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 · 0.41 km away

Sold for

$1,410,000

Adjusted to this home

$1,378,393

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$91,597
Condition	this home 6 · comparable 7	−$56,400
Floor area	this home 176 m² · comparable 188 m²	−$12,979
Year built	this home 2006 · comparable 2003	+$11,969
Land size	this home 715 m² · comparable 400 m²	+$5,796
Micro-location	this home 0.0957 · comparable 0.0943	+$1,579
Distance to beach	this home 5.07 km · comparable 5.03 km	−$745
Net adjustment		−$31,607

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

11 Grenada Court

Sold 12 June 2026 · 0.92 km away

Sold for

$1,350,000

Adjusted to this home

$1,368,314

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Condition	this home 6 · comparable 8	−$108,000
Bedrooms	this home 4 · comparable 3	+$67,609
Floor area	this home 176 m² · comparable 118.7 m²	+$61,976
Micro-location	this home 0.0957 · comparable 0.1321	−$39,312
Cladding	this home 3 · comparable 2	+$19,839
Year built	this home 2006 · comparable 2002	+$15,958
Land size	this home 715 m² · comparable 295 m²	+$7,728
Distance to beach	this home 5.07 km · comparable 4.65 km	−$7,484
Net adjustment		+$18,314

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

49 Lantau Crescent

Sold 21 January 2026 · 0.55 km away

Sold for

$1,475,000

Adjusted to this home

$1,398,493

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Condition	this home 6 · comparable 9	−$206,500
Street	this home 0.15 · comparable -0.0071	+$185,378
Pool	this home 0 · comparable 1	−$91,597
Year built	this home 2006 · comparable 2002	+$15,958
Micro-location	this home 0.0957 · comparable 0.0831	+$14,868
Land size	this home 715 m² · comparable 400 m²	+$5,796
Floor area	this home 176 m² · comparable 176.74 m²	−$800
Distance to beach	this home 5.07 km · comparable 5.09 km	+$390
Net adjustment		−$76,507

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

41 Gerona Circuit

Sold 26 May 2026 · 0.48 km away

Sold for

$1,410,000

Adjusted to this home

$1,497,593

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Condition	this home 6 · comparable 7	−$56,400
Micro-location	this home 0.0957 · comparable 0.0822	+$15,228
Year built	this home 2006 · comparable 2003	+$11,969
Land size	this home 715 m² · comparable 586 m²	+$2,374
Floor area	this home 176 m² · comparable 174 m²	+$2,163
Distance to beach	this home 5.07 km · comparable 5.15 km	+$1,489
Net adjustment		+$87,593

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

5 Palma Crescent

Sold 27 March 2026 · 0.33 km away

Sold for

$1,395,000

Adjusted to this home

$1,310,477

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Water views	this home 0 · comparable 1	−$128,460
Street	this home 0.15 · comparable 0.0399	+$122,872
Condition	this home 6 · comparable 8	−$111,600
Year built	this home 2006 · comparable 2003	+$11,969
Micro-location	this home 0.0957 · comparable 0.0871	+$9,598
Land size	this home 715 m² · comparable 350 m²	+$6,716
Floor area	this home 176 m² · comparable 172.46 m²	+$3,829
Distance to beach	this home 5.07 km · comparable 5.1 km	+$553
Net adjustment		−$84,523

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

3 Dorothy Place

Sold 27 March 2026 · 1.29 km away

Sold for

$1,300,000

Adjusted to this home

$1,422,462

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Pool	this home 0 · comparable 1	−$91,597
Bedrooms	this home 4 · comparable 3	+$67,609
Floor area	this home 176 m² · comparable 129.58 m²	+$50,208
Micro-location	this home 0.0957 · comparable 0.0479	+$49,712
Year built	this home 2006 · comparable 1995	+$43,886
Distance to beach	this home 5.07 km · comparable 3.81 km	−$22,807
Cladding	this home 3 · comparable 2	+$19,839
Land size	this home 715 m² · comparable 410 m²	+$5,612
Net adjustment		+$122,462

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.18 km away

Sold for

$1,400,000

Adjusted to this home

$1,532,318

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Street	this home 0.15 · comparable 0.0386	+$124,768
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$91,597
Micro-location	this home 0.0957 · comparable 0.0223	+$82,208
Bedrooms	this home 4 · comparable 3	+$67,609
Year built	this home 2006 · comparable 1995	+$43,886
Floor area	this home 176 m² · comparable 145 m²	+$33,530
Distance to beach	this home 5.07 km · comparable 3.92 km	−$21,790
Land size	this home 715 m² · comparable 405 m²	+$5,704
Net adjustment		+$132,318

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

16 Marciana Crescent

Sold 31 July 2026 · 0.57 km away

Sold for

$1,225,000

Adjusted to this home

$1,431,459

What we added and subtracted to make this sale comparable to 121 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$95,124
Bedrooms	this home 4 · comparable 3	+$55,473
Floor area	this home 176 m² · comparable 147 m²	+$25,736
Cladding	this home 3 · comparable 2	+$16,278
Year built	this home 2006 · comparable 2002	+$13,094
Land size	this home 715 m² · comparable 350 m²	+$5,510
Micro-location	this home 0.0957 · comparable 0.0998	−$3,297
Distance to beach	this home 5.07 km · comparable 4.96 km	−$1,459
Net adjustment		+$206,459

A further 10 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 121 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 121 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 →

121 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

49 Lantau Crescent

41 Gerona Circuit

5 Palma Crescent

3 Dorothy Place

9 Gainsborough Drive

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 121 Bayswater Avenue sit?