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 Palma Crescent

Sold 27 March 2026 · 0.20 km away

Sold for

$1,395,000

Adjusted to this home

$1,442,973

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Land size	this home 640 m² · comparable 350 m²	+$127,600
Water views	this home 0 · comparable 1	−$119,118
Micro-location	this home 0.1086 · comparable 0.0871	+$23,994
Street	this home 0.0556 · comparable 0.0399	+$17,521
Floor area	this home 164 m² · comparable 172.46 m²	−$9,861
Year built	this home 2005 · comparable 2003	+$7,653
Distance to beach	this home 5.09 km · comparable 5.1 km	+$184
Net adjustment		+$47,973

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

40 Gerona Circuit

Sold 26 May 2026 · 0.29 km away

Sold for

$1,410,000

Adjusted to this home

$1,488,232

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Land size	this home 640 m² · comparable 400 m²	+$105,600
Pool	this home 0 · comparable 1	−$82,746
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 164 m² · comparable 188 m²	−$27,974
Micro-location	this home 0.1086 · comparable 0.0943	+$16,130
Year built	this home 2005 · comparable 2003	+$7,653
Street	this home 0.0556 · comparable 0.0518	+$4,286
Distance to beach	this home 5.09 km · comparable 5.03 km	−$1,117
Net adjustment		+$78,232

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

49 Lantau Crescent

Sold 21 January 2026 · 0.43 km away

Sold for

$1,475,000

Adjusted to this home

$1,510,059

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Land size	this home 640 m² · comparable 400 m²	+$105,600
Condition	this home 8 · comparable 9	−$88,500
Pool	this home 0 · comparable 1	−$82,746
Street	this home 0.0556 · comparable -0.0071	+$73,986
Micro-location	this home 0.1086 · comparable 0.0831	+$30,090
Floor area	this home 164 m² · comparable 176.74 m²	−$14,850
Year built	this home 2005 · comparable 2002	+$11,479
Net adjustment		+$35,059

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

41 Gerona Circuit

Sold 26 May 2026 · 0.35 km away

Sold for

$1,410,000

Adjusted to this home

$1,521,339

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1086 · comparable 0.0822	+$29,779
Land size	this home 640 m² · comparable 586 m²	+$23,760
Floor area	this home 164 m² · comparable 174 m²	−$11,656
Year built	this home 2005 · comparable 2003	+$7,653
Street	this home 0.0556 · comparable 0.0518	+$4,286
Distance to beach	this home 5.09 km · comparable 5.15 km	+$1,117
Net adjustment		+$111,339

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

4 Barbie Avenue

Sold 5 August 2026 · 1.11 km away

Sold for

$1,515,000

Adjusted to this home

$1,364,534

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Condition	this home 8 · comparable 9	−$90,900
Pool	this home 0 · comparable 1	−$82,746
Car spaces	this home 2 · comparable 4	−$75,691
Micro-location	this home 0.1086 · comparable 0.0574	+$62,054
Land size	this home 640 m² · comparable 570 m²	+$30,800
Year built	this home 2005 · comparable 1999	+$22,958
Distance to beach	this home 5.09 km · comparable 3.98 km	−$22,343
Floor area	this home 164 m² · comparable 151 m²	+$15,153
Cladding	this home 3 · comparable 4	−$9,751
Net adjustment		−$150,466

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

16 Marciana Crescent

Sold 31 July 2026 · 0.46 km away

Sold for

$1,225,000

Adjusted to this home

$1,456,666

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Land size	this home 640 m² · comparable 350 m²	+$82,195
Condition	this home 8 · comparable 6	+$63,128
Bedrooms	this home 4 · comparable 3	+$40,614
Street	this home 0.0556 · comparable 0.0317	+$15,088
Floor area	this home 164 m² · comparable 147 m²	+$12,764
Year built	this home 2005 · comparable 2002	+$7,394
Cladding	this home 3 · comparable 2	+$6,282
Micro-location	this home 0.1086 · comparable 0.0998	+$5,555
Distance to beach	this home 5.09 km · comparable 4.96 km	−$1,354
Net adjustment		+$231,666

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

39 Brier Crescent

Sold 16 May 2026 · 0.84 km away

Sold for

$1,302,000

Adjusted to this home

$1,478,379

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Micro-location	this home 0.1086 · comparable 0.0157	+$96,765
Street	this home 0.0556 · comparable -0.0225	+$81,349
Bedrooms	this home 4 · comparable 3	+$63,049
Car spaces	this home 2 · comparable 3	−$37,846
Year built	this home 2005 · comparable 2013	−$30,611
Land size	this home 640 m² · comparable 708 m²	−$29,920
Floor area	this home 164 m² · comparable 141 m²	+$26,809
Cladding	this home 3 · comparable 1	+$19,502
Distance to beach	this home 5.09 km · comparable 4.35 km	−$12,718
Net adjustment		+$176,379

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

56 Southlake Drive

Sold 21 July 2026 · 1.34 km away

Sold for

$1,660,000

Adjusted to this home

$1,652,628

What we added and subtracted to make this sale comparable to 22 Campelles Avenue
Condition	this home 8 · comparable 9	−$99,600
Land size	this home 640 m² · comparable 432 m²	+$91,520
Micro-location	this home 0.1086 · comparable 0.0447	+$84,859
Pool	this home 0 · comparable 1	−$82,746
Year built	this home 2005 · comparable 1993	+$45,917
Car spaces	this home 2 · comparable 3	−$37,846
Floor area	this home 164 m² · comparable 133 m²	+$36,134
Distance to beach	this home 5.09 km · comparable 3.76 km	−$31,055
Air conditioning	this home 0 · comparable 1	−$20,000
Street	this home 0.0556 · comparable 0.0515	+$5,445
Net adjustment		−$7,372

A further 8 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 22 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 22 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.

See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

22 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

5 Palma Crescent

40 Gerona Circuit

49 Lantau Crescent

41 Gerona Circuit

4 Barbie Avenue

16 Marciana Crescent

39 Brier Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Campelles Avenue sit?