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.

45 Majorca Crescent

Sold 2 April 2026 · 0.29 km away

Sold for

$1,742,000

Adjusted to this home

$1,715,510

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Street	this home 0.15 · comparable 0.0274	+$170,855
Car spaces	this home 3 · comparable 8	−$160,000
Land size	this home 640 m² · comparable 887 m²	−$46,436
Floor area	this home 390 m² · comparable 363 m²	+$23,544
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.1318 · comparable 0.1265	+$7,386
Distance to beach	this home 4.65 km · comparable 4.57 km	−$1,839
Net adjustment		−$26,490

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.27 km away

Sold for

$1,590,000

Adjusted to this home

$1,813,383

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 241.24 m²	+$129,718
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$39,264
Land size	this home 640 m² · comparable 449 m²	+$35,908
Storeys	this home 1 · comparable 2	−$35,050
Car spaces	this home 3 · comparable 2	+$32,000
Micro-location	this home 0.1318 · comparable 0.15	−$23,150
Cladding	this home 2 · comparable 3	−$13,168
Distance to beach	this home 4.65 km · comparable 4.43 km	−$4,618
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		+$223,383

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

95 Bayswater Ave

Sold 7 March 2026 · 0.32 km away

Sold for

$1,682,500

Adjusted to this home

$1,858,819

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 294.19 m²	+$83,546
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$35,050
Car spaces	this home 3 · comparable 2	+$32,000
Land size	this home 640 m² · comparable 488 m²	+$28,576
Micro-location	this home 0.1318 · comparable 0.116	+$21,267
Cladding	this home 2 · comparable 3	−$13,168
Distance to beach	this home 4.65 km · comparable 4.5 km	−$3,331
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		+$176,319

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

28 Meridien Avenue

Sold 19 February 2026 · 0.46 km away

Sold for

$1,820,000

Adjusted to this home

$1,924,889

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 311 m²	+$68,888
Land size	this home 640 m² · comparable 400 m²	+$45,120
Bathrooms	this home 3 · comparable 2	+$39,264
Car spaces	this home 3 · comparable 4	−$32,000
Bedrooms	this home 5 · comparable 4	+$28,807
Micro-location	this home 0.1318 · comparable 0.15	−$26,499
Cladding	this home 2 · comparable 3	−$13,168
Year built	this home 2002 · comparable 2005	−$4,562
Distance to beach	this home 4.65 km · comparable 4.61 km	−$961
Net adjustment		+$104,889

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.20 km away

Sold for

$1,950,000

Adjusted to this home

$2,067,782

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 233.19 m²	+$136,738
Bathrooms	this home 3 · comparable 2	+$39,264
Storeys	this home 1 · comparable 2	−$35,050
Land size	this home 640 m² · comparable 824 m²	−$34,592
Car spaces	this home 3 · comparable 2	+$32,000
Cladding	this home 2 · comparable 3	−$13,168
Micro-location	this home 0.1318 · comparable 0.1346	−$4,368
Year built	this home 2002 · comparable 2004	−$3,042
Net adjustment		+$117,782

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

4 Barbie Avenue

Sold 5 August 2026 · 0.76 km away

Sold for

$1,515,000

Adjusted to this home

$1,827,494

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 151 m²	+$208,408
Micro-location	this home 0.1318 · comparable 0.0574	+$90,173
Bathrooms	this home 3 · comparable 2	+$39,264
Car spaces	this home 3 · comparable 4	−$32,000
Bedrooms	this home 5 · comparable 4	+$28,807
Cladding	this home 2 · comparable 4	−$26,336
Distance to beach	this home 4.65 km · comparable 3.98 km	−$13,544
Land size	this home 640 m² · comparable 570 m²	+$13,160
Year built	this home 2002 · comparable 1999	+$4,562
Net adjustment		+$312,494

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

13 Kodiak Drive

Sold 24 August 2026 · 0.22 km away

Sold for

$1,820,000

Adjusted to this home

$1,975,879

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 202.99 m²	+$163,073
Storeys	this home 1 · comparable 2	−$35,050
Bedrooms	this home 5 · comparable 4	+$28,807
Cladding	this home 2 · comparable 3	−$13,168
Micro-location	this home 0.1318 · comparable 0.1255	+$9,173
Distance to beach	this home 4.65 km · comparable 4.84 km	+$4,565
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		+$155,879

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

73 Azzurra Drive

Sold 10 February 2026 · 0.43 km away

Sold for

$1,730,000

Adjusted to this home

$1,919,859

What we added and subtracted to make this sale comparable to 12 Bayswater Avenue
Floor area	this home 390 m² · comparable 201.57 m²	+$164,311
Bathrooms	this home 3 · comparable 2	+$39,264
Land size	this home 640 m² · comparable 432 m²	+$39,104
Storeys	this home 1 · comparable 2	−$35,050
Car spaces	this home 3 · comparable 2	+$32,000
Micro-location	this home 0.1318 · comparable 0.15	−$25,189
Cladding	this home 2 · comparable 3	−$13,168
Distance to beach	this home 4.65 km · comparable 4.35 km	−$6,851
Year built	this home 2002 · comparable 2005	−$4,562
Net adjustment		+$189,859

A further 9 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 12 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 12 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

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 →

12 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

45 Majorca Crescent

13 Saint Paul Crescent

95 Bayswater Ave

28 Meridien Avenue

3 Port Peyra Crescent

4 Barbie Avenue

13 Kodiak Drive

73 Azzurra Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Bayswater Avenue sit?