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 · 0.26 km away

Sold for

$1,400,000

Adjusted to this home

$1,501,571

What we added and subtracted to make this sale comparable to 4 Balmain Street
Bedrooms	this home 4 · comparable 3	+$114,746
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 160 m² · comparable 145 m²	+$31,164
Land size	this home 600 m² · comparable 405 m²	+$27,300
Street	this home 0.0204 · comparable 0.0386	−$20,384
Year built	this home 2002 · comparable 1995	+$20,322
Micro-location	this home 0.0175 · comparable 0.0223	−$5,376
Distance to beach	this home 4.01 km · comparable 3.92 km	−$2,201
Net adjustment		+$101,571

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

31 Roundelay Drive

Sold 30 July 2026 · 1.09 km away

Sold for

$1,380,000

Adjusted to this home

$1,484,663

What we added and subtracted to make this sale comparable to 4 Balmain Street
Street	this home 0.0204 · comparable -0.023	+$47,914
Land size	this home 600 m² · comparable 420 m²	+$25,200
Year built	this home 2002 · comparable 1994	+$23,226
Floor area	this home 160 m² · comparable 151.3 m²	+$18,075
Cladding	this home 3 · comparable 2	+$15,628
Micro-location	this home 0.0175 · comparable 0.0311	−$15,014
Distance to beach	this home 4.01 km · comparable 3.59 km	−$10,366
Net adjustment		+$104,663

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

39 Brier Crescent

Sold 16 May 2026 · 0.36 km away

Sold for

$1,302,000

Adjusted to this home

$1,439,556

What we added and subtracted to make this sale comparable to 4 Balmain Street
Bedrooms	this home 4 · comparable 3	+$114,746
Car spaces	this home 2 · comparable 3	−$53,268
Street	this home 0.0204 · comparable -0.0225	+$44,685
Floor area	this home 160 m² · comparable 141 m²	+$39,474
Year built	this home 2002 · comparable 2013	−$31,935
Cladding	this home 3 · comparable 1	+$31,256
Land size	this home 600 m² · comparable 708 m²	−$15,120
Distance to beach	this home 4.01 km · comparable 4.35 km	+$5,843
Micro-location	this home 0.0175 · comparable 0.0157	+$1,875
Net adjustment		+$137,556

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

21 Cumberland Drive

Sold 4 December 2025 · 0.66 km away

Sold for

$1,450,000

Adjusted to this home

$1,387,168

What we added and subtracted to make this sale comparable to 4 Balmain Street
Bedrooms	this home 4 · comparable 3	+$114,746
Condition	this home 8 · comparable 9	−$87,000
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0204 · comparable 0.0563	−$41,644
Micro-location	this home 0.0175 · comparable 0.0427	−$29,232
Year built	this home 2002 · comparable 1992	+$29,032
Land size	this home 600 m² · comparable 467 m²	+$18,620
Distance to beach	this home 4.01 km · comparable 3.64 km	−$9,587
Floor area	this home 160 m² · comparable 157 m²	+$6,233
Net adjustment		−$62,832

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

8 Cumberland Drive

Sold 3 June 2026 · 0.63 km away

Sold for

$1,415,000

Adjusted to this home

$1,515,441

What we added and subtracted to make this sale comparable to 4 Balmain Street
Bedrooms	this home 4 · comparable 3	+$114,746
Condition	this home 8 · comparable 7	+$56,600
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.0175 · comparable 0.0462	−$32,488
Year built	this home 2002 · comparable 1992	+$29,032
Floor area	this home 160 m² · comparable 167.88 m²	−$16,371
Cladding	this home 3 · comparable 2	+$15,628
Land size	this home 600 m² · comparable 703 m²	−$14,420
Distance to beach	this home 4.01 km · comparable 3.55 km	−$11,648
Net adjustment		+$100,441

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

15 Comore Drive

Sold 16 January 2026 · 0.82 km away

Sold for

$1,350,000

Adjusted to this home

$1,325,885

What we added and subtracted to make this sale comparable to 4 Balmain Street
Condition	this home 8 · comparable 6	+$108,000
Street	this home 0.0204 · comparable 0.0785	−$62,748
Micro-location	this home 0.0175 · comparable 0.0738	−$60,804
Floor area	this home 160 m² · comparable 184 m²	−$49,862
Land size	this home 600 m² · comparable 423 m²	+$24,780
Cladding	this home 3 · comparable 2	+$15,628
Distance to beach	this home 4.01 km · comparable 4.06 km	+$891
Net adjustment		−$24,115

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

4 Pascali Court

Sold 5 August 2026 · 1.16 km away

Sold for

$1,150,000

Adjusted to this home

$1,398,521

What we added and subtracted to make this sale comparable to 4 Balmain Street
Bedrooms	this home 4 · comparable 3	+$87,591
Condition	this home 8 · comparable 6	+$70,228
Floor area	this home 160 m² · comparable 125.33 m²	+$54,985
Pool	this home 0 · comparable 1	−$48,854
Street	this home 0.0204 · comparable -0.0364	+$39,890
Land size	this home 600 m² · comparable 423 m²	+$18,916
Year built	this home 2002 · comparable 1995	+$15,513
Cladding	this home 3 · comparable 2	+$11,930
Distance to beach	this home 4.01 km · comparable 3.67 km	−$5,330
Micro-location	this home 0.0175 · comparable 0.0123	+$3,652
Net adjustment		+$248,521

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

56 Southlake Drive

Sold 21 July 2026 · 0.78 km away

Sold for

$1,660,000

Adjusted to this home

$1,444,063

What we added and subtracted to make this sale comparable to 4 Balmain Street
Condition	this home 8 · comparable 9	−$99,600
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 160 m² · comparable 133 m²	+$56,095
Car spaces	this home 2 · comparable 3	−$53,268
Street	this home 0.0204 · comparable 0.0515	−$41,301
Micro-location	this home 0.0175 · comparable 0.0447	−$36,122
Year built	this home 2002 · comparable 1993	+$26,129
Land size	this home 600 m² · comparable 432 m²	+$23,520
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.01 km · comparable 3.76 km	−$7,390
Net adjustment		−$215,937

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 4 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 4 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

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 →

4 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

31 Roundelay Drive

39 Brier Crescent

21 Cumberland Drive

8 Cumberland Drive

15 Comore Drive

4 Pascali Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Balmain Street sit?