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.

41 Gerona Circuit

Sold 26 May 2026 · 0.55 km away

Sold for

$1,410,000

Adjusted to this home

$1,405,693

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Micro-location	this home 0.1114 · comparable 0.0822	+$32,938
Floor area	this home 153 m² · comparable 174 m²	−$25,385
Street	this home 0.0379 · comparable 0.0518	−$15,679
Cladding	this home 2 · comparable 3	−$14,264
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.94 km · comparable 5.15 km	+$3,909
Land size	this home 671 m² · comparable 586 m²	+$340
Net adjustment		−$4,307

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

11 Grenada Court

Sold 12 June 2026 · 0.89 km away

Sold for

$1,350,000

Adjusted to this home

$1,397,160

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Bedrooms	this home 4 · comparable 3	+$67,273
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 153 m² · comparable 118.7 m²	+$41,462
Micro-location	this home 0.1114 · comparable 0.1321	−$22,356
Year built	this home 2006 · comparable 2002	+$18,445
Distance to beach	this home 4.94 km · comparable 4.65 km	−$5,168
Land size	this home 671 m² · comparable 295 m²	+$1,504
Net adjustment		+$47,160

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.05 km away

Sold for

$1,400,000

Adjusted to this home

$1,457,618

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Micro-location	this home 0.1114 · comparable 0.0223	+$99,792
Pool	this home 0 · comparable 1	−$80,469
Bedrooms	this home 4 · comparable 3	+$67,273
Condition	this home 7 · comparable 8	−$56,000
Year built	this home 2006 · comparable 1995	+$50,723
Distance to beach	this home 4.94 km · comparable 3.92 km	−$19,387
Cladding	this home 2 · comparable 3	−$14,264
Floor area	this home 153 m² · comparable 145 m²	+$9,670
Land size	this home 671 m² · comparable 405 m²	+$1,064
Street	this home 0.0379 · comparable 0.0386	−$784
Net adjustment		+$57,618

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

15 Comore Drive

Sold 16 January 2026 · 0.98 km away

Sold for

$1,350,000

Adjusted to this home

$1,367,042

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Condition	this home 7 · comparable 6	+$54,000
Street	this home 0.0379 · comparable 0.0785	−$43,848
Micro-location	this home 0.1114 · comparable 0.0738	+$40,608
Floor area	this home 153 m² · comparable 184 m²	−$37,473
Year built	this home 2006 · comparable 2002	+$18,445
Distance to beach	this home 4.94 km · comparable 4.06 km	−$15,682
Land size	this home 671 m² · comparable 423 m²	+$992
Net adjustment		+$17,042

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

38 Palma Crescent

Sold 9 January 2026 · 0.40 km away

Sold for

$1,350,000

Adjusted to this home

$1,388,816

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Bedrooms	this home 4 · comparable 3	+$67,273
Condition	this home 7 · comparable 8	−$54,000
Micro-location	this home 0.1114 · comparable 0.0871	+$26,244
Cladding	this home 2 · comparable 3	−$14,264
Floor area	this home 153 m² · comparable 147.41 m²	+$6,757
Year built	this home 2006 · comparable 2005	+$4,611
Distance to beach	this home 4.94 km · comparable 5.1 km	+$2,851
Street	this home 0.0379 · comparable 0.0399	−$2,160
Land size	this home 671 m² · comparable 295 m²	+$1,504
Net adjustment		+$38,816

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

16 Marciana Crescent

Sold 31 July 2026 · 0.59 km away

Sold for

$1,225,000

Adjusted to this home

$1,386,022

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Bedrooms	this home 4 · comparable 3	+$67,273
Condition	this home 7 · comparable 6	+$49,000
Year built	this home 2006 · comparable 2002	+$18,445
Micro-location	this home 0.1114 · comparable 0.0998	+$11,368
Floor area	this home 153 m² · comparable 147 m²	+$7,253
Street	this home 0.0379 · comparable 0.0317	+$6,076
Land size	this home 671 m² · comparable 350 m²	+$1,284
Distance to beach	this home 4.94 km · comparable 4.96 km	+$323
Net adjustment		+$161,022

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

40 Gerona Circuit

Sold 26 May 2026 · 0.45 km away

Sold for

$1,410,000

Adjusted to this home

$1,293,162

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Pool	this home 0 · comparable 1	−$80,469
Floor area	this home 153 m² · comparable 188 m²	−$42,308
Micro-location	this home 0.1114 · comparable 0.0943	+$19,289
Street	this home 0.0379 · comparable 0.0518	−$15,679
Cladding	this home 2 · comparable 3	−$14,264
Year built	this home 2006 · comparable 2003	+$13,834
Distance to beach	this home 4.94 km · comparable 5.03 km	+$1,675
Land size	this home 671 m² · comparable 400 m²	+$1,084
Net adjustment		−$116,838

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

39 Brier Crescent

Sold 16 May 2026 · 0.62 km away

Sold for

$1,302,000

Adjusted to this home

$1,430,412

What we added and subtracted to make this sale comparable to 46 Castello Circuit
Micro-location	this home 0.1114 · comparable 0.0157	+$99,681
Bedrooms	this home 4 · comparable 3	+$67,273
Street	this home 0.0379 · comparable -0.0225	+$62,913
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$35,579
Year built	this home 2006 · comparable 2013	−$32,278
Floor area	this home 153 m² · comparable 141 m²	+$14,506
Cladding	this home 2 · comparable 1	+$14,264
Distance to beach	this home 4.94 km · comparable 4.35 km	−$10,140
Land size	this home 671 m² · comparable 708 m²	−$148
Net adjustment		+$128,412

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 46 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 46 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

14 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 →

46 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

41 Gerona Circuit

11 Grenada Court

9 Gainsborough Drive

15 Comore Drive

38 Palma Crescent

16 Marciana Crescent

40 Gerona Circuit

39 Brier Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 46 Castello Circuit sit?