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.

26 Cambridge Court

Sold 0.89 km away

Sold for

$1,100,000

Adjusted to this home

$1,155,353

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Street	this home 0.0073 · comparable -0.07	+$68,024
Pool	this home 0 · comparable 1	−$52,000
Bathrooms	this home 2 · comparable 1	+$44,000
Year built	this home 2001 · comparable 2010	−$13,860
Micro-location	this home -0.0269 · comparable -0.0424	+$13,640
Floor area	this home 126 m² · comparable 130.64 m²	−$4,703
Land size	this home 621 m² · comparable 616 m²	+$252
Net adjustment		+$55,353

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

5 Muston Court

Sold 23 July 2026 · 0.99 km away

Sold for

$1,211,000

Adjusted to this home

$1,137,924

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Bedrooms	this home 3 · comparable 4	−$70,914
Micro-location	this home -0.0269 · comparable 0.0318	−$56,869
Street	this home 0.0073 · comparable -0.0237	+$30,033
Floor area	this home 126 m² · comparable 98.24 m²	+$28,138
Year built	this home 2001 · comparable 1988	+$20,020
Car spaces	this home 2 · comparable 4	−$18,242
Land size	this home 621 m² · comparable 725 m²	−$5,242
Net adjustment		−$73,076

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

17 Murev Way

Sold 3 September 2026 · 0.40 km away

Sold for

$1,100,000

Adjusted to this home

$1,093,322

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Street	this home 0.0073 · comparable -0.065	+$63,624
Pool	this home 0 · comparable 1	−$52,000
Year built	this home 2001 · comparable 1986	+$23,100
Land size	this home 621 m² · comparable 926 m²	−$15,372
Car spaces	this home 2 · comparable 3	−$9,121
Micro-location	this home -0.0269 · comparable -0.0169	−$8,800
Floor area	this home 126 m² · comparable 134 m²	−$8,109
Net adjustment		−$6,678

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

44 Paddington Drive

Sold 3 December 2025 · 1.45 km away

Sold for

$1,170,000

Adjusted to this home

$1,161,693

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Street	this home 0.0073 · comparable -0.0609	+$63,835
Storeys	this home 1 · comparable 2	−$55,968
Cladding	this home 2 · comparable 3	−$14,400
Year built	this home 2001 · comparable 1994	+$10,780
Floor area	this home 126 m² · comparable 136 m²	−$10,136
Car spaces	this home 2 · comparable 3	−$9,121
Micro-location	this home -0.0269 · comparable -0.0311	+$3,931
Land size	this home 621 m² · comparable 566 m²	+$2,772
Net adjustment		−$8,307

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

2/8 Onyx Court

Sold 22 December 2025 · 0.60 km away

Sold for

$1,120,000

Adjusted to this home

$1,104,368

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Street	this home 0.0073 · comparable -0.027	+$30,733
Year built	this home 2001 · comparable 2013	−$18,480
Cladding	this home 2 · comparable 3	−$14,400
Land size	this home 621 m² · comparable 896 m²	−$13,860
Floor area	this home 126 m² · comparable 112.83 m²	+$13,349
Car spaces	this home 2 · comparable 3	−$9,121
Micro-location	this home -0.0269 · comparable -0.0226	−$3,853
Net adjustment		−$15,632

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

38 Hickey Way

Sold 18 February 2026 · 1.06 km away

Sold for

$1,211,000

Adjusted to this home

$1,142,359

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Micro-location	this home -0.0269 · comparable 0.0394	−$64,231
Pool	this home 0 · comparable 1	−$52,000
Floor area	this home 126 m² · comparable 95.52 m²	+$30,894
Year built	this home 2001 · comparable 1990	+$16,940
Street	this home 0.0073 · comparable 0.0075	−$194
Land size	this home 621 m² · comparable 622 m²	−$50
Net adjustment		−$68,641

A further 12 factors were compared and found the same on both properties, so no money moved.

27 Pappas Way

Sold 8 April 2026 · 0.46 km away

Sold for

$1,060,000

Adjusted to this home

$1,036,920

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Bedrooms	this home 3 · comparable 4	−$70,914
Street	this home 0.0073 · comparable -0.059	+$56,222
Pool	this home 0 · comparable 1	−$52,000
Year built	this home 2001 · comparable 1983	+$27,720
Micro-location	this home -0.0269 · comparable -0.0516	+$20,946
Car spaces	this home 2 · comparable 4	−$18,242
Floor area	this home 126 m² · comparable 111 m²	+$15,204
Land size	this home 621 m² · comparable 661 m²	−$2,016
Net adjustment		−$23,080

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

14 Jancoon Court

Sold 1.10 km away

Sold for

$1,080,000

Adjusted to this home

$1,211,333

What we added and subtracted to make this sale comparable to 38 Greenbank Circuit
Street	this home 0.0073 · comparable -0.0919	+$85,709
Year built	this home 2001 · comparable 1987	+$21,560
Micro-location	this home -0.0269 · comparable -0.0442	+$14,947
Floor area	this home 126 m² · comparable 118 m²	+$8,109
Land size	this home 621 m² · comparable 601 m²	+$1,008
Net adjustment		+$131,333

A further 13 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 Greenbank 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 Greenbank Circuit over the past 18 months, compared it with Carrara’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

38 Greenbank Circuit

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

26 Cambridge Court

5 Muston Court

17 Murev Way

44 Paddington Drive

2/8 Onyx Court

38 Hickey Way

27 Pappas Way

14 Jancoon Court

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

Your home

See your home the way a buyer does

96 Plateau Crescent

80 Hickey Way

41 Plateau Crescent

20 Davidson Place

120 Pappas Way

88 Plateau Crescent

14 Jancoon Court

76 Hickey Way Carrara

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields