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 · 0.16 km away

Sold for

$1,302,000

Adjusted to this home

$1,317,554

What we added and subtracted to make this sale comparable to 38 Balmain Street
Condition	this home 6 · comparable 8	−$104,160
Floor area	this home 192 m² · comparable 141 m²	+$96,410
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 0.0428 · comparable 0.0157	+$28,227
Land size	this home 638 m² · comparable 708 m²	−$9,408
Distance to beach	this home 4.33 km · comparable 4.35 km	+$344
Net adjustment		+$15,554

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.44 km away

Sold for

$1,400,000

Adjusted to this home

$1,350,934

What we added and subtracted to make this sale comparable to 38 Balmain Street
Condition	this home 6 · comparable 8	−$112,000
Floor area	this home 192 m² · comparable 145 m²	+$88,849
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 638 m² · comparable 405 m²	+$31,315
Micro-location	this home 0.0428 · comparable 0.0223	+$22,960
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2000 · comparable 1995	+$12,308
Distance to beach	this home 4.33 km · comparable 3.92 km	−$8,114
Net adjustment		−$49,066

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

11 Grenada Court

Sold 12 June 2026 · 1.07 km away

Sold for

$1,350,000

Adjusted to this home

$1,351,000

What we added and subtracted to make this sale comparable to 38 Balmain Street
Floor area	this home 192 m² · comparable 118.7 m²	+$138,566
Condition	this home 6 · comparable 8	−$108,000
Micro-location	this home 0.0428 · comparable 0.1321	−$96,444
Land size	this home 638 m² · comparable 295 m²	+$46,099
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.33 km · comparable 4.65 km	+$5,702
Year built	this home 2000 · comparable 2002	−$4,923
Net adjustment		+$1,000

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

16 Marciana Crescent

Sold 31 July 2026 · 1.00 km away

Sold for

$1,225,000

Adjusted to this home

$1,307,105

What we added and subtracted to make this sale comparable to 38 Balmain Street
Floor area	this home 192 m² · comparable 147 m²	+$85,068
Micro-location	this home 0.0428 · comparable 0.0998	−$55,860
Land size	this home 638 m² · comparable 350 m²	+$38,707
Cladding	this home 3 · comparable 2	+$20,000
Street	this home 0.0204 · comparable 0.0317	−$11,074
Distance to beach	this home 4.33 km · comparable 4.96 km	+$10,187
Year built	this home 2000 · comparable 2002	−$4,923
Net adjustment		+$82,105

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

8 Cumberland Drive

Sold 3 June 2026 · 0.82 km away

Sold for

$1,415,000

Adjusted to this home

$1,372,841

What we added and subtracted to make this sale comparable to 38 Balmain Street
Condition	this home 6 · comparable 7	−$56,600
Floor area	this home 192 m² · comparable 167.88 m²	+$45,597
Street	this home 0.0204 · comparable 0.0563	−$40,638
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2000 · comparable 1992	+$19,693
Distance to beach	this home 4.33 km · comparable 3.55 km	−$17,626
Land size	this home 638 m² · comparable 703 m²	−$8,736
Micro-location	this home 0.0428 · comparable 0.0462	−$3,849
Net adjustment		−$42,159

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

38 Palma Crescent

Sold 9 January 2026 · 0.95 km away

Sold for

$1,350,000

Adjusted to this home

$1,304,902

What we added and subtracted to make this sale comparable to 38 Balmain Street
Condition	this home 6 · comparable 8	−$108,000
Floor area	this home 192 m² · comparable 147.41 m²	+$84,293
Micro-location	this home 0.0428 · comparable 0.0871	−$47,844
Land size	this home 638 m² · comparable 295 m²	+$46,099
Street	this home 0.0204 · comparable 0.0399	−$21,060
Distance to beach	this home 4.33 km · comparable 5.1 km	+$13,722
Year built	this home 2000 · comparable 2005	−$12,308
Net adjustment		−$45,098

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

13 Acklin Court

Sold 2 September 2026 · 0.77 km away

Sold for

$1,110,000

Adjusted to this home

$1,145,468

What we added and subtracted to make this sale comparable to 38 Balmain Street
Floor area	this home 192 m² · comparable 137 m²	+$103,972
Micro-location	this home 0.0428 · comparable 0.1014	−$52,037
Condition	this home 6 · comparable 7	−$44,400
Land size	this home 638 m² · comparable 375 m²	+$35,347
Year built	this home 2000 · comparable 2002	−$4,923
Distance to beach	this home 4.33 km · comparable 4.16 km	−$2,491
Net adjustment		+$35,468

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

21 Altissimo Close

Sold 3 February 2026 · 1.00 km away

Sold for

$1,355,000

Adjusted to this home

$1,369,447

What we added and subtracted to make this sale comparable to 38 Balmain Street
Condition	this home 6 · comparable 9	−$189,700
Floor area	this home 192 m² · comparable 114 m²	+$147,451
Land size	this home 638 m² · comparable 413 m²	+$30,240
Year built	this home 2000 · comparable 1994	+$14,770
Distance to beach	this home 4.33 km · comparable 3.69 km	−$13,463
Street	this home 0.0204 · comparable 0.0085	+$12,900
Micro-location	this home 0.0428 · comparable 0.0315	+$12,249
Net adjustment		+$14,447

A further 11 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 38 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 38 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 →

38 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

11 Grenada Court

16 Marciana Crescent

8 Cumberland Drive

38 Palma Crescent

13 Acklin Court

21 Altissimo Close

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Balmain Street sit?