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.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.64 km away

Sold for

$1,570,000

Adjusted to this home

$1,621,583

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Micro-location	this home 0.1244 · comparable 0.0807	+$54,887
Cladding	this home 3 · comparable 1	+$26,336
Floor area	this home 175 m² · comparable 199 m²	−$20,928
Land size	this home 410 m² · comparable 331 m²	+$14,852
Year built	this home 2002 · comparable 2010	−$12,166
Distance to beach	this home 4.72 km · comparable 4.17 km	−$11,398
Net adjustment		+$51,583

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

11 Grenada Court

Sold 12 June 2026 · 0.21 km away

Sold for

$1,350,000

Adjusted to this home

$1,517,126

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 175 m² · comparable 118.7 m²	+$49,094
Bedrooms	this home 4 · comparable 3	+$28,807
Land size	this home 410 m² · comparable 295 m²	+$21,620
Cladding	this home 3 · comparable 2	+$13,168
Micro-location	this home 0.1244 · comparable 0.1321	−$8,316
Distance to beach	this home 4.72 km · comparable 4.65 km	−$1,247
Net adjustment		+$167,126

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

5 Palma Crescent

Sold 27 March 2026 · 0.49 km away

Sold for

$1,395,000

Adjusted to this home

$1,519,928

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$122,543
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.1244 · comparable 0.0871	+$41,627
Land size	this home 410 m² · comparable 350 m²	+$11,280
Distance to beach	this home 4.72 km · comparable 5.1 km	+$6,998
Floor area	this home 175 m² · comparable 172.46 m²	+$2,215
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		+$124,928

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

4 Barbie Avenue

Sold 5 August 2026 · 0.82 km away

Sold for

$1,515,000

Adjusted to this home

$1,408,602

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.1244 · comparable 0.0574	+$81,204
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 410 m² · comparable 570 m²	−$30,080
Floor area	this home 175 m² · comparable 151 m²	+$20,928
Distance to beach	this home 4.72 km · comparable 3.98 km	−$14,944
Cladding	this home 3 · comparable 4	−$13,168
Year built	this home 2002 · comparable 1999	+$4,562
Net adjustment		−$106,398

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

40 Gerona Circuit

Sold 26 May 2026 · 0.38 km away

Sold for

$1,410,000

Adjusted to this home

$1,605,916

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1244 · comparable 0.0943	+$33,953
Floor area	this home 175 m² · comparable 188 m²	−$11,336
Distance to beach	this home 4.72 km · comparable 5.03 km	+$5,770
Land size	this home 410 m² · comparable 400 m²	+$1,880
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		+$195,916

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 · 0.33 km away

Sold for

$1,590,000

Adjusted to this home

$1,389,479

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Condition	this home 8 · comparable 9	−$95,400
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 175 m² · comparable 241.24 m²	−$57,762
Storeys	this home 1 · comparable 2	−$35,050
Micro-location	this home 0.1244 · comparable 0.15	−$32,563
Bedrooms	this home 4 · comparable 5	−$28,807
Land size	this home 410 m² · comparable 449 m²	−$7,332
Distance to beach	this home 4.72 km · comparable 4.43 km	−$6,086
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		−$200,521

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

16 Marciana Crescent

Sold 31 July 2026 · 0.25 km away

Sold for

$1,225,000

Adjusted to this home

$1,423,822

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$60,091
Condition	this home 8 · comparable 6	+$50,795
Pool	this home 1 · comparable 0	+$33,172
Bedrooms	this home 4 · comparable 3	+$14,931
Floor area	this home 175 m² · comparable 147 m²	+$12,655
Micro-location	this home 0.1244 · comparable 0.0998	+$12,495
Cladding	this home 3 · comparable 2	+$6,826
Land size	this home 410 m² · comparable 350 m²	+$5,846
Distance to beach	this home 4.72 km · comparable 4.96 km	+$2,011
Net adjustment		+$198,822

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

13 Kodiak Drive

Sold 24 August 2026 · 0.17 km away

Sold for

$1,820,000

Adjusted to this home

$1,536,599

What we added and subtracted to make this sale comparable to 37 Bayswater Avenue
Condition	this home 8 · comparable 9	−$109,200
Land size	this home 410 m² · comparable 640 m²	−$43,240
Bathrooms	this home 2 · comparable 3	−$39,264
Storeys	this home 1 · comparable 2	−$35,050
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 175 m² · comparable 202.99 m²	−$24,407
Distance to beach	this home 4.72 km · comparable 4.84 km	+$2,883
Micro-location	this home 0.1244 · comparable 0.1255	−$1,602
Year built	this home 2002 · comparable 2003	−$1,521
Net adjustment		−$283,401

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 37 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 37 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 →

37 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

22 Elizabeth Crescent

11 Grenada Court

5 Palma Crescent

4 Barbie Avenue

40 Gerona Circuit

13 Saint Paul Crescent

16 Marciana Crescent

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 37 Bayswater Avenue sit?