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.

4 Barbie Avenue

Sold 5 August 2026 · 0.59 km away

Sold for

$1,515,000

Adjusted to this home

$1,370,989

What we added and subtracted to make this sale comparable to 18 Balmain Street
Car spaces	this home 2 · comparable 4	−$103,800
Micro-location	this home 0.0186 · comparable 0.0574	−$47,026
Cladding	this home 3 · comparable 4	−$16,442
Land size	this home 633 m² · comparable 570 m²	+$11,088
Floor area	this home 155 m² · comparable 151 m²	+$8,570
Year built	this home 2001 · comparable 1999	+$6,744
Distance to beach	this home 4.13 km · comparable 3.98 km	−$3,145
Net adjustment		−$144,011

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

5 Palma Crescent

Sold 27 March 2026 · 1.14 km away

Sold for

$1,395,000

Adjusted to this home

$1,359,520

What we added and subtracted to make this sale comparable to 18 Balmain Street
Micro-location	this home 0.0186 · comparable 0.0871	−$76,446
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 633 m² · comparable 350 m²	+$49,808
Floor area	this home 155 m² · comparable 172.46 m²	−$37,406
Water views	this home 0 · comparable 1	−$24,792
Street	this home 0.0204 · comparable 0.0399	−$21,762
Distance to beach	this home 4.13 km · comparable 5.1 km	+$17,862
Year built	this home 2001 · comparable 2003	−$6,744
Net adjustment		−$35,480

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

8 Cumberland Drive

Sold 3 June 2026 · 0.69 km away

Sold for

$1,415,000

Adjusted to this home

$1,516,755

What we added and subtracted to make this sale comparable to 18 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,650
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0186 · comparable 0.0462	−$31,243
Year built	this home 2001 · comparable 1992	+$30,348
Floor area	this home 155 m² · comparable 167.88 m²	−$27,594
Cladding	this home 3 · comparable 2	+$16,442
Distance to beach	this home 4.13 km · comparable 3.55 km	−$13,890
Land size	this home 633 m² · comparable 703 m²	−$12,320
Net adjustment		+$101,755

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

5 Pristine Court

Sold 21 November 2025 · 1.07 km away

Sold for

$1,490,000

Adjusted to this home

$1,451,512

What we added and subtracted to make this sale comparable to 18 Balmain Street
Floor area	this home 155 m² · comparable 225 m²	−$149,968
Street	this home 0.0204 · comparable -0.0146	+$41,720
Land size	this home 633 m² · comparable 401 m²	+$40,832
Year built	this home 2001 · comparable 1996	+$16,860
Cladding	this home 3 · comparable 2	+$16,442
Distance to beach	this home 4.13 km · comparable 3.71 km	−$10,334
Micro-location	this home 0.0186 · comparable 0.0136	+$5,960
Net adjustment		−$38,488

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

8 Mauritius Court

Sold 5 January 2026 · 1.13 km away

Sold for

$1,338,000

Adjusted to this home

$1,411,615

What we added and subtracted to make this sale comparable to 18 Balmain Street
Micro-location	this home 0.0186 · comparable 0.1253	−$114,212
Floor area	this home 155 m² · comparable 119.88 m²	+$75,241
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 633 m² · comparable 400 m²	+$41,008
Distance to beach	this home 4.13 km · comparable 4.75 km	+$10,950
Year built	this home 2001 · comparable 2002	−$3,372
Net adjustment		+$73,615

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.30 km away

Sold for

$1,400,000

Adjusted to this home

$1,569,488

What we added and subtracted to make this sale comparable to 18 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,650
Land size	this home 633 m² · comparable 405 m²	+$40,128
Floor area	this home 155 m² · comparable 145 m²	+$21,424
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2001 · comparable 1995	+$20,232
Distance to beach	this home 4.13 km · comparable 3.92 km	−$4,418
Micro-location	this home 0.0186 · comparable 0.0223	−$4,144
Net adjustment		+$169,488

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

39 Brier Crescent

Sold 16 May 2026 · 0.25 km away

Sold for

$1,302,000

Adjusted to this home

$1,491,450

What we added and subtracted to make this sale comparable to 18 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,650
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$51,900
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2001 · comparable 2013	−$40,464
Cladding	this home 3 · comparable 1	+$32,883
Floor area	this home 155 m² · comparable 141 m²	+$29,994
Land size	this home 633 m² · comparable 708 m²	−$13,200
Distance to beach	this home 4.13 km · comparable 4.35 km	+$3,781
Micro-location	this home 0.0186 · comparable 0.0157	+$3,021
Net adjustment		+$189,450

A further 8 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

$1,611,603

What we added and subtracted to make this sale comparable to 18 Balmain Street
Car spaces	this home 2 · comparable 3	−$51,900
Floor area	this home 155 m² · comparable 133 m²	+$47,133
Street	this home 0.0204 · comparable 0.0515	−$41,301
Land size	this home 633 m² · comparable 432 m²	+$35,376
Micro-location	this home 0.0186 · comparable 0.0447	−$34,661
Year built	this home 2001 · comparable 1993	+$26,976
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.13 km · comparable 3.76 km	−$10,020
Net adjustment		−$48,397

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 18 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 18 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 →

18 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

4 Barbie Avenue

5 Palma Crescent

8 Cumberland Drive

5 Pristine Court

8 Mauritius Court

9 Gainsborough Drive

39 Brier Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 18 Balmain Street sit?