · 0.90 km away

Sold for

$1,425,000

Adjusted to this home

$1,082,999

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Car spaces	this home 2 · comparable 6	−$171,473
Micro-location	this home -0.0428 · comparable 0.1211	−$148,706
Condition	this home 7 · comparable 6	+$45,365
Pool	this home 0 · comparable 1	−$41,386
Land size	this home 450 m² · comparable 737 m²	−$34,902
Floor area	this home 151 m² · comparable 160 m²	−$11,461
Cladding	this home 3 · comparable 2	+$11,461
Year built	this home 1997 · comparable 1990	+$9,101
Net adjustment		−$342,001

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

12 Macallan Street

Sold 23 March 2026 · 0.83 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,401

What we added and subtracted to make this sale comparable to 11 Angelia Lane
Micro-location	this home -0.0428 · comparable 0.1113	−$108,168
Car spaces	this home 2 · comparable 5	−$98,459
Floor area	this home 151 m² · comparable 251 m²	−$97,490
Pool	this home 0 · comparable 1	−$31,685
Land size	this home 450 m² · comparable 735 m²	−$26,534
Cladding	this home 3 · comparable 2	+$8,774
Year built	this home 1997 · comparable 1989	+$7,963
Net adjustment		−$345,599

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 11 Angelia Lane 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 11 Angelia Lane over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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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