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

$1,450,908

What we added and subtracted to make this sale comparable to 20 Balmain Street
Bedrooms	this home 4 · comparable 3	+$133,374
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Land size	this home 671 m² · comparable 405 m²	+$40,858
Street	this home 0.0204 · comparable 0.0386	−$20,384
Floor area	this home 155 m² · comparable 145 m²	+$19,104
Year built	this home 2001 · comparable 1995	+$18,379
Cladding	this home 2 · comparable 3	−$11,530
Distance to beach	this home 4.16 km · comparable 3.92 km	−$4,973
Micro-location	this home 0.0188 · comparable 0.0223	−$3,920
Net adjustment		+$50,908

A further 8 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

$1,413,101

What we added and subtracted to make this sale comparable to 20 Balmain Street
Condition	this home 7 · comparable 8	−$55,200
Street	this home 0.0204 · comparable -0.023	+$47,914
Land size	this home 671 m² · comparable 420 m²	+$38,554
Year built	this home 2001 · comparable 1994	+$21,442
Micro-location	this home 0.0188 · comparable 0.0311	−$13,579
Distance to beach	this home 4.16 km · comparable 3.59 km	−$13,099
Floor area	this home 155 m² · comparable 151.3 m²	+$7,069
Net adjustment		+$33,101

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

39 Brier Crescent

Sold 16 May 2026 · 0.23 km away

Sold for

$1,302,000

Adjusted to this home

$1,379,150

What we added and subtracted to make this sale comparable to 20 Balmain Street
Bedrooms	this home 4 · comparable 3	+$133,374
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$51,159
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2001 · comparable 2013	−$36,758
Floor area	this home 155 m² · comparable 141 m²	+$26,746
Cladding	this home 2 · comparable 1	+$11,530
Land size	this home 671 m² · comparable 708 m²	−$5,683
Distance to beach	this home 4.16 km · comparable 4.35 km	+$3,266
Micro-location	this home 0.0188 · comparable 0.0157	+$3,229
Net adjustment		+$77,150

A further 8 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

$1,460,317

What we added and subtracted to make this sale comparable to 20 Balmain Street
Bedrooms	this home 4 · comparable 3	+$133,374
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0188 · comparable 0.0462	−$31,017
Year built	this home 2001 · comparable 1992	+$27,569
Floor area	this home 155 m² · comparable 167.88 m²	−$24,606
Distance to beach	this home 4.16 km · comparable 3.55 km	−$14,450
Land size	this home 671 m² · comparable 703 m²	−$4,915
Net adjustment		+$45,317

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

36 Roundelay Drive

Sold 23 December 2025 · 1.09 km away

Sold for

$1,352,000

Adjusted to this home

$1,409,400

What we added and subtracted to make this sale comparable to 20 Balmain Street
Condition	this home 7 · comparable 9	−$135,200
Bedrooms	this home 4 · comparable 3	+$133,374
Street	this home 0.0204 · comparable -0.023	+$46,942
Land size	this home 671 m² · comparable 415 m²	+$39,322
Year built	this home 2001 · comparable 1994	+$21,442
Distance to beach	this home 4.16 km · comparable 3.51 km	−$14,780
Cladding	this home 2 · comparable 3	−$11,530
Floor area	this home 155 m² · comparable 161 m²	−$11,462
Micro-location	this home 0.0188 · comparable 0.0287	−$10,708
Net adjustment		+$57,400

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

13 Acklin Court

Sold 2 September 2026 · 0.84 km away

Sold for

$1,110,000

Adjusted to this home

$1,235,285

What we added and subtracted to make this sale comparable to 20 Balmain Street
Bedrooms	this home 4 · comparable 3	+$133,374
Micro-location	this home 0.0188 · comparable 0.1014	−$73,349
Land size	this home 671 m² · comparable 375 m²	+$45,466
Floor area	this home 155 m² · comparable 137 m²	+$34,387
Cladding	this home 2 · comparable 3	−$11,530
Year built	this home 2001 · comparable 2002	−$3,063
Net adjustment		+$125,285

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

21 Cumberland Drive

Sold 4 December 2025 · 0.70 km away

Sold for

$1,450,000

Adjusted to this home

$1,336,100

What we added and subtracted to make this sale comparable to 20 Balmain Street
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$133,374
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0204 · comparable 0.0563	−$41,644
Land size	this home 671 m² · comparable 467 m²	+$31,334
Micro-location	this home 0.0188 · comparable 0.0427	−$27,724
Year built	this home 2001 · comparable 1992	+$27,569
Distance to beach	this home 4.16 km · comparable 3.64 km	−$12,458
Cladding	this home 2 · comparable 3	−$11,530
Floor area	this home 155 m² · comparable 157 m²	−$3,821
Net adjustment		−$113,900

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

$1,364,183

What we added and subtracted to make this sale comparable to 20 Balmain Street
Condition	this home 7 · comparable 9	−$166,000
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$51,159
Floor area	this home 155 m² · comparable 133 m²	+$42,029
Street	this home 0.0204 · comparable 0.0515	−$41,301
Land size	this home 671 m² · comparable 432 m²	+$36,710
Micro-location	this home 0.0188 · comparable 0.0447	−$34,395
Year built	this home 2001 · comparable 1993	+$24,506
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$11,530
Distance to beach	this home 4.16 km · comparable 3.76 km	−$10,677
Net adjustment		−$295,817

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 20 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 20 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 →

20 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

36 Roundelay Drive

13 Acklin Court

21 Cumberland Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 20 Balmain Street sit?