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 · 0.49 km away

Sold for

$1,410,000

Adjusted to this home

$1,432,407

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Pool	this home 0 · comparable 1	−$89,077
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1221 · comparable 0.0943	+$31,358
Year built	this home 2007 · comparable 2003	+$17,334
Street	this home 0.0379 · comparable 0.0518	−$15,679
Land size	this home 640 m² · comparable 400 m²	+$9,984
Floor area	this home 201 m² · comparable 188 m²	+$8,923
Distance to beach	this home 4.86 km · comparable 5.03 km	+$3,164
Net adjustment		+$22,407

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

49 Lantau Crescent

Sold 21 January 2026 · 0.64 km away

Sold for

$1,475,000

Adjusted to this home

$1,449,325

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Pool	this home 0 · comparable 1	−$89,077
Condition	this home 8 · comparable 9	−$88,500
Street	this home 0.0379 · comparable -0.0071	+$53,100
Micro-location	this home 0.1221 · comparable 0.0831	+$46,020
Year built	this home 2007 · comparable 2002	+$21,668
Floor area	this home 201 m² · comparable 176.74 m²	+$16,652
Land size	this home 640 m² · comparable 400 m²	+$9,984
Distance to beach	this home 4.86 km · comparable 5.09 km	+$4,478
Net adjustment		−$25,675

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

5 Palma Crescent

Sold 27 March 2026 · 0.45 km away

Sold for

$1,395,000

Adjusted to this home

$1,368,768

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Water views	this home 0 · comparable 1	−$116,467
Micro-location	this home 0.1221 · comparable 0.0871	+$39,060
Floor area	this home 201 m² · comparable 172.46 m²	+$19,590
Year built	this home 2007 · comparable 2003	+$17,334
Land size	this home 640 m² · comparable 350 m²	+$12,064
Distance to beach	this home 4.86 km · comparable 5.1 km	+$4,419
Street	this home 0.0379 · comparable 0.0399	−$2,232
Net adjustment		−$26,232

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

4 Barbie Avenue

Sold 5 August 2026 · 0.92 km away

Sold for

$1,515,000

Adjusted to this home

$1,367,249

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Condition	this home 8 · comparable 9	−$90,900
Pool	this home 0 · comparable 1	−$89,077
Car spaces	this home 2 · comparable 4	−$83,827
Micro-location	this home 0.1221 · comparable 0.0574	+$78,416
Year built	this home 2007 · comparable 1999	+$34,669
Floor area	this home 201 m² · comparable 151 m²	+$34,320
Distance to beach	this home 4.86 km · comparable 3.98 km	−$17,744
Cladding	this home 3 · comparable 4	−$16,520
Land size	this home 640 m² · comparable 570 m²	+$2,912
Net adjustment		−$147,751

A further 8 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

$1,430,325

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Condition	this home 8 · comparable 7	+$54,000
Year built	this home 2007 · comparable 2002	+$21,668
Micro-location	this home 0.1221 · comparable 0.1354	−$14,364
Floor area	this home 201 m² · comparable 181 m²	+$13,728
Land size	this home 640 m² · comparable 350 m²	+$12,064
Distance to beach	this home 4.86 km · comparable 4.48 km	−$6,771
Net adjustment		+$80,325

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

16 Marciana Crescent

Sold 31 July 2026 · 0.61 km away

Sold for

$1,225,000

Adjusted to this home

$1,450,989

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Condition	this home 8 · comparable 6	+$73,798
Bedrooms	this home 4 · comparable 3	+$64,187
Floor area	this home 201 m² · comparable 147 m²	+$27,912
Micro-location	this home 0.1221 · comparable 0.0998	+$16,457
Year built	this home 2007 · comparable 2002	+$16,317
Cladding	this home 3 · comparable 2	+$12,440
Land size	this home 640 m² · comparable 350 m²	+$9,085
Street	this home 0.0379 · comparable 0.0317	+$4,575
Distance to beach	this home 4.86 km · comparable 4.96 km	+$1,218
Net adjustment		+$225,989

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

56 Southlake Drive

Sold 21 July 2026 · 1.15 km away

Sold for

$1,660,000

Adjusted to this home

$1,584,118

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Micro-location	this home 0.1221 · comparable 0.0447	+$102,787
Condition	this home 8 · comparable 9	−$99,600
Pool	this home 0 · comparable 1	−$89,077
Year built	this home 2007 · comparable 1993	+$60,670
Floor area	this home 201 m² · comparable 133 m²	+$46,675
Car spaces	this home 2 · comparable 3	−$41,914
Distance to beach	this home 4.86 km · comparable 3.76 km	−$26,015
Air conditioning	this home 0 · comparable 1	−$20,000
Street	this home 0.0379 · comparable 0.0515	−$18,061
Land size	this home 640 m² · comparable 432 m²	+$8,653
Net adjustment		−$75,882

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

13 Kodiak Drive

Sold 24 August 2026 · 0.80 km away

Sold for

$1,820,000

Adjusted to this home

$1,491,638

What we added and subtracted to make this sale comparable to 38 Castello Circuit
Condition	this home 8 · comparable 9	−$109,200
Pool	this home 0 · comparable 1	−$89,077
Storeys	this home 1 · comparable 2	−$73,765
Car spaces	this home 2 · comparable 3	−$41,914
Bathrooms	this home 2 · comparable 3	−$24,943
Year built	this home 2007 · comparable 2003	+$17,334
Micro-location	this home 0.1221 · comparable 0.1255	−$4,950
Floor area	this home 201 m² · comparable 202.99 m²	−$1,366
Distance to beach	this home 4.86 km · comparable 4.84 km	−$481
Net adjustment		−$328,362

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 38 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 38 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 →

38 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

40 Gerona Circuit

49 Lantau Crescent

5 Palma Crescent

4 Barbie Avenue

3 Avellino Drive

16 Marciana Crescent

56 Southlake Drive

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Castello Circuit sit?