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.

13 Saint Paul Crescent

Sold 31 August 2026 · 1.00 km away

Sold for

$1,590,000

Adjusted to this home

$1,574,672

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Land size	this home 732 m² · comparable 449 m²	+$147,839
Micro-location	this home 0.0382 · comparable 0.15	−$142,210
Pool	this home 1 · comparable 0	+$109,378
Condition	this home 8 · comparable 9	−$95,400
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 5	−$26,398
Floor area	this home 235 m² · comparable 241.24 m²	−$4,892
Distance to beach	this home 4.22 km · comparable 4.43 km	+$4,407
Year built	this home 2002 · comparable 2003	−$52
Net adjustment		−$15,328

A further 7 factors were compared and found the same on both properties, so no money moved.

17 North Shore Avenue

Sold 22 April 2026 · 0.30 km away

Sold for

$1,685,000

Adjusted to this home

$1,621,550

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Land size	this home 732 m² · comparable 411 m²	+$167,690
Street	this home 0.0232 · comparable 0.1355	−$151,381
Floor area	this home 235 m² · comparable 289.47 m²	−$42,705
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Bathrooms	this home 2 · comparable 3	−$28,697
Bedrooms	this home 4 · comparable 5	−$26,398
Micro-location	this home 0.0382 · comparable 0.021	+$23,186
Distance to beach	this home 4.22 km · comparable 3.99 km	−$5,197
Year built	this home 2002 · comparable 2001	+$52
Net adjustment		−$63,450

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

95 Bayswater Ave

Sold 7 March 2026 · 0.64 km away

Sold for

$1,682,500

Adjusted to this home

$1,610,342

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Land size	this home 732 m² · comparable 488 m²	+$127,466
Pool	this home 1 · comparable 0	+$109,378
Micro-location	this home 0.0382 · comparable 0.116	−$104,718
Condition	this home 8 · comparable 9	−$100,950
Floor area	this home 235 m² · comparable 294.19 m²	−$46,405
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Bathrooms	this home 2 · comparable 3	−$28,697
Bedrooms	this home 4 · comparable 5	−$26,398
Distance to beach	this home 4.22 km · comparable 4.5 km	+$6,218
Year built	this home 2002 · comparable 2003	−$52
Net adjustment		−$72,158

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.50 km away

Sold for

$1,570,000

Adjusted to this home

$1,665,613

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Land size	this home 732 m² · comparable 331 m²	+$209,482
Street	this home 0.0232 · comparable 0.15	−$159,261
Micro-location	this home 0.0382 · comparable 0.0807	−$53,380
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Floor area	this home 235 m² · comparable 199 m²	+$28,224
Distance to beach	this home 4.22 km · comparable 4.17 km	−$1,036
Year built	this home 2002 · comparable 2010	−$416
Net adjustment		+$95,613

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

77 Southlake Drive

Sold 20 November 2025 · 1.03 km away

Sold for

$1,505,000

Adjusted to this home

$1,566,541

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Water views	this home 0 · comparable 1	−$188,581
Pool	this home 1 · comparable 0	+$109,378
Floor area	this home 235 m² · comparable 113.49 m²	+$95,264
Condition	this home 8 · comparable 9	−$90,300
Land size	this home 732 m² · comparable 600 m²	+$68,957
Car spaces	this home 3 · comparable 1	+$64,000
Street	this home 0.0232 · comparable 0.0515	−$34,074
Bedrooms	this home 4 · comparable 3	+$26,398
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.22 km · comparable 3.78 km	−$10,330
Year built	this home 2002 · comparable 1993	+$468
Micro-location	this home 0.0382 · comparable 0.0379	+$361
Net adjustment		+$61,541

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

5 Tourangeau Crescent

Sold 17 November 2025 · 0.27 km away

Sold for

$1,451,000

Adjusted to this home

$1,588,094

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Land size	this home 732 m² · comparable 400 m²	+$173,437
Condition	this home 8 · comparable 9	−$87,060
Car spaces	this home 3 · comparable 2	+$32,000
Bedrooms	this home 4 · comparable 3	+$26,398
Street	this home 0.0232 · comparable 0.0453	−$25,654
Floor area	this home 235 m² · comparable 212.8 m²	+$17,405
Micro-location	this home 0.0382 · comparable 0.033	+$6,036
Distance to beach	this home 4.22 km · comparable 3.95 km	−$5,520
Year built	this home 2002 · comparable 2001	+$52
Net adjustment		+$137,094

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

45 North Shore Avenue

Sold 22 April 2026 · 0.23 km away

Sold for

$1,700,000

Adjusted to this home

$1,501,170

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Street	this home 0.0232 · comparable 0.1355	−$152,728
Condition	this home 8 · comparable 9	−$102,000
Land size	this home 732 m² · comparable 637 m²	+$49,628
Floor area	this home 235 m² · comparable 188 m²	+$36,848
Car spaces	this home 3 · comparable 4	−$32,000
Micro-location	this home 0.0382 · comparable 0.0333	+$6,664
Distance to beach	this home 4.22 km · comparable 3.99 km	−$5,242
Net adjustment		−$198,830

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

13 Kodiak Drive

Sold 24 August 2026 · 0.97 km away

Sold for

$1,820,000

Adjusted to this home

$1,602,994

What we added and subtracted to make this sale comparable to 32 Mapleton Circuit
Micro-location	this home 0.0382 · comparable 0.1255	−$127,109
Condition	this home 8 · comparable 9	−$109,200
Land size	this home 732 m² · comparable 640 m²	+$48,061
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 2 · comparable 3	−$28,697
Floor area	this home 235 m² · comparable 202.99 m²	+$25,096
Distance to beach	this home 4.22 km · comparable 4.84 km	+$14,895
Year built	this home 2002 · comparable 2003	−$52
Net adjustment		−$217,006

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 32 Mapleton 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 32 Mapleton 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 →

32 Mapleton Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Saint Paul Crescent

17 North Shore Avenue

95 Bayswater Ave

22 Elizabeth Crescent

77 Southlake Drive

5 Tourangeau Crescent

45 North Shore Avenue

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Mapleton Circuit sit?