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.

2 Coffeebush Court

Sold 1 September 2026 · 1.45 km away

Sold for

$1,745,000

Adjusted to this home

$1,842,863

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Street	this home 0.1118 · comparable -0.0355	+$205,630
Floor area	this home 254 m² · comparable 315 m²	−$169,336
Condition	this home 8 · comparable 7	+$69,800
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Distance to beach	this home 7.15 km · comparable 5.86 km	−$24,898
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2005 · comparable 2002	+$7,200
Land size	this home 713 m² · comparable 914 m²	−$4,020
Micro-location	this home 0.0302 · comparable 0.032	−$2,513
Net adjustment		+$97,863

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

43 Worchester Terrace

Sold 23 April 2026 · 0.44 km away

Sold for

$2,020,000

Adjusted to this home

$1,919,401

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Condition	this home 8 · comparable 9	−$121,200
Street	this home 0.1118 · comparable 0.0375	+$120,069
Bedrooms	this home 5 · comparable 4	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 254 m² · comparable 259 m²	−$13,880
Micro-location	this home 0.0302 · comparable 0.036	−$9,373
Distance to beach	this home 7.15 km · comparable 7.45 km	+$6,545
Year built	this home 2005 · comparable 2007	−$4,800
Land size	this home 713 m² · comparable 611 m²	+$2,040
Net adjustment		−$100,599

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

10 Monserrat Court

Sold 3 January 2026 · 0.78 km away

Sold for

$1,825,000

Adjusted to this home

$1,846,317

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Micro-location	this home 0.0302 · comparable 0.1157	−$124,830
Condition	this home 8 · comparable 7	+$73,000
Bathrooms	this home 3 · comparable 2	+$60,000
Street	this home 0.1118 · comparable 0.0831	+$41,902
Floor area	this home 254 m² · comparable 260 m²	−$16,656
Year built	this home 2005 · comparable 2009	−$9,600
Distance to beach	this home 7.15 km · comparable 7.01 km	−$2,759
Land size	this home 713 m² · comparable 700 m²	+$260
Net adjustment		+$21,317

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

19 Grove Creek Close

Sold 8 June 2026 · 0.80 km away

Sold for

$1,740,000

Adjusted to this home

$1,671,345

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Floor area	this home 254 m² · comparable 312 m²	−$161,008
Street	this home 0.1118 · comparable 0.0394	+$100,781
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 8 · comparable 7	+$69,600
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0302 · comparable 0.0644	−$47,606
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 7.15 km · comparable 6.34 km	−$15,222
Year built	this home 2005 · comparable 2003	+$4,800
Land size	this home 713 m² · comparable 913 m²	−$4,000
Net adjustment		−$68,655

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

10 Stargate Court

Sold 26 May 2026 · 0.33 km away

Sold for

$1,700,000

Adjusted to this home

$1,860,745

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Street	this home 0.1118 · comparable 0.0117	+$136,136
Bedrooms	this home 5 · comparable 4	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Floor area	this home 254 m² · comparable 272 m²	−$49,968
Micro-location	this home 0.0302 · comparable 0.0338	−$4,896
Year built	this home 2005 · comparable 2006	−$2,400
Distance to beach	this home 7.15 km · comparable 7.02 km	−$2,387
Land size	this home 713 m² · comparable 700 m²	+$260
Net adjustment		+$160,745

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.37 km away

Sold for

$1,800,000

Adjusted to this home

$1,703,752

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Condition	this home 8 · comparable 9	−$108,000
Street	this home 0.1118 · comparable 0.0405	+$102,672
Floor area	this home 254 m² · comparable 281 m²	−$74,952
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Distance to beach	this home 7.15 km · comparable 6.8 km	−$6,804
Micro-location	this home 0.0302 · comparable 0.0323	−$3,024
Year built	this home 2005 · comparable 2006	−$2,400
Land size	this home 713 m² · comparable 700 m²	+$260
Net adjustment		−$96,248

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

20 Barton Street

Sold 10 June 2026 · 0.40 km away

Sold for

$1,907,500

Adjusted to this home

$1,831,201

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Condition	this home 8 · comparable 9	−$114,450
Street	this home 0.1118 · comparable 0.0503	+$93,849
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Floor area	this home 254 m² · comparable 274 m²	−$55,520
Cladding	this home 3 · comparable 1	+$40,000
Micro-location	this home 0.0302 · comparable 0.0488	−$28,384
Distance to beach	this home 7.15 km · comparable 6.76 km	−$8,034
Year built	this home 2005 · comparable 2004	+$2,400
Land size	this home 713 m² · comparable 821 m²	−$2,160
Net adjustment		−$76,299

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

14 Gordonia Drive

Sold 1.68 km away

Sold for

$1,595,000

Adjusted to this home

$1,646,425

What we added and subtracted to make this sale comparable to 22 Barden Ridge Road
Street	this home 0.1118 · comparable -0.0165	+$163,710
Condition	this home 8 · comparable 9	−$95,700
Bedrooms	this home 5 · comparable 4	+$88,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 254 m² · comparable 267 m²	−$36,088
Micro-location	this home 0.0302 · comparable 0.0034	+$34,197
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 7.15 km · comparable 5.54 km	−$29,494
Year built	this home 2005 · comparable 2003	+$4,800
Land size	this home 713 m² · comparable 813 m²	−$2,000
Net adjustment		+$51,425

A further 6 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 22 Barden Ridge Road 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 22 Barden Ridge Road over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

22 Barden Ridge Road

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

2 Coffeebush Court

43 Worchester Terrace

10 Monserrat Court

19 Grove Creek Close

10 Stargate Court

21 York Creek Crescent Reedy Creek

20 Barton Street

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Barden Ridge Road sit?

Your home

See your home the way a buyer does

14 Grove Creek Close

34 Willow Tree Drive

9 Southern Skies Avenue

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

148 Barden Ridge Road

25 Culgoora Crescent

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields