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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.23 km away

Sold for

$1,400,000

Adjusted to this home

$1,279,314

What we added and subtracted to make this sale comparable to 3 Balmain Street
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Floor area	this home 155 m² · comparable 145 m²	+$20,816
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2000 · comparable 1995	+$14,760
Cladding	this home 2 · comparable 3	−$14,032
Distance to beach	this home 4.07 km · comparable 3.92 km	−$3,310
Land size	this home 427 m² · comparable 405 m²	+$3,256
Micro-location	this home 0.0207 · comparable 0.0223	−$1,792
Net adjustment		−$120,686

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

31 Roundelay Drive

Sold 30 July 2026 · 1.03 km away

Sold for

$1,380,000

Adjusted to this home

$1,263,593

What we added and subtracted to make this sale comparable to 3 Balmain Street
Bedrooms	this home 3 · comparable 4	−$112,630
Condition	this home 7 · comparable 8	−$55,200
Street	this home 0.0204 · comparable -0.023	+$47,914
Year built	this home 2000 · comparable 1994	+$17,712
Micro-location	this home 0.0207 · comparable 0.0311	−$11,482
Distance to beach	this home 4.07 km · comparable 3.59 km	−$11,459
Floor area	this home 155 m² · comparable 151.3 m²	+$7,702
Land size	this home 427 m² · comparable 420 m²	+$1,036
Net adjustment		−$116,407

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

4 Pascali Court

Sold 5 August 2026 · 1.09 km away

Sold for

$1,150,000

Adjusted to this home

$1,261,203

What we added and subtracted to make this sale comparable to 3 Balmain Street
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 155 m² · comparable 125.33 m²	+$61,761
Street	this home 0.0204 · comparable -0.0364	+$52,256
Condition	this home 7 · comparable 6	+$46,000
Year built	this home 2000 · comparable 1995	+$14,760
Distance to beach	this home 4.07 km · comparable 3.67 km	−$7,894
Micro-location	this home 0.0207 · comparable 0.0123	+$7,728
Land size	this home 427 m² · comparable 423 m²	+$592
Net adjustment		+$111,203

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

6 Pristine Court

Sold 30 June 2026 · 1.07 km away

Sold for

$1,220,000

Adjusted to this home

$1,294,753

What we added and subtracted to make this sale comparable to 3 Balmain Street
Street	this home 0.0204 · comparable -0.0146	+$34,160
Floor area	this home 155 m² · comparable 143.96 m²	+$22,981
Year built	this home 2000 · comparable 1994	+$17,712
Distance to beach	this home 4.07 km · comparable 3.68 km	−$8,154
Micro-location	this home 0.0207 · comparable 0.0126	+$7,906
Land size	this home 427 m² · comparable 426 m²	+$148
Net adjustment		+$74,753

A further 12 factors were compared and found the same on both properties, so no money moved.

3 Dorothy Place

Sold 27 March 2026 · 0.67 km away

Sold for

$1,300,000

Adjusted to this home

$1,324,255

What we added and subtracted to make this sale comparable to 3 Balmain Street
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 155 m² · comparable 129.58 m²	+$52,914
Condition	this home 7 · comparable 6	+$52,000
Micro-location	this home 0.0207 · comparable 0.0479	−$28,288
Year built	this home 2000 · comparable 1995	+$14,760
Distance to beach	this home 4.07 km · comparable 3.81 km	−$5,647
Land size	this home 427 m² · comparable 410 m²	+$2,516
Net adjustment		+$24,255

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

39 Brier Crescent

Sold 16 May 2026 · 0.32 km away

Sold for

$1,302,000

Adjusted to this home

$1,213,813

What we added and subtracted to make this sale comparable to 3 Balmain Street
Car spaces	this home 2 · comparable 3	−$54,022
Condition	this home 7 · comparable 8	−$52,080
Street	this home 0.0204 · comparable -0.0225	+$44,685
Land size	this home 427 m² · comparable 708 m²	−$41,588
Year built	this home 2000 · comparable 2013	−$38,376
Floor area	this home 155 m² · comparable 141 m²	+$29,142
Cladding	this home 2 · comparable 1	+$14,032
Micro-location	this home 0.0207 · comparable 0.0157	+$5,208
Distance to beach	this home 4.07 km · comparable 4.35 km	+$4,812
Net adjustment		−$88,187

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

8 Cumberland Drive

Sold 3 June 2026 · 0.62 km away

Sold for

$1,415,000

Adjusted to this home

$1,288,684

What we added and subtracted to make this sale comparable to 3 Balmain Street
Land size	this home 427 m² · comparable 703 m²	−$40,848
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0207 · comparable 0.0462	−$28,866
Floor area	this home 155 m² · comparable 167.88 m²	−$26,811
Year built	this home 2000 · comparable 1992	+$23,616
Distance to beach	this home 4.07 km · comparable 3.55 km	−$12,769
Net adjustment		−$126,316

A further 12 factors were compared and found the same on both properties, so no money moved.

21 Altissimo Close

Sold 3 February 2026 · 0.93 km away

Sold for

$1,355,000

Adjusted to this home

$1,302,978

What we added and subtracted to make this sale comparable to 3 Balmain Street
Condition	this home 7 · comparable 9	−$135,500
Floor area	this home 155 m² · comparable 114 m²	+$85,346
Year built	this home 2000 · comparable 1994	+$17,712
Cladding	this home 2 · comparable 3	−$14,032
Street	this home 0.0204 · comparable 0.0085	+$12,900
Micro-location	this home 0.0207 · comparable 0.0315	−$11,707
Distance to beach	this home 4.07 km · comparable 3.69 km	−$8,813
Land size	this home 427 m² · comparable 413 m²	+$2,072
Net adjustment		−$52,022

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 3 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 3 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 →

3 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

9 Gainsborough Drive

31 Roundelay Drive

4 Pascali Court

6 Pristine Court

3 Dorothy Place

39 Brier Crescent

8 Cumberland Drive

21 Altissimo Close

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 3 Balmain Street sit?