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.

39 Brier Crescent

Sold 16 May 2026 · 0.17 km away

Sold for

$1,302,000

Adjusted to this home

$1,345,368

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$46,682
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2002 · comparable 2013	−$33,986
Micro-location	this home 0.0333 · comparable 0.0157	+$18,332
Land size	this home 600 m² · comparable 708 m²	−$17,194
Floor area	this home 137 m² · comparable 141 m²	−$7,901
Cladding	this home 2 · comparable 1	+$5,156
Distance to beach	this home 4.27 km · comparable 4.35 km	+$1,375
Net adjustment		+$43,368

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.39 km away

Sold for

$1,400,000

Adjusted to this home

$1,428,306

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Land size	this home 600 m² · comparable 405 m²	+$31,044
Year built	this home 2002 · comparable 1995	+$21,627
Street	this home 0.0204 · comparable 0.0386	−$20,384
Floor area	this home 137 m² · comparable 145 m²	−$15,802
Micro-location	this home 0.0333 · comparable 0.0223	+$12,320
Distance to beach	this home 4.27 km · comparable 3.92 km	−$7,006
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		+$28,306

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

8 Cumberland Drive

Sold 3 June 2026 · 0.78 km away

Sold for

$1,415,000

Adjusted to this home

$1,428,421

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Floor area	this home 137 m² · comparable 167.88 m²	−$60,994
Street	this home 0.0204 · comparable 0.0563	−$40,638
Year built	this home 2002 · comparable 1992	+$30,896
Distance to beach	this home 4.27 km · comparable 3.55 km	−$16,505
Land size	this home 600 m² · comparable 703 m²	−$16,398
Micro-location	this home 0.0333 · comparable 0.0462	−$14,603
Net adjustment		+$13,421

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

16 Marciana Crescent

Sold 31 July 2026 · 1.06 km away

Sold for

$1,225,000

Adjusted to this home

$1,360,625

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Micro-location	this home 0.0333 · comparable 0.0998	−$65,170
Condition	this home 7 · comparable 6	+$49,000
Land size	this home 600 m² · comparable 350 m²	+$39,800
Floor area	this home 137 m² · comparable 147 m²	−$19,752
Distance to beach	this home 4.27 km · comparable 4.96 km	+$11,158
Street	this home 0.0204 · comparable 0.0317	−$11,074
Net adjustment		+$135,625

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

38 Palma Crescent

Sold 9 January 2026 · 1.01 km away

Sold for

$1,350,000

Adjusted to this home

$1,376,858

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Micro-location	this home 0.0333 · comparable 0.0871	−$58,104
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 600 m² · comparable 295 m²	+$48,556
Street	this home 0.0204 · comparable 0.0399	−$21,060
Floor area	this home 137 m² · comparable 147.41 m²	−$20,562
Distance to beach	this home 4.27 km · comparable 5.1 km	+$14,790
Year built	this home 2002 · comparable 2005	−$9,269
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		+$26,858

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

13 Acklin Court

Sold 2 September 2026 · 0.79 km away

Sold for

$1,110,000

Adjusted to this home

$1,210,242

What we added and subtracted to make this sale comparable to 32 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Micro-location	this home 0.0333 · comparable 0.1014	−$60,473
Land size	this home 600 m² · comparable 375 m²	+$35,820
Cladding	this home 2 · comparable 3	−$5,156
Distance to beach	this home 4.27 km · comparable 4.16 km	−$1,612
Net adjustment		+$100,242

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

34 Gerona Circuit

Sold 1 December 2025 · 1.05 km away

Sold for

$1,280,000

Adjusted to this home

$1,267,598

What we added and subtracted to make this sale comparable to 32 Balmain Street
Floor area	this home 137 m² · comparable 91.75 m²	+$89,378
Micro-location	this home 0.0333 · comparable 0.0877	−$55,706
Condition	this home 7 · comparable 8	−$51,200
Street	this home 0.0204 · comparable 0.0518	−$32,154
Land size	this home 600 m² · comparable 400 m²	+$31,840
Distance to beach	this home 4.27 km · comparable 5.08 km	+$13,686
Cladding	this home 2 · comparable 3	−$5,156
Year built	this home 2002 · comparable 2003	−$3,090
Net adjustment		−$12,402

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

56 Southlake Drive

Sold 21 July 2026 · 0.78 km away

Sold for

$1,660,000

Adjusted to this home

$1,351,088

What we added and subtracted to make this sale comparable to 32 Balmain Street
Condition	this home 7 · comparable 9	−$166,000
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$46,682
Street	this home 0.0204 · comparable 0.0515	−$41,301
Year built	this home 2002 · comparable 1993	+$27,806
Land size	this home 600 m² · comparable 432 m²	+$26,746
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0333 · comparable 0.0447	−$15,139
Distance to beach	this home 4.27 km · comparable 3.76 km	−$13,087
Floor area	this home 137 m² · comparable 133 m²	+$7,901
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		−$308,912

A further 7 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 32 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 32 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 →

32 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

39 Brier Crescent

9 Gainsborough Drive

8 Cumberland Drive

16 Marciana Crescent

38 Palma Crescent

13 Acklin Court

34 Gerona Circuit

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Balmain Street sit?