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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.31 km away

Sold for

$1,400,000

Adjusted to this home

$1,472,661

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0204 · comparable 0.0386	−$20,384
Floor area	this home 155 m² · comparable 145 m²	+$19,240
Year built	this home 2000 · comparable 1995	+$14,284
Cladding	this home 2 · comparable 3	−$12,290
Micro-location	this home 0.0315 · comparable 0.0223	+$10,304
Distance to beach	this home 4.2 km · comparable 3.92 km	−$5,712
Land size	this home 410 m² · comparable 405 m²	+$772
Net adjustment		+$72,661

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

31 Roundelay Drive

Sold 30 July 2026 · 1.05 km away

Sold for

$1,380,000

Adjusted to this home

$1,437,244

What we added and subtracted to make this sale comparable to 13 Balmain Street
Street	this home 0.0204 · comparable -0.023	+$47,914
Year built	this home 2000 · comparable 1994	+$17,141
Distance to beach	this home 4.2 km · comparable 3.59 km	−$13,827
Floor area	this home 155 m² · comparable 151.3 m²	+$7,118
Land size	this home 410 m² · comparable 420 m²	−$1,544
Micro-location	this home 0.0315 · comparable 0.0311	+$442
Net adjustment		+$57,244

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

39 Brier Crescent

Sold 16 May 2026 · 0.24 km away

Sold for

$1,302,000

Adjusted to this home

$1,403,723

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Car spaces	this home 2 · comparable 3	−$48,522
Land size	this home 410 m² · comparable 708 m²	−$46,011
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2000 · comparable 2013	−$37,138
Floor area	this home 155 m² · comparable 141 m²	+$26,936
Micro-location	this home 0.0315 · comparable 0.0157	+$16,458
Cladding	this home 2 · comparable 1	+$12,290
Distance to beach	this home 4.2 km · comparable 4.35 km	+$2,578
Net adjustment		+$101,723

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

8 Cumberland Drive

Sold 3 June 2026 · 0.70 km away

Sold for

$1,415,000

Adjusted to this home

$1,482,406

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Condition	this home 8 · comparable 7	+$56,600
Land size	this home 410 m² · comparable 703 m²	−$45,239
Street	this home 0.0204 · comparable 0.0563	−$40,638
Floor area	this home 155 m² · comparable 167.88 m²	−$24,781
Year built	this home 2000 · comparable 1992	+$22,854
Micro-location	this home 0.0315 · comparable 0.0462	−$16,640
Distance to beach	this home 4.2 km · comparable 3.55 km	−$15,197
Net adjustment		+$67,406

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

38 Palma Crescent

Sold 9 January 2026 · 1.07 km away

Sold for

$1,350,000

Adjusted to this home

$1,421,162

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Micro-location	this home 0.0315 · comparable 0.0871	−$60,048
Street	this home 0.0204 · comparable 0.0399	−$21,060
Land size	this home 410 m² · comparable 295 m²	+$17,756
Distance to beach	this home 4.2 km · comparable 5.1 km	+$16,038
Floor area	this home 155 m² · comparable 147.41 m²	+$14,603
Year built	this home 2000 · comparable 2005	−$14,284
Cladding	this home 2 · comparable 3	−$12,290
Net adjustment		+$71,162

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

6 Pristine Court

Sold 30 June 2026 · 1.07 km away

Sold for

$1,220,000

Adjusted to this home

$1,428,717

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Street	this home 0.0204 · comparable -0.0146	+$34,160
Floor area	this home 155 m² · comparable 143.96 m²	+$21,241
Micro-location	this home 0.0315 · comparable 0.0126	+$18,446
Year built	this home 2000 · comparable 1994	+$17,141
Distance to beach	this home 4.2 km · comparable 3.68 km	−$10,248
Land size	this home 410 m² · comparable 426 m²	−$2,470
Net adjustment		+$208,717

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

13 Acklin Court

Sold 2 September 2026 · 0.78 km away

Sold for

$1,110,000

Adjusted to this home

$1,244,222

What we added and subtracted to make this sale comparable to 13 Balmain Street
Bedrooms	this home 4 · comparable 3	+$130,447
Micro-location	this home 0.0315 · comparable 0.1014	−$62,071
Condition	this home 8 · comparable 7	+$44,400
Floor area	this home 155 m² · comparable 137 m²	+$34,632
Cladding	this home 2 · comparable 3	−$12,290
Year built	this home 2000 · comparable 2002	−$5,714
Land size	this home 410 m² · comparable 375 m²	+$5,404
Distance to beach	this home 4.2 km · comparable 4.16 km	−$586
Net adjustment		+$134,222

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

$1,404,132

What we added and subtracted to make this sale comparable to 13 Balmain Street
Condition	this home 8 · comparable 9	−$99,600
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$48,522
Floor area	this home 155 m² · comparable 133 m²	+$42,328
Street	this home 0.0204 · comparable 0.0515	−$41,301
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 2000 · comparable 1993	+$19,998
Micro-location	this home 0.0315 · comparable 0.0447	−$17,530
Cladding	this home 2 · comparable 3	−$12,290
Distance to beach	this home 4.2 km · comparable 3.76 km	−$11,554
Land size	this home 410 m² · comparable 432 m²	−$3,397
Net adjustment		−$255,868

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 13 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 13 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)

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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

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 →

13 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

9 Gainsborough Drive

31 Roundelay Drive

39 Brier Crescent

8 Cumberland Drive

38 Palma Crescent

6 Pristine Court

13 Acklin Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 13 Balmain Street sit?