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.

13 Saint Paul Crescent

Sold 31 August 2026 · 0.46 km away

Sold for

$1,590,000

Adjusted to this home

$1,599,170

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Land size	this home 617 m² · comparable 449 m²	+$73,920
Bedrooms	this home 4 · comparable 5	−$65,715
Floor area	this home 288 m² · comparable 241.24 m²	+$52,034
Micro-location	this home 0.1116 · comparable 0.15	−$48,845
Car spaces	this home 3 · comparable 2	+$46,801
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 4.86 km · comparable 4.43 km	−$9,025
Net adjustment		+$9,170

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

4 Barbie Avenue

Sold 5 August 2026 · 0.88 km away

Sold for

$1,515,000

Adjusted to this home

$1,626,597

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Floor area	this home 288 m² · comparable 151 m²	+$152,454
Pool	this home 0 · comparable 1	−$76,357
Micro-location	this home 0.1116 · comparable 0.0574	+$65,690
Car spaces	this home 3 · comparable 4	−$46,801
Year built	this home 2003 · comparable 1999	+$22,285
Land size	this home 617 m² · comparable 570 m²	+$20,680
Distance to beach	this home 4.86 km · comparable 3.98 km	−$17,744
Cladding	this home 3 · comparable 4	−$8,610
Net adjustment		+$111,597

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

28 Meridien Avenue

Sold 19 February 2026 · 0.28 km away

Sold for

$1,820,000

Adjusted to this home

$1,802,870

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Condition	this home 9 · comparable 8	+$109,200
Land size	this home 617 m² · comparable 400 m²	+$95,480
Pool	this home 0 · comparable 1	−$76,357
Micro-location	this home 0.1116 · comparable 0.15	−$55,910
Car spaces	this home 3 · comparable 4	−$46,801
Floor area	this home 288 m² · comparable 311 m²	−$25,594
Year built	this home 2003 · comparable 2005	−$11,142
Distance to beach	this home 4.86 km · comparable 4.61 km	−$6,006
Net adjustment		−$17,130

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

95 Bayswater Ave

Sold 7 March 2026 · 0.71 km away

Sold for

$1,682,500

Adjusted to this home

$1,630,137

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Bedrooms	this home 4 · comparable 5	−$65,715
Land size	this home 617 m² · comparable 488 m²	+$56,760
Car spaces	this home 3 · comparable 2	+$46,801
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 2 · comparable 3	−$29,404
Distance to beach	this home 4.86 km · comparable 4.5 km	−$7,995
Floor area	this home 288 m² · comparable 294.19 m²	−$6,888
Micro-location	this home 0.1116 · comparable 0.116	−$5,922
Net adjustment		−$52,363

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.25 km away

Sold for

$1,950,000

Adjusted to this home

$1,932,785

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Condition	this home 9 · comparable 7	+$195,000
Land size	this home 617 m² · comparable 824 m²	−$91,080
Pool	this home 0 · comparable 1	−$76,357
Bedrooms	this home 4 · comparable 5	−$65,715
Floor area	this home 288 m² · comparable 233.19 m²	+$60,993
Car spaces	this home 3 · comparable 2	+$46,801
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.1116 · comparable 0.1346	−$35,880
Year built	this home 2003 · comparable 2004	−$5,571
Distance to beach	this home 4.86 km · comparable 4.65 km	−$5,406
Net adjustment		−$17,215

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

13 Kodiak Drive

Sold 24 August 2026 · 0.47 km away

Sold for

$1,820,000

Adjusted to this home

$1,737,999

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Floor area	this home 288 m² · comparable 202.99 m²	+$94,599
Pool	this home 0 · comparable 1	−$76,357
Storeys	this home 1 · comparable 2	−$40,000
Bathrooms	this home 2 · comparable 3	−$29,404
Micro-location	this home 0.1116 · comparable 0.1255	−$20,238
Land size	this home 617 m² · comparable 640 m²	−$10,120
Distance to beach	this home 4.86 km · comparable 4.84 km	−$481
Net adjustment		−$82,001

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

73 Azzurra Drive

Sold 10 February 2026 · 0.51 km away

Sold for

$1,730,000

Adjusted to this home

$1,696,374

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Floor area	this home 288 m² · comparable 201.57 m²	+$96,179
Land size	this home 617 m² · comparable 432 m²	+$81,400
Pool	this home 0 · comparable 1	−$76,357
Bedrooms	this home 4 · comparable 5	−$65,715
Micro-location	this home 0.1116 · comparable 0.15	−$53,146
Car spaces	this home 3 · comparable 2	+$46,801
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 4.86 km · comparable 4.35 km	−$11,646
Year built	this home 2003 · comparable 2005	−$11,142
Net adjustment		−$33,626

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

36 Meridien Avenue

Sold 3 November 2025 · 0.28 km away

Sold for

$1,775,000

Adjusted to this home

$1,729,435

What we added and subtracted to make this sale comparable to 28 Bayswater Avenue
Land size	this home 617 m² · comparable 400 m²	+$95,480
Pool	this home 0 · comparable 1	−$76,357
Floor area	this home 288 m² · comparable 228.49 m²	+$66,222
Bedrooms	this home 4 · comparable 5	−$65,715
Micro-location	this home 0.1116 · comparable 0.15	−$54,528
Car spaces	this home 3 · comparable 2	+$46,801
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2003 · comparable 2005	−$11,142
Distance to beach	this home 4.86 km · comparable 4.59 km	−$6,326
Net adjustment		−$45,565

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 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 28 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 →

28 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

13 Saint Paul Crescent

4 Barbie Avenue

28 Meridien Avenue

95 Bayswater Ave

3 Port Peyra Crescent

13 Kodiak Drive

73 Azzurra Drive

36 Meridien Avenue

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