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.

4 Barbie Avenue

Sold 5 August 2026 · 0.93 km away

Sold for

$1,515,000

Adjusted to this home

$1,600,929

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Floor area	this home 226 m² · comparable 151 m²	+$90,660
Micro-location	this home 0.1238 · comparable 0.0574	+$80,477
Pool	this home 0 · comparable 1	−$80,469
Car spaces	this home 2 · comparable 4	−$71,158
Bedrooms	this home 5 · comparable 4	+$67,273
Year built	this home 2006 · comparable 1999	+$32,278
Distance to beach	this home 4.89 km · comparable 3.98 km	−$18,344
Cladding	this home 3 · comparable 4	−$14,264
Land size	this home 439 m² · comparable 570 m²	−$524
Net adjustment		+$85,929

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.63 km away

Sold for

$1,590,000

Adjusted to this home

$1,474,413

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Storeys	this home 1 · comparable 2	−$67,979
Micro-location	this home 0.1238 · comparable 0.15	−$33,326
Floor area	this home 226 m² · comparable 241.24 m²	−$18,422
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.89 km · comparable 4.43 km	−$9,654
Land size	this home 439 m² · comparable 449 m²	−$40
Net adjustment		−$115,587

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

40 Gerona Circuit

Sold 26 May 2026 · 0.43 km away

Sold for

$1,410,000

Adjusted to this home

$1,476,931

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Pool	this home 0 · comparable 1	−$80,469
Bedrooms	this home 5 · comparable 4	+$67,273
Floor area	this home 226 m² · comparable 188 m²	+$45,934
Micro-location	this home 0.1238 · comparable 0.0943	+$33,276
Street	this home 0.0379 · comparable 0.0518	−$15,679
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.89 km · comparable 5.03 km	+$2,606
Land size	this home 439 m² · comparable 400 m²	+$156
Net adjustment		+$66,931

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

5 Palma Crescent

Sold 27 March 2026 · 0.39 km away

Sold for

$1,395,000

Adjusted to this home

$1,464,653

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Water views	this home 0 · comparable 1	−$119,122
Bedrooms	this home 5 · comparable 4	+$67,273
Floor area	this home 226 m² · comparable 172.46 m²	+$64,719
Micro-location	this home 0.1238 · comparable 0.0871	+$40,958
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.89 km · comparable 5.1 km	+$3,867
Street	this home 0.0379 · comparable 0.0399	−$2,232
Land size	this home 439 m² · comparable 350 m²	+$356
Net adjustment		+$69,653

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.16 km away

Sold for

$1,570,000

Adjusted to this home

$1,498,371

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Street	this home 0.0379 · comparable 0.15	−$140,798
Pool	this home 0 · comparable 1	−$80,469
Bedrooms	this home 5 · comparable 4	+$67,273
Micro-location	this home 0.1238 · comparable 0.0807	+$54,134
Floor area	this home 226 m² · comparable 199 m²	+$32,638
Cladding	this home 3 · comparable 1	+$28,528
Year built	this home 2006 · comparable 2010	−$18,445
Distance to beach	this home 4.89 km · comparable 4.17 km	−$14,922
Land size	this home 439 m² · comparable 331 m²	+$432
Net adjustment		−$71,629

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

95 Bayswater Ave

Sold 7 March 2026 · 0.96 km away

Sold for

$1,682,500

Adjusted to this home

$1,535,074

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Floor area	this home 226 m² · comparable 294.19 m²	−$82,428
Storeys	this home 1 · comparable 2	−$67,979
Year built	this home 2006 · comparable 2003	+$13,834
Bathrooms	this home 2 · comparable 3	−$12,494
Micro-location	this home 0.1238 · comparable 0.116	+$10,499
Distance to beach	this home 4.89 km · comparable 4.5 km	−$8,662
Land size	this home 439 m² · comparable 488 m²	−$196
Net adjustment		−$147,426

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

41 Gerona Circuit

Sold 26 May 2026 · 0.53 km away

Sold for

$1,410,000

Adjusted to this home

$1,589,462

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Bedrooms	this home 5 · comparable 4	+$67,273
Floor area	this home 226 m² · comparable 174 m²	+$62,858
Micro-location	this home 0.1238 · comparable 0.0822	+$46,925
Street	this home 0.0379 · comparable 0.0518	−$15,679
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.89 km · comparable 5.15 km	+$4,839
Land size	this home 439 m² · comparable 586 m²	−$588
Net adjustment		+$179,462

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

13 Kodiak Drive

Sold 24 August 2026 · 0.75 km away

Sold for

$1,820,000

Adjusted to this home

$1,727,919

What we added and subtracted to make this sale comparable to 25 Castello Circuit
Pool	this home 0 · comparable 1	−$80,469
Storeys	this home 1 · comparable 2	−$67,979
Bedrooms	this home 5 · comparable 4	+$67,273
Car spaces	this home 2 · comparable 3	−$35,579
Floor area	this home 226 m² · comparable 202.99 m²	+$27,814
Year built	this home 2006 · comparable 2003	+$13,834
Bathrooms	this home 2 · comparable 3	−$12,494
Micro-location	this home 0.1238 · comparable 0.1255	−$2,475
Distance to beach	this home 4.89 km · comparable 4.84 km	−$1,202
Land size	this home 439 m² · comparable 640 m²	−$804
Net adjustment		−$92,081

A further 7 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 25 Castello 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 25 Castello Circuit 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

16 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 →

25 Castello Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

4 Barbie Avenue

13 Saint Paul Crescent

40 Gerona Circuit

5 Palma Crescent

22 Elizabeth Crescent

95 Bayswater Ave

41 Gerona Circuit

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 25 Castello Circuit sit?