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 Felix Court

Sold 27 April 2026 · 0.83 km away

Sold for

$1,330,000

Adjusted to this home

$1,202,203

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Car spaces	this home 2 · comparable 4	−$107,726
Micro-location	this home -0.0229 · comparable 0.0405	−$67,458
Condition	this home 8 · comparable 7	+$53,200
Floor area	this home 164 m² · comparable 181.6 m²	−$28,160
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 2010 · comparable 2002	+$13,069
Land size	this home 461 m² · comparable 487 m²	−$3,973
Distance to beach	this home 8.45 km · comparable 7.92 km	−$1,149
Net adjustment		−$127,797

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.86 km away

Sold for

$1,245,000

Adjusted to this home

$1,189,599

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 164 m² · comparable 121 m²	+$68,800
Bedrooms	this home 4 · comparable 3	+$63,461
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home -0.0229 · comparable 0.0155	−$38,246
Year built	this home 2010 · comparable 1996	+$22,870
Land size	this home 461 m² · comparable 508 m²	−$7,182
Distance to beach	this home 8.45 km · comparable 7.6 km	−$5,378
Net adjustment		−$55,401

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

2 Mull Court

Sold 25 January 2026 · 0.66 km away

Sold for

$1,310,000

Adjusted to this home

$1,219,505

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Micro-location	this home -0.0229 · comparable 0.0567	−$83,421
Land size	this home 461 m² · comparable 763 m²	−$46,146
Year built	this home 2010 · comparable 1990	+$32,672
Floor area	this home 164 m² · comparable 160 m²	+$6,400
Net adjustment		−$90,495

A further 13 factors were compared and found the same on both properties, so no money moved.

13 Willunga Place

Sold 1 December 2025 · 0.24 km away

Sold for

$1,080,000

Adjusted to this home

$1,204,372

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Condition	this home 8 · comparable 9	−$64,800
Bedrooms	this home 4 · comparable 3	+$63,461
Car spaces	this home 2 · comparable 1	+$53,863
Floor area	this home 164 m² · comparable 140 m²	+$38,400
Year built	this home 2010 · comparable 1993	+$27,771
Micro-location	this home -0.0229 · comparable -0.0052	−$15,293
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 461 m² · comparable 418 m²	+$6,570
Net adjustment		+$124,372

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

15 TORRIDON CL

Sold 11 February 2026 · 0.84 km away

Sold for

$1,435,000

Adjusted to this home

$1,347,959

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Micro-location	this home -0.0229 · comparable 0.0739	−$111,126
Floor area	this home 164 m² · comparable 100.07 m²	+$102,288
Condition	this home 8 · comparable 9	−$86,100
Land size	this home 461 m² · comparable 696 m²	−$35,908
Year built	this home 2010 · comparable 1992	+$29,405
Cladding	this home 3 · comparable 2	+$14,400
Net adjustment		−$87,041

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

3 Fairbank Court

Sold 7 August 2026 · 0.93 km away

Sold for

$1,055,000

Adjusted to this home

$1,239,900

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Condition	this home 8 · comparable 6	+$84,400
Bedrooms	this home 4 · comparable 3	+$63,461
Floor area	this home 164 m² · comparable 126 m²	+$60,800
Micro-location	this home -0.0229 · comparable 0.0436	−$56,126
Land size	this home 461 m² · comparable 331 m²	+$19,864
Year built	this home 2010 · comparable 1999	+$17,970
Distance to beach	this home 8.45 km · comparable 7.52 km	−$5,469
Net adjustment		+$184,900

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

18 Nisbet Place

Sold 14 January 2026 · 0.60 km away

Sold for

$1,215,000

Adjusted to this home

$1,323,697

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Floor area	this home 164 m² · comparable 110.21 m²	+$86,064
Micro-location	this home -0.0229 · comparable 0.0484	−$69,304
Bedrooms	this home 4 · comparable 3	+$63,461
Land size	this home 461 m² · comparable 858 m²	−$60,662
Condition	this home 8 · comparable 7	+$48,600
Year built	this home 2010 · comparable 1994	+$26,138
Cladding	this home 3 · comparable 2	+$14,400
Net adjustment		+$108,697

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

34 Merridown Drive

Sold 6 July 2026 · 0.98 km away

Sold for

$1,425,000

Adjusted to this home

$1,118,686

What we added and subtracted to make this sale comparable to 21 Angelia Lane
Car spaces	this home 2 · comparable 6	−$215,453
Micro-location	this home -0.0229 · comparable 0.1211	−$164,160
Condition	this home 8 · comparable 6	+$114,000
Pool	this home 0 · comparable 1	−$52,000
Land size	this home 461 m² · comparable 737 m²	−$42,173
Year built	this home 2010 · comparable 1990	+$32,672
Cladding	this home 3 · comparable 2	+$14,400
Floor area	this home 164 m² · comparable 160 m²	+$6,400
Net adjustment		−$306,314

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 21 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 21 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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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

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