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 · 0.22 km away

Sold for

$1,410,000

Adjusted to this home

$1,360,777

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$82,146
Floor area	this home 146 m² · comparable 188 m²	−$50,165
Land size	this home 295 m² · comparable 400 m²	−$46,200
Micro-location	this home 0.1045 · comparable 0.0943	+$11,506
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.03 km	−$372
Net adjustment		−$49,223

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

11 Grenada Court

Sold 12 June 2026 · 0.75 km away

Sold for

$1,350,000

Adjusted to this home

$1,374,899

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Bedrooms	this home 4 · comparable 3	+$62,146
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 146 m² · comparable 118.7 m²	+$32,607
Micro-location	this home 0.1045 · comparable 0.1321	−$29,808
Year built	this home 2005 · comparable 2002	+$11,076
Cladding	this home 3 · comparable 2	+$10,006
Distance to beach	this home 5.05 km · comparable 4.65 km	−$7,128
Net adjustment		+$24,899

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

41 Gerona Circuit

Sold 26 May 2026 · 0.30 km away

Sold for

$1,410,000

Adjusted to this home

$1,393,687

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Land size	this home 295 m² · comparable 586 m²	−$128,040
Street	this home 0.15 · comparable 0.0518	+$110,770
Floor area	this home 146 m² · comparable 174 m²	−$33,443
Micro-location	this home 0.1045 · comparable 0.0822	+$25,154
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.15 km	+$1,862
Net adjustment		−$16,313

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

39 Brier Crescent

Sold 16 May 2026 · 0.85 km away

Sold for

$1,302,000

Adjusted to this home

$1,350,638

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Land size	this home 295 m² · comparable 708 m²	−$181,720
Street	this home 0.15 · comparable -0.0225	+$179,676
Micro-location	this home 0.1045 · comparable 0.0157	+$92,494
Bedrooms	this home 4 · comparable 3	+$62,146
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$36,295
Year built	this home 2005 · comparable 2013	−$29,536
Cladding	this home 3 · comparable 1	+$20,011
Distance to beach	this home 5.05 km · comparable 4.35 km	−$12,030
Floor area	this home 146 m² · comparable 141 m²	+$5,972
Net adjustment		+$48,638

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

5 Palma Crescent

Sold 27 March 2026 · 0.15 km away

Sold for

$1,395,000

Adjusted to this home

$1,314,497

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$119,494
Condition	this home 7 · comparable 8	−$55,800
Floor area	this home 146 m² · comparable 172.46 m²	−$31,604
Land size	this home 295 m² · comparable 350 m²	−$24,200
Micro-location	this home 0.1045 · comparable 0.0871	+$19,418
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.1 km	+$921
Net adjustment		−$80,503

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

49 Lantau Crescent

Sold 21 January 2026 · 0.36 km away

Sold for

$1,475,000

Adjusted to this home

$1,384,923

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Street	this home 0.15 · comparable -0.0071	+$185,378
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$82,146
Land size	this home 295 m² · comparable 400 m²	−$46,200
Floor area	this home 146 m² · comparable 176.74 m²	−$36,716
Micro-location	this home 0.1045 · comparable 0.0831	+$25,252
Year built	this home 2005 · comparable 2002	+$11,076
Distance to beach	this home 5.05 km · comparable 5.09 km	+$779
Net adjustment		−$90,077

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

3 Dorothy Place

Sold 27 March 2026 · 1.24 km away

Sold for

$1,300,000

Adjusted to this home

$1,384,338

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Pool	this home 0 · comparable 1	−$82,146
Bedrooms	this home 4 · comparable 3	+$62,146
Micro-location	this home 0.1045 · comparable 0.0479	+$58,864
Condition	this home 7 · comparable 6	+$52,000
Land size	this home 295 m² · comparable 410 m²	−$50,600
Year built	this home 2005 · comparable 1995	+$36,920
Distance to beach	this home 5.05 km · comparable 3.81 km	−$22,464
Floor area	this home 146 m² · comparable 129.58 m²	+$19,612
Cladding	this home 3 · comparable 2	+$10,006
Net adjustment		+$84,338

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

16 South Bay Drive

Sold 9 July 2026 · 1.26 km away

Sold for

$1,250,000

Adjusted to this home

$1,219,226

What we added and subtracted to make this sale comparable to 101 Bayswater Avenue
Water views	this home 0 · comparable 1	−$119,494
Street	this home 0.15 · comparable 0.064	+$86,000
Storeys	this home 1 · comparable 2	−$64,860
Bedrooms	this home 4 · comparable 3	+$62,146
Micro-location	this home 0.1045 · comparable 0.0436	+$60,900
Condition	this home 7 · comparable 8	−$50,000
Land size	this home 295 m² · comparable 188 m²	+$47,080
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.05 km · comparable 4.09 km	−$15,840
Year built	this home 2005 · comparable 2009	−$14,768
Floor area	this home 146 m² · comparable 156 m²	−$11,944
Cladding	this home 3 · comparable 2	+$10,006
Net adjustment		−$30,774

A further 6 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 101 Bayswater Avenue 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 101 Bayswater Avenue 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

101 Bayswater Avenue

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

11 Grenada Court

41 Gerona Circuit

39 Brier Crescent

5 Palma Crescent

49 Lantau Crescent

3 Dorothy Place

16 South Bay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 101 Bayswater Avenue sit?