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.

40 Gerona Circuit

Sold 26 May 2026 · 0.37 km away

Sold for

$1,410,000

Adjusted to this home

$1,434,522

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1223 · comparable 0.0943	+$31,584
Bedrooms	this home 3 · comparable 4	−$31,467
Floor area	this home 152 m² · comparable 188 m²	−$31,248
Land size	this home 486 m² · comparable 400 m²	+$17,269
Cladding	this home 2 · comparable 3	−$11,090
Distance to beach	this home 4.73 km · comparable 5.03 km	+$5,584
Year built	this home 2002 · comparable 2003	−$2,880
Net adjustment		+$24,522

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

11 Grenada Court

Sold 12 June 2026 · 0.23 km away

Sold for

$1,350,000

Adjusted to this home

$1,405,247

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Land size	this home 486 m² · comparable 295 m²	+$38,353
Floor area	this home 152 m² · comparable 118.7 m²	+$28,904
Micro-location	this home 0.1223 · comparable 0.1321	−$10,584
Distance to beach	this home 4.73 km · comparable 4.65 km	−$1,426
Net adjustment		+$55,247

A further 13 factors were compared and found the same on both properties, so no money moved.

5 Palma Crescent

Sold 27 March 2026 · 0.47 km away

Sold for

$1,395,000

Adjusted to this home

$1,388,987

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Water views	this home 0 · comparable 1	−$139,094
Street	this home 0.15 · comparable 0.0399	+$122,872
Micro-location	this home 0.1223 · comparable 0.0871	+$39,283
Bedrooms	this home 3 · comparable 4	−$31,467
Land size	this home 486 m² · comparable 350 m²	+$27,309
Floor area	this home 152 m² · comparable 172.46 m²	−$17,759
Cladding	this home 2 · comparable 3	−$11,090
Distance to beach	this home 4.73 km · comparable 5.1 km	+$6,813
Year built	this home 2002 · comparable 2003	−$2,880
Net adjustment		−$6,013

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

41 Gerona Circuit

Sold 26 May 2026 · 0.45 km away

Sold for

$1,410,000

Adjusted to this home

$1,489,207

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Micro-location	this home 0.1223 · comparable 0.0822	+$45,233
Bedrooms	this home 3 · comparable 4	−$31,467
Land size	this home 486 m² · comparable 586 m²	−$20,080
Floor area	this home 152 m² · comparable 174 m²	−$19,096
Cladding	this home 2 · comparable 3	−$11,090
Distance to beach	this home 4.73 km · comparable 5.15 km	+$7,817
Year built	this home 2002 · comparable 2003	−$2,880
Net adjustment		+$79,207

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

$1,389,510

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Micro-location	this home 0.1223 · comparable 0.0574	+$78,659
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Bedrooms	this home 3 · comparable 4	−$31,467
Cladding	this home 2 · comparable 4	−$22,179
Land size	this home 486 m² · comparable 570 m²	−$16,867
Distance to beach	this home 4.73 km · comparable 3.98 km	−$15,144
Year built	this home 2002 · comparable 1999	+$8,640
Floor area	this home 152 m² · comparable 151 m²	+$868
Net adjustment		−$125,490

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

14 Windemere Crescent

Sold 10 March 2026 · 1.07 km away

Sold for

$1,350,000

Adjusted to this home

$1,452,690

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Water views	this home 0 · comparable 1	−$139,094
Street	this home 0.15 · comparable 0.0323	+$127,116
Micro-location	this home 0.1223 · comparable 0.0348	+$94,500
Floor area	this home 152 m² · comparable 123.36 m²	+$24,859
Land size	this home 486 m² · comparable 400 m²	+$17,269
Cladding	this home 2 · comparable 3	−$11,090
Distance to beach	this home 4.73 km · comparable 4.12 km	−$10,870
Net adjustment		+$102,690

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

16 Marciana Crescent

Sold 31 July 2026 · 0.23 km away

Sold for

$1,225,000

Adjusted to this home

$1,398,352

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$115,934
Land size	this home 486 m² · comparable 350 m²	+$27,309
Micro-location	this home 0.1223 · comparable 0.0998	+$22,050
Floor area	this home 152 m² · comparable 147 m²	+$4,340
Distance to beach	this home 4.73 km · comparable 4.96 km	+$3,719
Net adjustment		+$173,352

A further 13 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

$1,470,991

What we added and subtracted to make this sale comparable to 39 Bayswater Avenue
Bathrooms	this home 2 · comparable 3	−$74,182
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$56,191
Floor area	this home 152 m² · comparable 202.99 m²	−$44,259
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 3 · comparable 4	−$31,467
Land size	this home 486 m² · comparable 640 m²	−$30,923
Cladding	this home 2 · comparable 3	−$11,090
Micro-location	this home 0.1223 · comparable 0.1255	−$4,659
Year built	this home 2002 · comparable 2003	−$2,880
Distance to beach	this home 4.73 km · comparable 4.84 km	+$2,642
Net adjustment		−$349,009

A further 6 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 39 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 39 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 →

39 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

40 Gerona Circuit

11 Grenada Court

5 Palma Crescent

41 Gerona Circuit

4 Barbie Avenue

14 Windemere Crescent

16 Marciana Crescent

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 39 Bayswater Avenue sit?