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.

5 Palma Crescent

Sold 27 March 2026 · 0.28 km away

Sold for

$1,395,000

Adjusted to this home

$1,496,798

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Land size	this home 628 m² · comparable 350 m²	+$122,320
Water views	this home 0 · comparable 1	−$119,393
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.1032 · comparable 0.0871	+$17,968
Floor area	this home 158 m² · comparable 172.46 m²	−$16,762
Bathrooms	this home 3 · comparable 2	+$15,782
Year built	this home 2006 · comparable 2003	+$14,074
Distance to beach	this home 5.06 km · comparable 5.1 km	+$737
Net adjustment		+$101,798

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.24 km away

Sold for

$1,570,000

Adjusted to this home

$1,538,027

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Land size	this home 628 m² · comparable 331 m²	+$130,680
Pool	this home 0 · comparable 1	−$80,913
Condition	this home 7 · comparable 8	−$62,800
Floor area	this home 158 m² · comparable 199 m²	−$47,527
Micro-location	this home 0.1032 · comparable 0.0807	+$28,260
Cladding	this home 3 · comparable 1	+$21,754
Year built	this home 2006 · comparable 2010	−$18,765
Distance to beach	this home 5.06 km · comparable 4.17 km	−$18,444
Bathrooms	this home 3 · comparable 2	+$15,782
Net adjustment		−$31,973

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

40 Gerona Circuit

Sold 26 May 2026 · 0.35 km away

Sold for

$1,410,000

Adjusted to this home

$1,544,738

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 628 m² · comparable 400 m²	+$100,320
Pool	this home 0 · comparable 1	−$80,913
Floor area	this home 158 m² · comparable 188 m²	−$34,776
Bathrooms	this home 3 · comparable 2	+$15,782
Year built	this home 2006 · comparable 2003	+$14,074
Micro-location	this home 0.1032 · comparable 0.0943	+$10,039
Distance to beach	this home 5.06 km · comparable 5.03 km	−$558
Net adjustment		+$134,738

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

49 Lantau Crescent

Sold 21 January 2026 · 0.50 km away

Sold for

$1,475,000

Adjusted to this home

$1,569,411

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Street	this home 0.15 · comparable -0.0071	+$185,378
Condition	this home 7 · comparable 9	−$147,500
Land size	this home 628 m² · comparable 400 m²	+$100,320
Pool	this home 0 · comparable 1	−$80,913
Micro-location	this home 0.1032 · comparable 0.0831	+$23,718
Floor area	this home 158 m² · comparable 176.74 m²	−$21,723
Year built	this home 2006 · comparable 2002	+$18,765
Bathrooms	this home 3 · comparable 2	+$15,782
Distance to beach	this home 5.06 km · comparable 5.09 km	+$584
Net adjustment		+$94,411

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

41 Gerona Circuit

Sold 26 May 2026 · 0.42 km away

Sold for

$1,410,000

Adjusted to this home

$1,575,922

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Micro-location	this home 0.1032 · comparable 0.0822	+$23,688
Floor area	this home 158 m² · comparable 174 m²	−$18,547
Land size	this home 628 m² · comparable 586 m²	+$18,480
Bathrooms	this home 3 · comparable 2	+$15,782
Year built	this home 2006 · comparable 2003	+$14,074
Distance to beach	this home 5.06 km · comparable 5.15 km	+$1,675
Net adjustment		+$165,922

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

3 Avellino Drive

Sold 19 January 2026 · 0.96 km away

Sold for

$1,350,000

Adjusted to this home

$1,435,094

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Land size	this home 628 m² · comparable 350 m²	+$122,320
Micro-location	this home 0.1032 · comparable 0.1354	−$34,776
Floor area	this home 158 m² · comparable 181 m²	−$26,662
Year built	this home 2006 · comparable 2002	+$18,765
Bathrooms	this home 3 · comparable 2	+$15,782
Distance to beach	this home 5.06 km · comparable 4.48 km	−$10,335
Net adjustment		+$85,094

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

16 Marciana Crescent

Sold 31 July 2026 · 0.52 km away

Sold for

$1,225,000

Adjusted to this home

$1,466,944

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Land size	this home 628 m² · comparable 350 m²	+$70,836
Street	this home 0.15 · comparable 0.0317	+$67,138
Bedrooms	this home 4 · comparable 3	+$40,912
Condition	this home 7 · comparable 6	+$28,376
Year built	this home 2006 · comparable 2002	+$10,866
Bathrooms	this home 3 · comparable 2	+$9,140
Floor area	this home 158 m² · comparable 147 m²	+$7,384
Cladding	this home 3 · comparable 2	+$6,298
Micro-location	this home 0.1032 · comparable 0.0998	+$1,930
Distance to beach	this home 5.06 km · comparable 4.96 km	−$936
Net adjustment		+$241,944

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 · 1.35 km away

Sold for

$1,250,000

Adjusted to this home

$1,400,913

What we added and subtracted to make this sale comparable to 117 Bayswater Avenue
Land size	this home 628 m² · comparable 188 m²	+$193,600
Water views	this home 0 · comparable 1	−$119,393
Street	this home 0.15 · comparable 0.064	+$86,000
Bedrooms	this home 4 · comparable 3	+$70,647
Storeys	this home 1 · comparable 2	−$68,439
Micro-location	this home 0.1032 · comparable 0.0436	+$59,600
Condition	this home 7 · comparable 8	−$50,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.06 km · comparable 4.09 km	−$16,005
Bathrooms	this home 3 · comparable 2	+$15,782
Year built	this home 2006 · comparable 2009	−$14,074
Cladding	this home 3 · comparable 2	+$10,877
Floor area	this home 158 m² · comparable 156 m²	+$2,318
Net adjustment		+$150,913

A further 5 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 117 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 117 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)

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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 →

117 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

5 Palma Crescent

22 Elizabeth Crescent

40 Gerona Circuit

49 Lantau Crescent

41 Gerona Circuit

3 Avellino Drive

16 Marciana Crescent

16 South Bay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 117 Bayswater Avenue sit?