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.

5 Muston Court

Sold 23 July 2026 · 1.16 km away

Sold for

$1,211,000

Adjusted to this home

$1,229,297

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Micro-location	this home -0.0433 · comparable 0.0318	−$72,757
Floor area	this home 148 m² · comparable 98.24 m²	+$50,437
Street	this home 0.0073 · comparable -0.0237	+$30,033
Year built	this home 2001 · comparable 1988	+$20,020
Car spaces	this home 2 · comparable 4	−$18,242
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 614 m² · comparable 725 m²	−$5,594
Net adjustment		+$18,297

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

26 Cambridge Court

Sold 0.69 km away

Sold for

$1,100,000

Adjusted to this home

$1,248,181

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Bedrooms	this home 4 · comparable 3	+$70,914
Street	this home 0.0073 · comparable -0.07	+$68,024
Pool	this home 0 · comparable 1	−$52,000
Bathrooms	this home 2 · comparable 1	+$44,000
Floor area	this home 148 m² · comparable 130.64 m²	+$17,596
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2001 · comparable 2010	−$13,860
Micro-location	this home -0.0433 · comparable -0.0424	−$792
Land size	this home 614 m² · comparable 616 m²	−$101
Net adjustment		+$148,181

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

38 Hickey Way

Sold 18 February 2026 · 1.24 km away

Sold for

$1,211,000

Adjusted to this home

$1,233,731

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Micro-location	this home -0.0433 · comparable 0.0394	−$80,120
Bedrooms	this home 4 · comparable 3	+$70,914
Floor area	this home 148 m² · comparable 95.52 m²	+$53,194
Pool	this home 0 · comparable 1	−$52,000
Year built	this home 2001 · comparable 1990	+$16,940
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 614 m² · comparable 622 m²	−$403
Street	this home 0.0073 · comparable 0.0075	−$194
Net adjustment		+$22,731

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

17 Murev Way

Sold 3 September 2026 · 0.48 km away

Sold for

$1,100,000

Adjusted to this home

$1,186,150

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Bedrooms	this home 4 · comparable 3	+$70,914
Street	this home 0.0073 · comparable -0.065	+$63,624
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home -0.0433 · comparable -0.0169	−$23,232
Year built	this home 2001 · comparable 1986	+$23,100
Land size	this home 614 m² · comparable 926 m²	−$15,725
Cladding	this home 3 · comparable 2	+$14,400
Floor area	this home 148 m² · comparable 134 m²	+$14,190
Car spaces	this home 2 · comparable 3	−$9,121
Net adjustment		+$86,150

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

23 Guthrie Parade

Sold 23 April 2026 · 0.16 km away

Sold for

$1,372,500

Adjusted to this home

$1,250,533

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Floor area	this home 148 m² · comparable 219 m²	−$71,966
Pool	this home 0 · comparable 1	−$52,000
Car spaces	this home 2 · comparable 6	−$36,483
Street	this home 0.0073 · comparable -0.019	+$28,878
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2001 · comparable 1996	+$7,700
Land size	this home 614 m² · comparable 753 m²	−$7,006
Micro-location	this home -0.0433 · comparable -0.0383	−$5,490
Net adjustment		−$121,967

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

27 Pappas Way

Sold 8 April 2026 · 0.25 km away

Sold for

$1,060,000

Adjusted to this home

$1,130,272

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Street	this home 0.0073 · comparable -0.059	+$56,222
Pool	this home 0 · comparable 1	−$52,000
Floor area	this home 148 m² · comparable 111 m²	+$37,503
Year built	this home 2001 · comparable 1983	+$27,720
Car spaces	this home 2 · comparable 4	−$18,242
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home -0.0433 · comparable -0.0516	+$7,038
Land size	this home 614 m² · comparable 661 m²	−$2,369
Net adjustment		+$70,272

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

2/8 Onyx Court

Sold 22 December 2025 · 0.47 km away

Sold for

$1,120,000

Adjusted to this home

$1,196,934

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Bedrooms	this home 4 · comparable 3	+$70,914
Floor area	this home 148 m² · comparable 112.83 m²	+$35,648
Street	this home 0.0073 · comparable -0.027	+$30,733
Micro-location	this home -0.0433 · comparable -0.0226	−$18,547
Year built	this home 2001 · comparable 2013	−$18,480
Land size	this home 614 m² · comparable 896 m²	−$14,213
Car spaces	this home 2 · comparable 3	−$9,121
Net adjustment		+$76,934

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

13 Muston Court

Sold 17 June 2026 · 1.19 km away

Sold for

$1,480,000

Adjusted to this home

$1,386,734

What we added and subtracted to make this sale comparable to 16 Greenbank Circuit
Micro-location	this home -0.0433 · comparable 0.0302	−$87,024
Floor area	this home 148 m² · comparable 219 m²	−$71,966
Bedrooms	this home 4 · comparable 3	+$70,914
Pool	this home 0 · comparable 1	−$52,000
Street	this home 0.0073 · comparable -0.0237	+$36,704
Year built	this home 2001 · comparable 1987	+$21,560
Land size	this home 614 m² · comparable 946 m²	−$16,733
Cladding	this home 3 · comparable 2	+$14,400
Car spaces	this home 2 · comparable 3	−$9,121
Net adjustment		−$93,266

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 16 Greenbank Circuit 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 16 Greenbank Circuit over the past 18 months, compared it with Carrara’s wider market, and examined the indicators most likely to reveal what happens next.

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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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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

16 Greenbank Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

5 Muston Court

26 Cambridge Court

38 Hickey Way

17 Murev Way

23 Guthrie Parade

27 Pappas Way

2/8 Onyx Court

13 Muston Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Greenbank Circuit sit?

Your home

See your home the way a buyer does

96 Plateau Crescent

80 Hickey Way

41 Plateau Crescent

20 Davidson Place

120 Pappas Way

88 Plateau Crescent

14 Jancoon Court

76 Hickey Way Carrara

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields