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 · 0.80 km away

Sold for

$1,415,000

Adjusted to this home

$1,464,364

What we added and subtracted to make this sale comparable to 34 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Street	this home 0.0204 · comparable 0.0563	−$40,638
Year built	this home 2001 · comparable 1992	+$27,806
Floor area	this home 155 m² · comparable 167.88 m²	−$25,441
Distance to beach	this home 4.29 km · comparable 3.55 km	−$16,878
Land size	this home 605 m² · comparable 703 m²	−$15,602
Micro-location	this home 0.036 · comparable 0.0462	−$11,546
Net adjustment		+$49,364

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

8 Mauritius Court

Sold 5 January 2026 · 1.00 km away

Sold for

$1,338,000

Adjusted to this home

$1,344,297

What we added and subtracted to make this sale comparable to 34 Balmain Street
Micro-location	this home 0.036 · comparable 0.1253	−$95,586
Floor area	this home 155 m² · comparable 119.88 m²	+$69,369
Land size	this home 605 m² · comparable 400 m²	+$32,636
Distance to beach	this home 4.29 km · comparable 4.75 km	+$8,124
Cladding	this home 2 · comparable 3	−$5,156
Year built	this home 2001 · comparable 2002	−$3,090
Net adjustment		+$6,297

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

16 Marciana Crescent

Sold 31 July 2026 · 1.04 km away

Sold for

$1,225,000

Adjusted to this home

$1,347,207

What we added and subtracted to make this sale comparable to 34 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Micro-location	this home 0.036 · comparable 0.0998	−$62,524
Land size	this home 605 m² · comparable 350 m²	+$40,596
Floor area	this home 155 m² · comparable 147 m²	+$15,802
Street	this home 0.0204 · comparable 0.0317	−$11,074
Distance to beach	this home 4.29 km · comparable 4.96 km	+$10,834
Year built	this home 2001 · comparable 2002	−$3,090
Net adjustment		+$122,207

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

39 Brier Crescent

Sold 16 May 2026 · 0.16 km away

Sold for

$1,302,000

Adjusted to this home

$1,433,178

What we added and subtracted to make this sale comparable to 34 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Car spaces	this home 2 · comparable 3	−$46,682
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 2001 · comparable 2013	−$37,075
Floor area	this home 155 m² · comparable 141 m²	+$27,653
Micro-location	this home 0.036 · comparable 0.0157	+$21,145
Land size	this home 605 m² · comparable 708 m²	−$16,398
Cladding	this home 2 · comparable 1	+$5,156
Distance to beach	this home 4.29 km · comparable 4.35 km	+$1,031
Net adjustment		+$131,178

A further 9 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

$1,334,695

What we added and subtracted to make this sale comparable to 34 Balmain Street
Car spaces	this home 2 · comparable 4	−$93,363
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.036 · comparable 0.0574	−$25,937
Cladding	this home 2 · comparable 4	−$10,312
Floor area	this home 155 m² · comparable 151 m²	+$7,901
Distance to beach	this home 4.29 km · comparable 3.98 km	−$6,345
Year built	this home 2001 · comparable 1999	+$6,179
Land size	this home 605 m² · comparable 570 m²	+$5,572
Net adjustment		−$180,305

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.41 km away

Sold for

$1,400,000

Adjusted to this home

$1,520,222

What we added and subtracted to make this sale comparable to 34 Balmain Street
Bedrooms	this home 4 · comparable 3	+$131,663
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 605 m² · comparable 405 m²	+$31,840
Street	this home 0.0204 · comparable 0.0386	−$20,384
Floor area	this home 155 m² · comparable 145 m²	+$19,752
Year built	this home 2001 · comparable 1995	+$18,538
Micro-location	this home 0.036 · comparable 0.0223	+$15,344
Distance to beach	this home 4.29 km · comparable 3.92 km	−$7,375
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		+$120,222

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

5 Palma Crescent

Sold 27 March 2026 · 0.99 km away

Sold for

$1,395,000

Adjusted to this home

$1,312,530

What we added and subtracted to make this sale comparable to 34 Balmain Street
Micro-location	this home 0.036 · comparable 0.0871	−$57,027
Land size	this home 605 m² · comparable 350 m²	+$40,596
Floor area	this home 155 m² · comparable 172.46 m²	−$34,487
Street	this home 0.0204 · comparable 0.0399	−$21,762
Distance to beach	this home 4.29 km · comparable 5.1 km	+$14,915
Water views	this home 0 · comparable 1	−$13,370
Year built	this home 2001 · comparable 2003	−$6,179
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		−$82,470

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

56 Southlake Drive

Sold 21 July 2026 · 0.79 km away

Sold for

$1,660,000

Adjusted to this home

$1,553,494

What we added and subtracted to make this sale comparable to 34 Balmain Street
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$46,682
Floor area	this home 155 m² · comparable 133 m²	+$43,454
Street	this home 0.0204 · comparable 0.0515	−$41,301
Land size	this home 605 m² · comparable 432 m²	+$27,542
Year built	this home 2001 · comparable 1993	+$24,717
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.29 km · comparable 3.76 km	−$13,526
Micro-location	this home 0.036 · comparable 0.0447	−$11,554
Cladding	this home 2 · comparable 3	−$5,156
Net adjustment		−$106,506

A further 8 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 34 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 34 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 →

34 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

8 Mauritius Court

16 Marciana Crescent

39 Brier Crescent

4 Barbie Avenue

9 Gainsborough Drive

5 Palma Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 34 Balmain Street sit?