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.

40 Gerona Circuit

Sold 26 May 2026 · 0.17 km away

Sold for

$1,410,000

Adjusted to this home

$1,750,809

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 188 m²	+$124,577
Land size	this home 804 m² · comparable 400 m²	+$81,414
Condition	this home 9 · comparable 7	+$64,578
Street	this home 0.15 · comparable 0.0518	+$50,733
Bathrooms	this home 3 · comparable 2	+$12,598
Micro-location	this home 0.1052 · comparable 0.0943	+$5,631
Distance to beach	this home 4.88 km · comparable 5.03 km	+$1,278
Net adjustment		+$340,809

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

41 Gerona Circuit

Sold 26 May 2026 · 0.29 km away

Sold for

$1,410,000

Adjusted to this home

$1,748,401

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 174 m²	+$126,193
Condition	this home 9 · comparable 7	+$61,723
Street	this home 0.15 · comparable 0.0518	+$48,490
Land size	this home 804 m² · comparable 586 m²	+$41,989
Pool	this home 1 · comparable 0	+$34,407
Bathrooms	this home 3 · comparable 2	+$12,042
Micro-location	this home 0.1052 · comparable 0.0822	+$11,357
Distance to beach	this home 4.88 km · comparable 5.15 km	+$2,200
Net adjustment		+$338,401

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.45 km away

Sold for

$1,590,000

Adjusted to this home

$1,894,862

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 241.24 m²	+$210,115
Land size	this home 804 m² · comparable 449 m²	+$156,200
Pool	this home 1 · comparable 0	+$78,601
Bedrooms	this home 4 · comparable 5	−$61,131
Micro-location	this home 0.1052 · comparable 0.15	−$56,986
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 3 · comparable 2	+$27,508
Distance to beach	this home 4.88 km · comparable 4.43 km	−$9,445
Net adjustment		+$304,862

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

45 Majorca Crescent

Sold 2 April 2026 · 0.63 km away

Sold for

$1,742,000

Adjusted to this home

$1,564,772

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Car spaces	this home 2 · comparable 8	−$275,515
Street	this home 0.15 · comparable 0.0274	+$170,855
Floor area	this home 422 m² · comparable 363 m²	+$68,582
Bedrooms	this home 4 · comparable 5	−$61,131
Land size	this home 804 m² · comparable 887 m²	−$36,520
Micro-location	this home 0.1052 · comparable 0.1265	−$29,684
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 3 · comparable 2	+$10,513
Distance to beach	this home 4.88 km · comparable 4.57 km	−$7,128
Year built	this home 2003 · comparable 2002	+$2,800
Net adjustment		−$177,228

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

9 Gainsborough Drive

Sold 14 September 2026 · 1.12 km away

Sold for

$1,400,000

Adjusted to this home

$1,765,059

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 145 m²	+$131,787
Land size	this home 804 m² · comparable 405 m²	+$71,856
Street	this home 0.15 · comparable 0.0386	+$51,067
Micro-location	this home 0.1052 · comparable 0.0223	+$38,002
Condition	this home 9 · comparable 8	+$34,381
Bedrooms	this home 4 · comparable 3	+$25,021
Bathrooms	this home 3 · comparable 2	+$11,259
Year built	this home 2003 · comparable 1995	+$9,168
Distance to beach	this home 4.88 km · comparable 3.92 km	−$7,482
Net adjustment		+$365,059

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

5 Palma Crescent

Sold 27 March 2026 · 0.23 km away

Sold for

$1,395,000

Adjusted to this home

$1,734,894

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 172.46 m²	+$140,449
Land size	this home 804 m² · comparable 350 m²	+$96,723
Water views	this home 0 · comparable 1	−$60,419
Street	this home 0.15 · comparable 0.0399	+$59,494
Condition	this home 9 · comparable 8	+$40,527
Pool	this home 1 · comparable 0	+$38,058
Bathrooms	this home 3 · comparable 2	+$13,319
Micro-location	this home 0.1052 · comparable 0.0871	+$9,781
Distance to beach	this home 4.88 km · comparable 5.1 km	+$1,962
Net adjustment		+$339,894

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

11 Grenada Court

Sold 12 June 2026 · 0.52 km away

Sold for

$1,350,000

Adjusted to this home

$1,702,815

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 118.7 m²	+$154,534
Land size	this home 804 m² · comparable 295 m²	+$98,167
Condition	this home 9 · comparable 8	+$35,504
Pool	this home 1 · comparable 0	+$34,453
Bedrooms	this home 4 · comparable 3	+$26,795
Micro-location	this home 0.1052 · comparable 0.1321	−$12,734
Bathrooms	this home 3 · comparable 2	+$12,058
Cladding	this home 3 · comparable 2	+$4,608
Distance to beach	this home 4.88 km · comparable 4.65 km	−$1,797
Year built	this home 2003 · comparable 2002	+$1,227
Net adjustment		+$352,815

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

2 Port Peyra Crescent

Sold 15 December 2025 · 0.17 km away

Sold for

$1,936,000

Adjusted to this home

$1,993,851

What we added and subtracted to make this sale comparable to 20 Bayswater Avenue
Floor area	this home 422 m² · comparable 279.32 m²	+$165,851
Land size	this home 804 m² · comparable 657 m²	+$64,680
Bedrooms	this home 4 · comparable 5	−$61,131
Car spaces	this home 2 · comparable 3	−$45,919
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.1052 · comparable 0.1185	−$20,599
Year built	this home 2003 · comparable 2007	−$11,200
Cladding	this home 3 · comparable 2	+$10,513
Distance to beach	this home 4.88 km · comparable 4.71 km	−$4,344
Net adjustment		+$57,851

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 20 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 20 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 →

20 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

40 Gerona Circuit

41 Gerona Circuit

13 Saint Paul Crescent

45 Majorca Crescent

9 Gainsborough Drive

5 Palma Crescent

11 Grenada Court

2 Port Peyra Crescent

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