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.

11 Grenada Court

Sold 12 June 2026 · 0.11 km away

Sold for

$1,350,000

Adjusted to this home

$1,424,977

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Floor area	this home 197 m² · comparable 118.7 m²	+$58,694
Condition	this home 7 · comparable 8	−$54,000
Bedrooms	this home 4 · comparable 3	+$23,363
Bathrooms	this home 3 · comparable 2	+$20,309
Land size	this home 350 m² · comparable 295 m²	+$17,204
Micro-location	this home 0.1377 · comparable 0.1321	+$6,048
Cladding	this home 3 · comparable 2	+$2,646
Distance to beach	this home 4.61 km · comparable 4.65 km	+$713
Net adjustment		+$74,977

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

5 Palma Crescent

Sold 27 March 2026 · 0.64 km away

Sold for

$1,395,000

Adjusted to this home

$1,427,643

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Water views	this home 0 · comparable 1	−$134,660
Street	this home 0.15 · comparable 0.0399	+$122,872
Micro-location	this home 0.1377 · comparable 0.0871	+$56,470
Condition	this home 7 · comparable 8	−$55,800
Bathrooms	this home 3 · comparable 2	+$20,309
Floor area	this home 197 m² · comparable 172.46 m²	+$18,395
Distance to beach	this home 4.61 km · comparable 5.1 km	+$9,023
Year built	this home 2002 · comparable 2003	−$3,966
Net adjustment		+$32,643

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.49 km away

Sold for

$1,570,000

Adjusted to this home

$1,503,995

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Micro-location	this home 0.1377 · comparable 0.0807	+$71,592
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$62,800
Year built	this home 2002 · comparable 2010	−$31,725
Bathrooms	this home 3 · comparable 2	+$20,309
Distance to beach	this home 4.61 km · comparable 4.17 km	−$9,118
Land size	this home 350 m² · comparable 331 m²	+$5,943
Cladding	this home 3 · comparable 1	+$5,293
Floor area	this home 197 m² · comparable 199 m²	−$1,499
Net adjustment		−$66,005

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

40 Gerona Circuit

Sold 26 May 2026 · 0.53 km away

Sold for

$1,410,000

Adjusted to this home

$1,520,991

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1377 · comparable 0.0943	+$48,955
Bathrooms	this home 3 · comparable 2	+$20,309
Land size	this home 350 m² · comparable 400 m²	−$15,640
Distance to beach	this home 4.61 km · comparable 5.03 km	+$7,817
Floor area	this home 197 m² · comparable 188 m²	+$6,746
Year built	this home 2002 · comparable 2003	−$3,966
Net adjustment		+$110,991

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

3 Avellino Drive

Sold 19 January 2026 · 0.16 km away

Sold for

$1,350,000

Adjusted to this home

$1,382,470

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Bathrooms	this home 3 · comparable 2	+$20,309
Floor area	this home 197 m² · comparable 181 m²	+$11,994
Micro-location	this home 0.1377 · comparable 0.1354	+$2,484
Distance to beach	this home 4.61 km · comparable 4.48 km	−$2,317
Net adjustment		+$32,470

A further 13 factors were compared and found the same on both properties, so no money moved.

16 South Bay Drive

Sold 9 July 2026 · 0.60 km away

Sold for

$1,250,000

Adjusted to this home

$1,274,810

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Water views	this home 0 · comparable 1	−$134,660
Micro-location	this home 0.1377 · comparable 0.0436	+$94,100
Street	this home 0.15 · comparable 0.064	+$86,000
Land size	this home 350 m² · comparable 188 m²	+$50,674
Condition	this home 7 · comparable 8	−$50,000
Storeys	this home 1 · comparable 2	−$42,017
Floor area	this home 197 m² · comparable 156 m²	+$30,734
Year built	this home 2002 · comparable 2009	−$27,759
Bedrooms	this home 4 · comparable 3	+$23,363
Bathrooms	this home 3 · comparable 2	+$20,309
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.61 km · comparable 4.09 km	−$8,580
Cladding	this home 3 · comparable 2	+$2,646
Net adjustment		+$24,810

A further 5 factors were compared and found the same on both properties, so no money moved.

41 Gerona Circuit

Sold 26 May 2026 · 0.60 km away

Sold for

$1,410,000

Adjusted to this home

$1,553,187

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 350 m² · comparable 586 m²	−$73,821
Micro-location	this home 0.1377 · comparable 0.0822	+$62,604
Bathrooms	this home 3 · comparable 2	+$20,309
Floor area	this home 197 m² · comparable 174 m²	+$17,241
Distance to beach	this home 4.61 km · comparable 5.15 km	+$10,050
Year built	this home 2002 · comparable 2003	−$3,966
Net adjustment		+$143,187

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

16 Marciana Crescent

Sold 31 July 2026 · 0.39 km away

Sold for

$1,225,000

Adjusted to this home

$1,446,172

What we added and subtracted to make this sale comparable to 25 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$87,953
Condition	this home 7 · comparable 6	+$37,174
Floor area	this home 197 m² · comparable 147 m²	+$28,434
Micro-location	this home 0.1377 · comparable 0.0998	+$28,178
Bedrooms	this home 4 · comparable 3	+$17,724
Bathrooms	this home 3 · comparable 2	+$15,407
Distance to beach	this home 4.61 km · comparable 4.96 km	+$4,294
Cladding	this home 3 · comparable 2	+$2,008
Net adjustment		+$221,172

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 25 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 25 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

16 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 →

25 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

11 Grenada Court

5 Palma Crescent

22 Elizabeth Crescent

40 Gerona Circuit

3 Avellino Drive

16 South Bay Drive

41 Gerona Circuit

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 25 Bayswater Avenue sit?