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.

40 Gerona Circuit

Sold 26 May 2026 · 0.27 km away

Sold for

$1,410,000

Adjusted to this home

$1,385,486

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Pool	this home 0 · comparable 1	−$82,146
Floor area	this home 227 m² · comparable 188 m²	+$46,582
Year built	this home 2005 · comparable 2003	+$7,384
Street	this home 0.0556 · comparable 0.0518	+$4,286
Distance to beach	this home 5.13 km · comparable 5.03 km	−$1,861
Micro-location	this home 0.0954 · comparable 0.0943	+$1,241
Net adjustment		−$24,514

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

41 Gerona Circuit

Sold 26 May 2026 · 0.31 km away

Sold for

$1,410,000

Adjusted to this home

$1,418,395

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Land size	this home 400 m² · comparable 586 m²	−$81,840
Floor area	this home 227 m² · comparable 174 m²	+$63,303
Micro-location	this home 0.0954 · comparable 0.0822	+$14,890
Year built	this home 2005 · comparable 2003	+$7,384
Street	this home 0.0556 · comparable 0.0518	+$4,286
Distance to beach	this home 5.13 km · comparable 5.15 km	+$372
Net adjustment		+$8,395

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

39 Brier Crescent

Sold 16 May 2026 · 0.90 km away

Sold for

$1,302,000

Adjusted to this home

$1,384,402

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Land size	this home 400 m² · comparable 708 m²	−$135,520
Floor area	this home 227 m² · comparable 141 m²	+$102,718
Micro-location	this home 0.0954 · comparable 0.0157	+$83,015
Street	this home 0.0556 · comparable -0.0225	+$81,349
Bedrooms	this home 4 · comparable 3	+$62,146
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$36,295
Year built	this home 2005 · comparable 2013	−$29,536
Cladding	this home 3 · comparable 1	+$20,011
Distance to beach	this home 5.13 km · comparable 4.35 km	−$13,406
Net adjustment		+$82,402

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

5 Palma Crescent

Sold 27 March 2026 · 0.17 km away

Sold for

$1,395,000

Adjusted to this home

$1,340,462

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Water views	this home 0 · comparable 1	−$119,494
Floor area	this home 227 m² · comparable 172.46 m²	+$65,142
Condition	this home 7 · comparable 8	−$55,800
Land size	this home 400 m² · comparable 350 m²	+$22,000
Street	this home 0.0556 · comparable 0.0399	+$17,521
Micro-location	this home 0.0954 · comparable 0.0871	+$9,262
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.13 km · comparable 5.1 km	−$553
Net adjustment		−$54,538

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

3 Avellino Drive

Sold 19 January 2026 · 0.93 km away

Sold for

$1,350,000

Adjusted to this home

$1,383,235

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Floor area	this home 227 m² · comparable 181 m²	+$54,942
Micro-location	this home 0.0954 · comparable 0.1354	−$43,200
Land size	this home 400 m² · comparable 350 m²	+$22,000
Distance to beach	this home 5.13 km · comparable 4.48 km	−$11,583
Year built	this home 2005 · comparable 2002	+$11,076
Net adjustment		+$33,235

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

16 South Bay Drive

Sold 9 July 2026 · 1.34 km away

Sold for

$1,250,000

Adjusted to this home

$1,257,352

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Water views	this home 0 · comparable 1	−$119,494
Land size	this home 400 m² · comparable 188 m²	+$93,280
Floor area	this home 227 m² · comparable 156 m²	+$84,802
Storeys	this home 1 · comparable 2	−$64,860
Bedrooms	this home 4 · comparable 3	+$62,146
Micro-location	this home 0.0954 · comparable 0.0436	+$51,800
Condition	this home 7 · comparable 8	−$50,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.13 km · comparable 4.09 km	−$17,160
Year built	this home 2005 · comparable 2009	−$14,768
Cladding	this home 3 · comparable 2	+$10,006
Street	this home 0.0556 · comparable 0.064	−$8,400
Net adjustment		+$7,352

A further 6 factors were compared and found the same on both properties, so no money moved.

49 Lantau Crescent

Sold 21 January 2026 · 0.39 km away

Sold for

$1,475,000

Adjusted to this home

$1,404,181

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$82,146
Street	this home 0.0556 · comparable -0.0071	+$73,986
Floor area	this home 227 m² · comparable 176.74 m²	+$60,030
Micro-location	this home 0.0954 · comparable 0.0831	+$14,514
Year built	this home 2005 · comparable 2002	+$11,076
Distance to beach	this home 5.13 km · comparable 5.09 km	−$779
Net adjustment		−$70,819

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

16 Marciana Crescent

Sold 31 July 2026 · 0.44 km away

Sold for

$1,225,000

Adjusted to this home

$1,441,640

What we added and subtracted to make this sale comparable to 21 Campelles Avenue
Floor area	this home 227 m² · comparable 147 m²	+$77,780
Bedrooms	this home 4 · comparable 3	+$50,587
Condition	this home 7 · comparable 6	+$39,886
Street	this home 0.0556 · comparable 0.0317	+$19,066
Land size	this home 400 m² · comparable 350 m²	+$17,908
Year built	this home 2005 · comparable 2002	+$9,016
Cladding	this home 3 · comparable 2	+$8,145
Micro-location	this home 0.0954 · comparable 0.0998	−$3,510
Distance to beach	this home 5.13 km · comparable 4.96 km	−$2,238
Net adjustment		+$216,640

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 Campelles Avenue 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 Campelles Avenue 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.

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21 Campelles Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

40 Gerona Circuit

41 Gerona Circuit

39 Brier Crescent

5 Palma Crescent

3 Avellino Drive

16 South Bay Drive

49 Lantau Crescent

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Campelles Avenue sit?