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 · 0.93 km away

Sold for

$1,590,000

Adjusted to this home

$1,535,965

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Micro-location	this home 0.0449 · comparable 0.15	−$133,687
Pool	this home 1 · comparable 0	+$103,823
Condition	this home 8 · comparable 9	−$95,400
Floor area	this home 330 m² · comparable 241.24 m²	+$71,150
Car spaces	this home 4 · comparable 2	+$64,000
Storeys	this home 1 · comparable 2	−$61,174
Bedrooms	this home 4 · comparable 5	−$37,254
Land size	this home 519 m² · comparable 449 m²	+$32,872
Distance to beach	this home 4.32 km · comparable 4.43 km	+$2,309
Year built	this home 2002 · comparable 2003	−$674
Net adjustment		−$54,035

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 · 0.41 km away

Sold for

$1,685,000

Adjusted to this home

$1,601,211

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Street	this home 0.0232 · comparable 0.1355	−$151,381
Storeys	this home 1 · comparable 2	−$61,174
Land size	this home 519 m² · comparable 411 m²	+$50,717
Cladding	this home 3 · comparable 1	+$40,000
Bedrooms	this home 4 · comparable 5	−$37,254
Floor area	this home 330 m² · comparable 289.47 m²	+$32,489
Micro-location	this home 0.0449 · comparable 0.021	+$32,218
Car spaces	this home 4 · comparable 3	+$32,000
Bathrooms	this home 2 · comparable 3	−$14,657
Distance to beach	this home 4.32 km · comparable 3.99 km	−$7,421
Year built	this home 2002 · comparable 2001	+$674
Net adjustment		−$83,789

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

95 Bayswater Ave

Sold 7 March 2026 · 0.54 km away

Sold for

$1,682,500

Adjusted to this home

$1,587,175

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Pool	this home 1 · comparable 0	+$103,823
Condition	this home 8 · comparable 9	−$100,950
Micro-location	this home 0.0449 · comparable 0.116	−$95,701
Car spaces	this home 4 · comparable 2	+$64,000
Storeys	this home 1 · comparable 2	−$61,174
Bedrooms	this home 4 · comparable 5	−$37,254
Floor area	this home 330 m² · comparable 294.19 m²	+$28,706
Bathrooms	this home 2 · comparable 3	−$14,657
Land size	this home 519 m² · comparable 488 m²	+$14,558
Distance to beach	this home 4.32 km · comparable 4.5 km	+$3,998
Year built	this home 2002 · comparable 2003	−$674
Net adjustment		−$95,325

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.46 km away

Sold for

$1,570,000

Adjusted to this home

$1,654,565

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Street	this home 0.0232 · comparable 0.15	−$159,261
Floor area	this home 330 m² · comparable 199 m²	+$105,010
Land size	this home 519 m² · comparable 331 m²	+$88,285
Car spaces	this home 4 · comparable 2	+$64,000
Micro-location	this home 0.0449 · comparable 0.0807	−$44,965
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$5,395
Distance to beach	this home 4.32 km · comparable 4.17 km	−$3,109
Net adjustment		+$84,565

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

77 Southlake Drive

Sold 20 November 2025 · 1.04 km away

Sold for

$1,505,000

Adjusted to this home

$1,602,485

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Floor area	this home 330 m² · comparable 113.49 m²	+$173,554
Water views	this home 0 · comparable 1	−$172,915
Pool	this home 1 · comparable 0	+$103,823
Car spaces	this home 4 · comparable 1	+$96,000
Condition	this home 8 · comparable 9	−$90,300
Land size	this home 519 m² · comparable 600 m²	−$38,038
Bedrooms	this home 4 · comparable 3	+$37,254
Street	this home 0.0232 · comparable 0.0515	−$34,074
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.32 km · comparable 3.78 km	−$12,317
Micro-location	this home 0.0449 · comparable 0.0379	+$8,428
Year built	this home 2002 · comparable 1993	+$6,070
Net adjustment		+$97,485

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

45 North Shore Avenue

Sold 22 April 2026 · 0.33 km away

Sold for

$1,700,000

Adjusted to this home

$1,511,976

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Street	this home 0.0232 · comparable 0.1355	−$152,728
Floor area	this home 330 m² · comparable 188 m²	+$113,827
Condition	this home 8 · comparable 9	−$102,000
Land size	this home 519 m² · comparable 637 m²	−$55,413
Micro-location	this home 0.0449 · comparable 0.0333	+$15,776
Distance to beach	this home 4.32 km · comparable 3.99 km	−$7,486
Net adjustment		−$188,024

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

3 Port Peyra Crescent

Sold 4 June 2026 · 1.04 km away

Sold for

$1,950,000

Adjusted to this home

$1,597,352

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Street	this home 0.0232 · comparable 0.15	−$197,808
Land size	this home 519 m² · comparable 824 m²	−$143,228
Micro-location	this home 0.0449 · comparable 0.1346	−$139,932
Condition	this home 8 · comparable 7	+$78,000
Floor area	this home 330 m² · comparable 233.19 m²	+$77,603
Car spaces	this home 4 · comparable 2	+$64,000
Storeys	this home 1 · comparable 2	−$61,174
Bedrooms	this home 4 · comparable 5	−$37,254
Distance to beach	this home 4.32 km · comparable 4.65 km	+$8,494
Year built	this home 2002 · comparable 2004	−$1,349
Net adjustment		−$352,648

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

13 Kodiak Drive

Sold 24 August 2026 · 0.86 km away

Sold for

$1,820,000

Adjusted to this home

$1,606,423

What we added and subtracted to make this sale comparable to 46 Mapleton Circuit
Micro-location	this home 0.0449 · comparable 0.1255	−$117,354
Condition	this home 8 · comparable 9	−$109,200
Floor area	this home 330 m² · comparable 202.99 m²	+$101,811
Storeys	this home 1 · comparable 2	−$61,174
Land size	this home 519 m² · comparable 640 m²	−$56,822
Car spaces	this home 4 · comparable 3	+$32,000
Bathrooms	this home 2 · comparable 3	−$14,657
Distance to beach	this home 4.32 km · comparable 4.84 km	+$12,493
Year built	this home 2002 · comparable 2003	−$674
Net adjustment		−$213,577

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 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 46 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 →

46 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

45 North Shore Avenue

3 Port Peyra Crescent

13 Kodiak Drive

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