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 · 1.08 km away

Sold for

$1,410,000

Adjusted to this home

$1,384,662

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Floor area	this home 151 m² · comparable 188 m²	−$79,269
Micro-location	this home 0.0246 · comparable 0.0943	−$78,622
Condition	this home 8 · comparable 7	+$56,400
Street	this home 0.0204 · comparable 0.0518	−$35,419
Cladding	this home 2 · comparable 3	−$16,442
Distance to beach	this home 4.18 km · comparable 5.03 km	+$15,820
Year built	this home 2001 · comparable 2003	−$6,744
Land size	this home 413 m² · comparable 400 m²	+$2,288
Net adjustment		−$25,338

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

5 Palma Crescent

Sold 27 March 2026 · 1.09 km away

Sold for

$1,395,000

Adjusted to this home

$1,418,213

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Micro-location	this home 0.0246 · comparable 0.0871	−$69,750
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 151 m² · comparable 172.46 m²	−$45,976
Water views	this home 0 · comparable 1	−$24,792
Street	this home 0.0204 · comparable 0.0399	−$21,762
Distance to beach	this home 4.18 km · comparable 5.1 km	+$16,941
Cladding	this home 2 · comparable 3	−$16,442
Land size	this home 413 m² · comparable 350 m²	+$11,088
Year built	this home 2001 · comparable 2003	−$6,744
Net adjustment		+$23,213

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

8 Mauritius Court

Sold 5 January 2026 · 1.07 km away

Sold for

$1,338,000

Adjusted to this home

$1,389,792

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Micro-location	this home 0.0246 · comparable 0.1253	−$107,790
Condition	this home 8 · comparable 9	−$80,280
Floor area	this home 151 m² · comparable 119.88 m²	+$66,671
Pool	this home 1 · comparable 0	+$64,000
Cladding	this home 2 · comparable 3	−$16,442
Distance to beach	this home 4.18 km · comparable 4.75 km	+$10,067
Year built	this home 2001 · comparable 2002	−$3,372
Land size	this home 413 m² · comparable 400 m²	+$2,288
Net adjustment		+$51,792

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

4 Barbie Avenue

Sold 5 August 2026 · 0.54 km away

Sold for

$1,515,000

Adjusted to this home

$1,339,280

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Car spaces	this home 2 · comparable 4	−$103,800
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.0246 · comparable 0.0574	−$39,754
Cladding	this home 2 · comparable 4	−$32,883
Land size	this home 413 m² · comparable 570 m²	−$27,632
Year built	this home 2001 · comparable 1999	+$6,744
Distance to beach	this home 4.18 km · comparable 3.98 km	−$4,145
Net adjustment		−$175,720

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

15 Comore Drive

Sold 16 January 2026 · 0.70 km away

Sold for

$1,350,000

Adjusted to this home

$1,444,797

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Condition	this home 8 · comparable 6	+$108,000
Floor area	this home 151 m² · comparable 184 m²	−$70,699
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0204 · comparable 0.0785	−$62,748
Micro-location	this home 0.0246 · comparable 0.0738	−$53,136
Year built	this home 2001 · comparable 2002	−$3,372
Distance to beach	this home 4.18 km · comparable 4.06 km	−$2,138
Land size	this home 413 m² · comparable 423 m²	−$1,760
Net adjustment		+$94,797

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

5 Pristine Court

Sold 21 November 2025 · 1.02 km away

Sold for

$1,490,000

Adjusted to this home

$1,510,598

What we added and subtracted to make this sale comparable to 11 Balmain Street
Floor area	this home 151 m² · comparable 225 m²	−$158,538
Bedrooms	this home 5 · comparable 4	+$116,650
Street	this home 0.0204 · comparable -0.0146	+$41,720
Year built	this home 2001 · comparable 1996	+$16,860
Micro-location	this home 0.0246 · comparable 0.0136	+$13,112
Distance to beach	this home 4.18 km · comparable 3.71 km	−$11,318
Land size	this home 413 m² · comparable 401 m²	+$2,112
Net adjustment		+$20,598

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

20 Daryl Drive

Sold 29 October 2025 · 0.19 km away

Sold for

$1,570,000

Adjusted to this home

$1,375,109

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Floor area	this home 151 m² · comparable 201.88 m²	−$109,006
Condition	this home 8 · comparable 9	−$94,200
Street	this home 0.0204 · comparable 0.0704	−$62,800
Land size	this home 413 m² · comparable 586 m²	−$30,448
Cladding	this home 2 · comparable 3	−$16,442
Year built	this home 2001 · comparable 1998	+$10,116
Micro-location	this home 0.0246 · comparable 0.0291	−$5,652
Distance to beach	this home 4.18 km · comparable 4.03 km	−$3,109
Net adjustment		−$194,891

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

56 Southlake Drive

Sold 21 July 2026 · 0.72 km away

Sold for

$1,660,000

Adjusted to this home

$1,571,794

What we added and subtracted to make this sale comparable to 11 Balmain Street
Bedrooms	this home 5 · comparable 4	+$116,650
Condition	this home 8 · comparable 9	−$99,600
Car spaces	this home 2 · comparable 3	−$51,900
Street	this home 0.0204 · comparable 0.0515	−$41,301
Floor area	this home 151 m² · comparable 133 m²	+$38,563
Year built	this home 2001 · comparable 1993	+$26,976
Micro-location	this home 0.0246 · comparable 0.0447	−$26,693
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$16,442
Distance to beach	this home 4.18 km · comparable 3.76 km	−$11,115
Land size	this home 413 m² · comparable 432 m²	−$3,344
Net adjustment		−$88,206

A further 7 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 11 Balmain Street 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 11 Balmain Street 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

18 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 →

11 Balmain Street

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

5 Palma Crescent

8 Mauritius Court

4 Barbie Avenue

15 Comore Drive

5 Pristine Court

20 Daryl Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Balmain Street sit?