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.

13 Saint Paul Crescent

Sold 31 August 2026 · 0.27 km away

Sold for

$1,590,000

Adjusted to this home

$1,541,217

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$95,400
Bathrooms	this home 3 · comparable 2	+$74,635
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$56,180
Bedrooms	this home 4 · comparable 5	−$30,172
Floor area	this home 271 m² · comparable 241.24 m²	+$26,403
Micro-location	this home 0.1311 · comparable 0.15	−$24,041
Distance to beach	this home 4.67 km · comparable 4.43 km	−$5,037
Year built	this home 2002 · comparable 2003	−$2,787
Land size	this home 448 m² · comparable 449 m²	−$204
Net adjustment		−$48,783

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

4 Barbie Avenue

Sold 5 August 2026 · 0.77 km away

Sold for

$1,515,000

Adjusted to this home

$1,588,611

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Floor area	this home 271 m² · comparable 151 m²	+$106,464
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.1311 · comparable 0.0574	+$89,325
Bathrooms	this home 3 · comparable 2	+$74,635
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 448 m² · comparable 570 m²	−$24,888
Distance to beach	this home 4.67 km · comparable 3.98 km	−$13,944
Cladding	this home 3 · comparable 4	−$11,443
Year built	this home 2002 · comparable 1999	+$8,362
Net adjustment		+$73,611

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

28 Meridien Avenue

Sold 19 February 2026 · 0.45 km away

Sold for

$1,820,000

Adjusted to this home

$1,767,617

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Bathrooms	this home 3 · comparable 2	+$74,635
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 271 m² · comparable 311 m²	−$35,488
Micro-location	this home 0.1311 · comparable 0.15	−$27,518
Land size	this home 448 m² · comparable 400 m²	+$9,792
Year built	this home 2002 · comparable 2005	−$8,362
Distance to beach	this home 4.67 km · comparable 4.61 km	−$1,442
Net adjustment		−$52,383

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

95 Bayswater Ave

Sold 7 March 2026 · 0.34 km away

Sold for

$1,682,500

Adjusted to this home

$1,544,227

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$100,950
Pool	this home 1 · comparable 0	+$64,000
Storeys	this home 1 · comparable 2	−$56,180
Bedrooms	this home 4 · comparable 5	−$30,172
Floor area	this home 271 m² · comparable 294.19 m²	−$20,574
Micro-location	this home 0.1311 · comparable 0.116	+$20,325
Land size	this home 448 m² · comparable 488 m²	−$8,160
Distance to beach	this home 4.67 km · comparable 4.5 km	−$3,775
Year built	this home 2002 · comparable 2003	−$2,787
Net adjustment		−$138,273

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

$1,653,241

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$109,200
Floor area	this home 271 m² · comparable 202.99 m²	+$60,338
Storeys	this home 1 · comparable 2	−$56,180
Land size	this home 448 m² · comparable 640 m²	−$39,168
Car spaces	this home 2 · comparable 3	−$32,000
Micro-location	this home 0.1311 · comparable 0.1255	+$8,154
Distance to beach	this home 4.67 km · comparable 4.84 km	+$4,084
Year built	this home 2002 · comparable 2003	−$2,787
Net adjustment		−$166,759

A further 9 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

$1,637,518

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$103,800
Bathrooms	this home 3 · comparable 2	+$74,635
Floor area	this home 271 m² · comparable 201.57 m²	+$61,598
Storeys	this home 1 · comparable 2	−$56,180
Bedrooms	this home 4 · comparable 5	−$30,172
Micro-location	this home 0.1311 · comparable 0.15	−$26,158
Year built	this home 2002 · comparable 2005	−$8,362
Distance to beach	this home 4.67 km · comparable 4.35 km	−$7,307
Land size	this home 448 m² · comparable 432 m²	+$3,264
Net adjustment		−$92,482

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

4 Azzurra Drive

Sold 14 October 2025 · 0.28 km away

Sold for

$1,725,000

Adjusted to this home

$1,683,045

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$103,500
Floor area	this home 271 m² · comparable 186.38 m²	+$75,075
Storeys	this home 1 · comparable 2	−$56,180
Micro-location	this home 0.1311 · comparable 0.1023	+$39,744
Distance to beach	this home 4.67 km · comparable 4.92 km	+$5,693
Year built	this home 2002 · comparable 2003	−$2,787
Net adjustment		−$41,955

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

36 Meridien Avenue

Sold 3 November 2025 · 0.41 km away

Sold for

$1,775,000

Adjusted to this home

$1,667,216

What we added and subtracted to make this sale comparable to 14 Bayswater Avenue
Condition	this home 8 · comparable 9	−$106,500
Bathrooms	this home 3 · comparable 2	+$74,635
Storeys	this home 1 · comparable 2	−$56,180
Floor area	this home 271 m² · comparable 228.49 m²	+$37,715
Bedrooms	this home 4 · comparable 5	−$30,172
Micro-location	this home 0.1311 · comparable 0.15	−$26,838
Land size	this home 448 m² · comparable 400 m²	+$9,792
Year built	this home 2002 · comparable 2005	−$8,362
Distance to beach	this home 4.67 km · comparable 4.59 km	−$1,874
Net adjustment		−$107,784

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 14 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 14 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

41 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 →

14 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

13 Saint Paul Crescent

4 Barbie Avenue

28 Meridien Avenue

95 Bayswater Ave

13 Kodiak Drive

73 Azzurra Drive

4 Azzurra Drive

36 Meridien Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 14 Bayswater Avenue sit?