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 · 0.84 km away

Sold for

$1,330,000

Adjusted to this home

$1,301,339

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Micro-location	this home -0.0262 · comparable 0.0405	−$70,969
Condition	this home 8 · comparable 7	+$53,200
Floor area	this home 164 m² · comparable 181.6 m²	−$28,160
Year built	this home 2010 · comparable 2002	+$13,069
Land size	this home 522 m² · comparable 487 m²	+$5,348
Distance to beach	this home 8.44 km · comparable 7.92 km	−$1,149
Net adjustment		−$28,661

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

2 Mull Court

Sold 25 January 2026 · 0.68 km away

Sold for

$1,310,000

Adjusted to this home

$1,318,694

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Car spaces	this home 4 · comparable 2	+$107,726
Micro-location	this home -0.0262 · comparable 0.0567	−$86,879
Land size	this home 522 m² · comparable 763 m²	−$36,825
Year built	this home 2010 · comparable 1990	+$32,672
Cladding	this home 2 · comparable 3	−$14,400
Floor area	this home 164 m² · comparable 160 m²	+$6,400
Net adjustment		+$8,694

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.85 km away

Sold for

$1,245,000

Adjusted to this home

$1,288,959

What we added and subtracted to make this sale comparable to 23 Angelia Lane
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 -0.0262 · comparable 0.0155	−$41,533
Year built	this home 2010 · comparable 1996	+$22,870
Cladding	this home 2 · comparable 3	−$14,400
Distance to beach	this home 8.44 km · comparable 7.6 km	−$5,378
Land size	this home 522 m² · comparable 508 m²	+$2,139
Net adjustment		+$43,959

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

15 TORRIDON CL

Sold 11 February 2026 · 0.86 km away

Sold for

$1,435,000

Adjusted to this home

$1,446,817

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Micro-location	this home -0.0262 · comparable 0.0739	−$114,915
Car spaces	this home 4 · comparable 2	+$107,726
Floor area	this home 164 m² · comparable 100.07 m²	+$102,288
Condition	this home 8 · comparable 9	−$86,100
Year built	this home 2010 · comparable 1992	+$29,405
Land size	this home 522 m² · comparable 696 m²	−$26,587
Net adjustment		+$11,817

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

32 Merridown Drive

Sold 30 October 2025 · 0.98 km away

Sold for

$1,335,000

Adjusted to this home

$1,253,391

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Micro-location	this home -0.0262 · comparable 0.1209	−$157,102
Car spaces	this home 4 · comparable 2	+$107,726
Pool	this home 0 · comparable 1	−$52,000
Land size	this home 522 m² · comparable 741 m²	−$33,463
Year built	this home 2010 · comparable 1991	+$31,038
Floor area	this home 164 m² · comparable 150.13 m²	+$22,192
Net adjustment		−$81,609

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

34 Merridown Drive

Sold 6 July 2026 · 1.00 km away

Sold for

$1,425,000

Adjusted to this home

$1,217,572

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Micro-location	this home -0.0262 · comparable 0.1211	−$167,922
Condition	this home 8 · comparable 6	+$114,000
Car spaces	this home 4 · comparable 6	−$107,726
Pool	this home 0 · comparable 1	−$52,000
Land size	this home 522 m² · comparable 737 m²	−$32,852
Year built	this home 2010 · comparable 1990	+$32,672
Floor area	this home 164 m² · comparable 160 m²	+$6,400
Net adjustment		−$207,428

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

13 Willunga Place

Sold 1 December 2025 · 0.26 km away

Sold for

$1,080,000

Adjusted to this home

$1,304,169

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Car spaces	this home 4 · comparable 1	+$161,590
Condition	this home 8 · comparable 9	−$64,800
Bedrooms	this home 4 · comparable 3	+$63,461
Floor area	this home 164 m² · comparable 140 m²	+$38,400
Year built	this home 2010 · comparable 1993	+$27,771
Micro-location	this home -0.0262 · comparable -0.0052	−$18,144
Land size	this home 522 m² · comparable 418 m²	+$15,891
Net adjustment		+$224,169

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

3 Fairbank Court

Sold 7 August 2026 · 0.92 km away

Sold for

$1,055,000

Adjusted to this home

$1,308,201

What we added and subtracted to make this sale comparable to 23 Angelia Lane
Car spaces	this home 4 · comparable 2	+$95,786
Condition	this home 8 · comparable 6	+$75,046
Bedrooms	this home 4 · comparable 3	+$56,427
Floor area	this home 164 m² · comparable 126 m²	+$54,062
Micro-location	this home -0.0262 · comparable 0.0436	−$52,382
Land size	this home 522 m² · comparable 331 m²	+$25,950
Year built	this home 2010 · comparable 1999	+$15,978
Cladding	this home 2 · comparable 3	−$12,804
Distance to beach	this home 8.44 km · comparable 7.52 km	−$4,862
Net adjustment		+$253,201

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 23 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 23 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