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 Kodiak Drive

Sold 24 August 2026 · 0.57 km away

Sold for

$1,820,000

Used as-is for this home

$1,820,000

What our rates measured between this sale and 34 Bayswater Avenue — not applied to its price
Bedrooms	this home 5 · comparable 4	+$74,101measured, not applied
Storeys	this home 1 · comparable 2	−$70,782measured, not applied
Floor area	this home 265 m² · comparable 202.99 m²	+$70,046measured, not applied
Land size	this home 500 m² · comparable 640 m²	−$61,600measured, not applied
Car spaces	this home 2 · comparable 3	−$38,331measured, not applied
Micro-location	this home 0.1154 · comparable 0.1255	−$14,706measured, not applied
Year built	this home 2004 · comparable 2003	+$4,579measured, not applied
Distance to beach	this home 4.91 km · comparable 4.84 km	−$1,682measured, not applied
Net adjustment	Not applied — for prestige homes we use this sale's price as-is, because our adjustment rates are measured on standard homes.

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

73 Azzurra Drive

Sold 10 February 2026 · 0.57 km away

Sold for

$1,730,000

Used as-is for this home

$1,730,000

What our rates measured between this sale and 34 Bayswater Avenue — not applied to its price
Floor area	this home 265 m² · comparable 201.57 m²	+$71,650measured, not applied
Storeys	this home 1 · comparable 2	−$70,782measured, not applied
Micro-location	this home 0.1154 · comparable 0.15	−$47,886measured, not applied
Land size	this home 500 m² · comparable 432 m²	+$29,920measured, not applied
Bathrooms	this home 3 · comparable 2	+$14,770measured, not applied
Distance to beach	this home 4.91 km · comparable 4.35 km	−$12,788measured, not applied
Year built	this home 2004 · comparable 2005	−$4,579measured, not applied
Net adjustment	Not applied — for prestige homes we use this sale's price as-is, because our adjustment rates are measured on standard homes.

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

36 Meridien Avenue

Sold 3 November 2025 · 0.32 km away

Sold for

$1,775,000

Used as-is for this home

$1,775,000

What our rates measured between this sale and 34 Bayswater Avenue — not applied to its price
Storeys	this home 1 · comparable 2	−$70,782measured, not applied
Micro-location	this home 0.1154 · comparable 0.15	−$49,132measured, not applied
Land size	this home 500 m² · comparable 400 m²	+$44,000measured, not applied
Floor area	this home 265 m² · comparable 228.49 m²	+$41,242measured, not applied
Bathrooms	this home 3 · comparable 2	+$14,770measured, not applied
Distance to beach	this home 4.91 km · comparable 4.59 km	−$7,498measured, not applied
Year built	this home 2004 · comparable 2005	−$4,579measured, not applied
Net adjustment	Not applied — for prestige homes we use this sale's price as-is, because our adjustment rates are measured on standard homes.

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.54 km away

Sold for

$1,590,000

Adjusted to this home

$1,612,311

What we added and subtracted to make this sale comparable to 34 Bayswater Avenue
Pool	this home 1 · comparable 0	+$78,550
Storeys	this home 1 · comparable 2	−$70,782
Micro-location	this home 0.1154 · comparable 0.15	−$44,011
Floor area	this home 265 m² · comparable 241.24 m²	+$26,839
Land size	this home 500 m² · comparable 449 m²	+$22,440
Bathrooms	this home 3 · comparable 2	+$14,770
Distance to beach	this home 4.91 km · comparable 4.43 km	−$10,074
Year built	this home 2004 · comparable 2003	+$4,579
Net adjustment		+$22,311

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 · 0.34 km away

Sold for

$1,950,000

Adjusted to this home

$1,945,717

What we added and subtracted to make this sale comparable to 34 Bayswater Avenue
Condition	this home 9 · comparable 7	+$195,000
Land size	this home 500 m² · comparable 824 m²	−$142,560
Storeys	this home 1 · comparable 2	−$70,782
Floor area	this home 265 m² · comparable 233.19 m²	+$35,933
Micro-location	this home 0.1154 · comparable 0.1346	−$29,952
Bathrooms	this home 3 · comparable 2	+$14,770
Distance to beach	this home 4.91 km · comparable 4.65 km	−$6,692
Net adjustment		−$4,283

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

95 Bayswater Ave

Sold 7 March 2026 · 0.82 km away

Sold for

$1,682,500

Adjusted to this home

$1,657,241

What we added and subtracted to make this sale comparable to 34 Bayswater Avenue
Pool	this home 1 · comparable 0	+$78,550
Storeys	this home 1 · comparable 2	−$70,782
Floor area	this home 265 m² · comparable 294.19 m²	−$32,973
Distance to beach	this home 4.91 km · comparable 4.5 km	−$9,106
Land size	this home 500 m² · comparable 488 m²	+$5,280
Year built	this home 2004 · comparable 2003	+$4,579
Micro-location	this home 0.1154 · comparable 0.116	−$807
Net adjustment		−$25,259

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

4 Barbie Avenue

Sold 5 August 2026 · 0.93 km away

Sold for

$1,515,000

Adjusted to this home

$1,690,131

What we added and subtracted to make this sale comparable to 34 Bayswater Avenue
Floor area	this home 265 m² · comparable 151 m²	+$128,774
Car spaces	this home 2 · comparable 4	−$76,662
Bedrooms	this home 5 · comparable 4	+$74,101
Micro-location	this home 0.1154 · comparable 0.0574	+$70,296
Land size	this home 500 m² · comparable 570 m²	−$30,800
Year built	this home 2004 · comparable 1999	+$22,896
Distance to beach	this home 4.91 km · comparable 3.98 km	−$18,743
Bathrooms	this home 3 · comparable 2	+$14,770
Cladding	this home 3 · comparable 4	−$9,501
Net adjustment		+$175,131

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

28 Meridien Avenue

Sold 19 February 2026 · 0.30 km away

Sold for

$1,820,000

Adjusted to this home

$1,871,283

What we added and subtracted to make this sale comparable to 34 Bayswater Avenue
Condition	this home 9 · comparable 8	+$109,200
Car spaces	this home 2 · comparable 4	−$76,662
Bedrooms	this home 5 · comparable 4	+$74,101
Floor area	this home 265 m² · comparable 311 m²	−$51,962
Micro-location	this home 0.1154 · comparable 0.15	−$50,378
Land size	this home 500 m² · comparable 400 m²	+$44,000
Bathrooms	this home 3 · comparable 2	+$14,770
Distance to beach	this home 4.91 km · comparable 4.61 km	−$7,207
Year built	this home 2004 · comparable 2005	−$4,579
Net adjustment		+$51,283

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 34 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 34 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 →

34 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 Kodiak Drive

73 Azzurra Drive

36 Meridien Avenue

13 Saint Paul Crescent

3 Port Peyra Crescent

95 Bayswater Ave

4 Barbie Avenue

28 Meridien Avenue

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