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.

8 Cumberland Drive

Sold 3 June 2026 · 0.75 km away

Sold for

$1,415,000

Adjusted to this home

$1,474,637

What we added and subtracted to make this sale comparable to 28 Balmain Street
Bedrooms	this home 4 · comparable 3	+$125,465
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 138 m² · comparable 167.88 m²	−$59,760
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0254 · comparable 0.0462	−$23,546
Year built	this home 2000 · comparable 1992	+$23,168
Distance to beach	this home 4.23 km · comparable 3.55 km	−$15,758
Land size	this home 616 m² · comparable 703 m²	−$13,294
Net adjustment		+$59,637

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,522,562

What we added and subtracted to make this sale comparable to 28 Balmain Street
Bedrooms	this home 4 · comparable 3	+$125,465
Land size	this home 616 m² · comparable 405 m²	+$32,241
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2000 · comparable 1995	+$14,480
Floor area	this home 138 m² · comparable 145 m²	−$14,000
Cladding	this home 2 · comparable 3	−$12,446
Distance to beach	this home 4.23 km · comparable 3.92 km	−$6,266
Micro-location	this home 0.0254 · comparable 0.0223	+$3,472
Net adjustment		+$122,562

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

8 Mauritius Court

Sold 5 January 2026 · 1.05 km away

Sold for

$1,338,000

Adjusted to this home

$1,355,258

What we added and subtracted to make this sale comparable to 28 Balmain Street
Micro-location	this home 0.0254 · comparable 0.1253	−$106,933
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 138 m² · comparable 119.88 m²	+$36,240
Land size	this home 616 m² · comparable 400 m²	+$33,005
Cladding	this home 2 · comparable 3	−$12,446
Distance to beach	this home 4.23 km · comparable 4.75 km	+$9,184
Year built	this home 2000 · comparable 2002	−$5,792
Net adjustment		+$17,258

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

16 Marciana Crescent

Sold 31 July 2026 · 1.09 km away

Sold for

$1,225,000

Adjusted to this home

$1,359,136

What we added and subtracted to make this sale comparable to 28 Balmain Street
Bedrooms	this home 4 · comparable 3	+$125,465
Micro-location	this home 0.0254 · comparable 0.0998	−$72,912
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 616 m² · comparable 350 m²	+$40,645
Floor area	this home 138 m² · comparable 147 m²	−$18,000
Distance to beach	this home 4.23 km · comparable 4.96 km	+$11,804
Street	this home 0.0204 · comparable 0.0317	−$11,074
Year built	this home 2000 · comparable 2002	−$5,792
Net adjustment		+$134,136

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

31 Roundelay Drive

Sold 30 July 2026 · 1.09 km away

Sold for

$1,380,000

Adjusted to this home

$1,491,972

What we added and subtracted to make this sale comparable to 28 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0204 · comparable -0.023	+$47,914
Land size	this home 616 m² · comparable 420 m²	+$29,949
Floor area	this home 138 m² · comparable 151.3 m²	−$26,600
Year built	this home 2000 · comparable 1994	+$17,376
Distance to beach	this home 4.23 km · comparable 3.59 km	−$14,374
Micro-location	this home 0.0254 · comparable 0.0311	−$6,293
Net adjustment		+$111,972

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

4 Barbie Avenue

Sold 5 August 2026 · 0.58 km away

Sold for

$1,515,000

Adjusted to this home

$1,333,498

What we added and subtracted to make this sale comparable to 28 Balmain Street
Car spaces	this home 2 · comparable 4	−$96,605
Micro-location	this home 0.0254 · comparable 0.0574	−$38,784
Floor area	this home 138 m² · comparable 151 m²	−$26,000
Cladding	this home 2 · comparable 4	−$24,893
Land size	this home 616 m² · comparable 570 m²	+$7,029
Distance to beach	this home 4.23 km · comparable 3.98 km	−$5,145
Year built	this home 2000 · comparable 1999	+$2,896
Net adjustment		−$181,502

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

39 Brier Crescent

Sold 16 May 2026 · 0.19 km away

Sold for

$1,302,000

Adjusted to this home

$1,454,753

What we added and subtracted to make this sale comparable to 28 Balmain Street
Bedrooms	this home 4 · comparable 3	+$125,465
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$48,302
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2000 · comparable 2013	−$37,648
Land size	this home 616 m² · comparable 708 m²	−$14,058
Cladding	this home 2 · comparable 1	+$12,446
Micro-location	this home 0.0254 · comparable 0.0157	+$10,103
Floor area	this home 138 m² · comparable 141 m²	−$6,000
Distance to beach	this home 4.23 km · comparable 4.35 km	+$2,062
Net adjustment		+$152,753

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

56 Southlake Drive

Sold 21 July 2026 · 0.77 km away

Sold for

$1,660,000

Adjusted to this home

$1,558,497

What we added and subtracted to make this sale comparable to 28 Balmain Street
Car spaces	this home 2 · comparable 3	−$48,302
Street	this home 0.0204 · comparable 0.0515	−$41,301
Land size	this home 616 m² · comparable 432 m²	+$28,115
Micro-location	this home 0.0254 · comparable 0.0447	−$25,630
Year built	this home 2000 · comparable 1993	+$20,272
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 2 · comparable 3	−$12,446
Distance to beach	this home 4.23 km · comparable 3.76 km	−$12,211
Floor area	this home 138 m² · comparable 133 m²	+$10,000
Net adjustment		−$101,503

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 28 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 28 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 →

28 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

8 Cumberland Drive

9 Gainsborough Drive

8 Mauritius Court

16 Marciana Crescent

31 Roundelay Drive

4 Barbie Avenue

39 Brier Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 28 Balmain Street sit?