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 · 0.42 km away

Sold for

$1,400,000

Adjusted to this home

$1,432,894

What we added and subtracted to make this sale comparable to 36 Balmain Street
Land size	this home 606 m² · comparable 405 m²	+$27,014
Street	this home 0.0204 · comparable 0.0386	−$20,384
Micro-location	this home 0.0383 · comparable 0.0223	+$17,920
Year built	this home 2000 · comparable 1995	+$12,308
Distance to beach	this home 4.31 km · comparable 3.92 km	−$7,745
Floor area	this home 147 m² · comparable 145 m²	+$3,781
Net adjustment		+$32,894

A further 12 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

$1,392,001

What we added and subtracted to make this sale comparable to 36 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$48,543
Street	this home 0.0204 · comparable -0.0225	+$44,685
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2000 · comparable 2013	−$32,001
Micro-location	this home 0.0383 · comparable 0.0157	+$23,540
Land size	this home 606 m² · comparable 708 m²	−$13,709
Floor area	this home 147 m² · comparable 141 m²	+$11,342
Distance to beach	this home 4.31 km · comparable 4.35 km	+$687
Net adjustment		+$90,001

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

8 Cumberland Drive

Sold 3 June 2026 · 0.81 km away

Sold for

$1,415,000

Adjusted to this home

$1,455,952

What we added and subtracted to make this sale comparable to 36 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$56,600
Street	this home 0.0204 · comparable 0.0563	−$40,638
Floor area	this home 147 m² · comparable 167.88 m²	−$39,471
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2000 · comparable 1992	+$19,693
Distance to beach	this home 4.31 km · comparable 3.55 km	−$17,252
Land size	this home 606 m² · comparable 703 m²	−$13,037
Micro-location	this home 0.0383 · comparable 0.0462	−$8,943
Net adjustment		+$40,952

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

13 Acklin Court

Sold 2 September 2026 · 0.78 km away

Sold for

$1,110,000

Adjusted to this home

$1,205,196

What we added and subtracted to make this sale comparable to 36 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0383 · comparable 0.1014	−$56,033
Condition	this home 8 · comparable 7	+$44,400
Land size	this home 606 m² · comparable 375 m²	+$31,046
Floor area	this home 147 m² · comparable 137 m²	+$18,904
Year built	this home 2000 · comparable 2002	−$4,923
Distance to beach	this home 4.31 km · comparable 4.16 km	−$2,198
Net adjustment		+$95,196

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

38 Palma Crescent

Sold 9 January 2026 · 0.97 km away

Sold for

$1,350,000

Adjusted to this home

$1,383,029

What we added and subtracted to make this sale comparable to 36 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0383 · comparable 0.0871	−$52,704
Land size	this home 606 m² · comparable 295 m²	+$41,798
Street	this home 0.0204 · comparable 0.0399	−$21,060
Distance to beach	this home 4.31 km · comparable 5.1 km	+$14,078
Year built	this home 2000 · comparable 2005	−$12,308
Floor area	this home 147 m² · comparable 147.41 m²	−$775
Net adjustment		+$33,029

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

11 Grenada Court

Sold 12 June 2026 · 1.08 km away

Sold for

$1,350,000

Adjusted to this home

$1,429,128

What we added and subtracted to make this sale comparable to 36 Balmain Street
Micro-location	this home 0.0383 · comparable 0.1321	−$101,304
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 147 m² · comparable 118.7 m²	+$53,498
Land size	this home 606 m² · comparable 295 m²	+$41,798
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.31 km · comparable 4.65 km	+$6,059
Year built	this home 2000 · comparable 2002	−$4,923
Net adjustment		+$79,128

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

16 Marciana Crescent

Sold 31 July 2026 · 1.02 km away

Sold for

$1,225,000

Adjusted to this home

$1,375,649

What we added and subtracted to make this sale comparable to 36 Balmain Street
Condition	this home 8 · comparable 6	+$98,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0383 · comparable 0.0998	−$60,270
Land size	this home 606 m² · comparable 350 m²	+$34,406
Cladding	this home 3 · comparable 2	+$20,000
Street	this home 0.0204 · comparable 0.0317	−$11,074
Distance to beach	this home 4.31 km · comparable 4.96 km	+$10,510
Year built	this home 2000 · comparable 2002	−$4,923
Net adjustment		+$150,649

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

41 Gerona Circuit

Sold 26 May 2026 · 1.09 km away

Sold for

$1,410,000

Adjusted to this home

$1,270,528

What we added and subtracted to make this sale comparable to 36 Balmain Street
Bedrooms	this home 3 · comparable 4	−$134,830
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 147 m² · comparable 174 m²	−$51,041
Micro-location	this home 0.0383 · comparable 0.0822	−$49,519
Street	this home 0.0204 · comparable 0.0518	−$35,419
Distance to beach	this home 4.31 km · comparable 5.15 km	+$15,634
Year built	this home 2000 · comparable 2003	−$7,385
Land size	this home 606 m² · comparable 586 m²	+$2,688
Net adjustment		−$139,472

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 36 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 36 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

14 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 →

36 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

39 Brier Crescent

8 Cumberland Drive

13 Acklin Court

38 Palma Crescent

11 Grenada Court

16 Marciana Crescent

41 Gerona Circuit

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 36 Balmain Street sit?