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.

8 Cumberland Drive

Sold 3 June 2026 · 0.68 km away

Sold for

$1,415,000

Adjusted to this home

$1,442,192

What we added and subtracted to make this sale comparable to 16 Balmain Street
Bedrooms	this home 4 · comparable 3	+$113,685
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0182 · comparable 0.0462	−$31,696
Floor area	this home 155 m² · comparable 167.88 m²	−$27,614
Year built	this home 2001 · comparable 1992	+$27,158
Distance to beach	this home 4.12 km · comparable 3.55 km	−$13,703
Net adjustment		+$27,192

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.29 km away

Sold for

$1,400,000

Adjusted to this home

$1,485,927

What we added and subtracted to make this sale comparable to 16 Balmain Street
Bedrooms	this home 4 · comparable 3	+$113,685
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 703 m² · comparable 405 m²	+$40,766
Floor area	this home 155 m² · comparable 145 m²	+$21,440
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2001 · comparable 1995	+$18,106
Cladding	this home 2 · comparable 3	−$14,860
Micro-location	this home 0.0182 · comparable 0.0223	−$4,592
Distance to beach	this home 4.12 km · comparable 3.92 km	−$4,234
Net adjustment		+$85,927

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

31 Roundelay Drive

Sold 30 July 2026 · 1.08 km away

Sold for

$1,380,000

Adjusted to this home

$1,469,072

What we added and subtracted to make this sale comparable to 16 Balmain Street
Street	this home 0.0204 · comparable -0.023	+$47,914
Land size	this home 703 m² · comparable 420 m²	+$38,714
Year built	this home 2001 · comparable 1994	+$21,123
Micro-location	this home 0.0182 · comparable 0.0311	−$14,242
Distance to beach	this home 4.12 km · comparable 3.59 km	−$12,370
Floor area	this home 155 m² · comparable 151.3 m²	+$7,933
Net adjustment		+$89,072

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

39 Brier Crescent

Sold 16 May 2026 · 0.27 km away

Sold for

$1,302,000

Adjusted to this home

$1,423,358

What we added and subtracted to make this sale comparable to 16 Balmain Street
Bedrooms	this home 4 · comparable 3	+$113,685
Car spaces	this home 2 · comparable 3	−$51,550
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2001 · comparable 2013	−$36,211
Floor area	this home 155 m² · comparable 141 m²	+$30,016
Cladding	this home 2 · comparable 1	+$14,860
Distance to beach	this home 4.12 km · comparable 4.35 km	+$3,953
Micro-location	this home 0.0182 · comparable 0.0157	+$2,604
Land size	this home 703 m² · comparable 708 m²	−$684
Net adjustment		+$121,358

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

21 Cumberland Drive

Sold 4 December 2025 · 0.68 km away

Sold for

$1,450,000

Adjusted to this home

$1,458,223

What we added and subtracted to make this sale comparable to 16 Balmain Street
Bedrooms	this home 4 · comparable 3	+$113,685
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0204 · comparable 0.0563	−$41,644
Land size	this home 703 m² · comparable 467 m²	+$32,285
Micro-location	this home 0.0182 · comparable 0.0427	−$28,420
Year built	this home 2001 · comparable 1992	+$27,158
Cladding	this home 2 · comparable 3	−$14,860
Distance to beach	this home 4.12 km · comparable 3.64 km	−$11,693
Floor area	this home 155 m² · comparable 157 m²	−$4,288
Net adjustment		+$8,223

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

3 Dorothy Place

Sold 27 March 2026 · 0.71 km away

Sold for

$1,300,000

Adjusted to this home

$1,424,981

What we added and subtracted to make this sale comparable to 16 Balmain Street
Bedrooms	this home 4 · comparable 3	+$113,685
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 155 m² · comparable 129.58 m²	+$54,501
Land size	this home 703 m² · comparable 410 m²	+$40,082
Micro-location	this home 0.0182 · comparable 0.0479	−$30,888
Year built	this home 2001 · comparable 1995	+$18,106
Distance to beach	this home 4.12 km · comparable 3.81 km	−$6,505
Net adjustment		+$124,981

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

8 Mauritius Court

Sold 5 January 2026 · 1.15 km away

Sold for

$1,338,000

Adjusted to this home

$1,333,357

What we added and subtracted to make this sale comparable to 16 Balmain Street
Micro-location	this home 0.0182 · comparable 0.1253	−$114,640
Floor area	this home 155 m² · comparable 119.88 m²	+$75,298
Land size	this home 703 m² · comparable 400 m²	+$41,450
Cladding	this home 2 · comparable 3	−$14,860
Distance to beach	this home 4.12 km · comparable 4.75 km	+$11,127
Year built	this home 2001 · comparable 2002	−$3,018
Net adjustment		−$4,643

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

56 Southlake Drive

Sold 21 July 2026 · 0.76 km away

Sold for

$1,660,000

Adjusted to this home

$1,531,678

What we added and subtracted to make this sale comparable to 16 Balmain Street
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$51,550
Floor area	this home 155 m² · comparable 133 m²	+$47,168
Street	this home 0.0204 · comparable 0.0515	−$41,301
Land size	this home 703 m² · comparable 432 m²	+$37,073
Micro-location	this home 0.0182 · comparable 0.0447	−$35,192
Year built	this home 2001 · comparable 1993	+$24,141
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$14,860
Distance to beach	this home 4.12 km · comparable 3.76 km	−$9,801
Net adjustment		−$128,322

A further 8 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 16 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 16 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

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 →

16 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

8 Cumberland Drive

9 Gainsborough Drive

31 Roundelay Drive

39 Brier Crescent

21 Cumberland Drive

3 Dorothy Place

8 Mauritius Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Balmain Street sit?