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.

45 North Shore Avenue

Sold 22 April 2026 · 1.03 km away

Sold for

$1,700,000

Adjusted to this home

$1,646,720

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Micro-location	this home 0.1239 · comparable 0.0333	+$123,216
Condition	this home 8 · comparable 9	−$102,000
Land size	this home 350 m² · comparable 637 m²	−$89,774
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 230 m² · comparable 188 m²	+$36,624
Bathrooms	this home 3 · comparable 2	+$20,715
Street	this home 0.15 · comparable 0.1355	+$19,720
Bedrooms	this home 5 · comparable 4	+$17,335
Distance to beach	this home 4.66 km · comparable 3.99 km	−$15,116
Net adjustment		−$53,280

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.31 km away

Sold for

$1,590,000

Adjusted to this home

$1,479,392

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Condition	this home 8 · comparable 9	−$95,400
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.1239 · comparable 0.15	−$33,199
Land size	this home 350 m² · comparable 449 m²	−$30,967
Bathrooms	this home 3 · comparable 2	+$20,715
Storeys	this home 1 · comparable 2	−$17,021
Floor area	this home 230 m² · comparable 241.24 m²	−$9,802
Distance to beach	this home 4.66 km · comparable 4.43 km	−$4,827
Year built	this home 2002 · comparable 2003	−$4,107
Net adjustment		−$110,608

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

4 Barbie Avenue

Sold 5 August 2026 · 0.79 km away

Sold for

$1,515,000

Adjusted to this home

$1,457,398

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.1239 · comparable 0.0574	+$80,598
Floor area	this home 230 m² · comparable 151 m²	+$68,888
Land size	this home 350 m² · comparable 570 m²	−$68,816
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$20,715
Cladding	this home 3 · comparable 4	−$20,000
Bedrooms	this home 5 · comparable 4	+$17,335
Distance to beach	this home 4.66 km · comparable 3.98 km	−$13,744
Year built	this home 2002 · comparable 1999	+$12,322
Net adjustment		−$57,602

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

28 Meridien Avenue

Sold 19 February 2026 · 0.51 km away

Sold for

$1,820,000

Adjusted to this home

$1,656,253

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Floor area	this home 230 m² · comparable 311 m²	−$70,632
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.1239 · comparable 0.15	−$38,002
Bathrooms	this home 3 · comparable 2	+$20,715
Bedrooms	this home 5 · comparable 4	+$17,335
Land size	this home 350 m² · comparable 400 m²	−$15,640
Year built	this home 2002 · comparable 2005	−$12,322
Distance to beach	this home 4.66 km · comparable 4.61 km	−$1,201
Net adjustment		−$163,747

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.56 km away

Sold for

$1,570,000

Adjusted to this home

$1,692,272

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Micro-location	this home 0.1239 · comparable 0.0807	+$54,259
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$32,858
Floor area	this home 230 m² · comparable 199 m²	+$27,032
Bathrooms	this home 3 · comparable 2	+$20,715
Bedrooms	this home 5 · comparable 4	+$17,335
Distance to beach	this home 4.66 km · comparable 4.17 km	−$10,154
Land size	this home 350 m² · comparable 331 m²	+$5,943
Net adjustment		+$122,272

A further 10 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

$1,855,481

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Land size	this home 350 m² · comparable 824 m²	−$148,267
Condition	this home 8 · comparable 7	+$78,000
Bathrooms	this home 3 · comparable 2	+$20,715
Storeys	this home 1 · comparable 2	−$17,021
Micro-location	this home 0.1239 · comparable 0.1346	−$16,692
Year built	this home 2002 · comparable 2004	−$8,214
Floor area	this home 230 m² · comparable 233.19 m²	−$2,782
Distance to beach	this home 4.66 km · comparable 4.65 km	−$258
Net adjustment		−$94,519

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

13 Kodiak Drive

Sold 24 August 2026 · 0.19 km away

Sold for

$1,820,000

Adjusted to this home

$1,609,842

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Condition	this home 8 · comparable 9	−$109,200
Land size	this home 350 m² · comparable 640 m²	−$90,712
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 230 m² · comparable 202.99 m²	+$23,553
Bedrooms	this home 5 · comparable 4	+$17,335
Storeys	this home 1 · comparable 2	−$17,021
Distance to beach	this home 4.66 km · comparable 4.84 km	+$4,324
Year built	this home 2002 · comparable 2003	−$4,107
Micro-location	this home 0.1239 · comparable 0.1255	−$2,330
Net adjustment		−$210,158

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

4 Azzurra Drive

Sold 14 October 2025 · 0.32 km away

Sold for

$1,725,000

Adjusted to this home

$1,660,818

What we added and subtracted to make this sale comparable to 31 Bayswater Avenue
Condition	this home 8 · comparable 9	−$103,500
Floor area	this home 230 m² · comparable 186.38 m²	+$38,037
Land size	this home 350 m² · comparable 448 m²	−$30,654
Micro-location	this home 0.1239 · comparable 0.1023	+$29,808
Bedrooms	this home 5 · comparable 4	+$17,335
Storeys	this home 1 · comparable 2	−$17,021
Distance to beach	this home 4.66 km · comparable 4.92 km	+$5,920
Year built	this home 2002 · comparable 2003	−$4,107
Net adjustment		−$64,182

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 31 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 31 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 →

31 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

45 North Shore Avenue

13 Saint Paul Crescent

4 Barbie Avenue

28 Meridien Avenue

22 Elizabeth Crescent

3 Port Peyra Crescent

13 Kodiak Drive

4 Azzurra Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 31 Bayswater Avenue sit?