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.

4 Barbie Avenue

Sold 5 August 2026 · 0.58 km away

Sold for

$1,515,000

Adjusted to this home

$1,581,632

What we added and subtracted to make this sale comparable to 40 Balmain Street
Floor area	this home 226 m² · comparable 151 m²	+$147,000
Bedrooms	this home 5 · comparable 4	+$135,520
Car spaces	this home 2 · comparable 4	−$93,882
Condition	this home 8 · comparable 9	−$90,900
Cladding	this home 2 · comparable 4	−$40,000
Land size	this home 808 m² · comparable 570 m²	+$29,702
Micro-location	this home 0.0423 · comparable 0.0574	−$18,301
Distance to beach	this home 4.35 km · comparable 3.98 km	−$7,545
Year built	this home 2001 · comparable 1999	+$5,038
Net adjustment		+$66,632

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

20 Daryl Drive

Sold 29 October 2025 · 0.35 km away

Sold for

$1,570,000

Adjusted to this home

$1,621,006

What we added and subtracted to make this sale comparable to 40 Balmain Street
Bedrooms	this home 5 · comparable 4	+$135,520
Condition	this home 8 · comparable 9	−$94,200
Street	this home 0.0204 · comparable 0.0704	−$62,800
Floor area	this home 226 m² · comparable 201.88 m²	+$47,275
Land size	this home 808 m² · comparable 586 m²	+$27,706
Cladding	this home 2 · comparable 3	−$20,000
Micro-location	this home 0.0423 · comparable 0.0291	+$16,579
Year built	this home 2001 · comparable 1998	+$7,558
Distance to beach	this home 4.35 km · comparable 4.03 km	−$6,632
Net adjustment		+$51,006

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

40 Gerona Circuit

Sold 26 May 2026 · 0.92 km away

Sold for

$1,410,000

Adjusted to this home

$1,620,861

What we added and subtracted to make this sale comparable to 40 Balmain Street
Bedrooms	this home 5 · comparable 4	+$135,520
Floor area	this home 226 m² · comparable 188 m²	+$74,480
Micro-location	this home 0.0423 · comparable 0.0943	−$58,656
Condition	this home 8 · comparable 7	+$56,400
Land size	this home 808 m² · comparable 400 m²	+$50,918
Street	this home 0.0204 · comparable 0.0518	−$35,419
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.35 km · comparable 5.03 km	+$12,656
Year built	this home 2001 · comparable 2003	−$5,038
Net adjustment		+$210,861

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.69 km away

Sold for

$1,950,000

Adjusted to this home

$1,605,911

What we added and subtracted to make this sale comparable to 40 Balmain Street
Street	this home 0.0204 · comparable 0.15	−$202,176
Micro-location	this home 0.0423 · comparable 0.1346	−$143,988
Condition	this home 8 · comparable 7	+$78,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 3	−$20,000
Floor area	this home 226 m² · comparable 233.19 m²	−$14,092
Distance to beach	this home 4.35 km · comparable 4.65 km	+$7,722
Year built	this home 2001 · comparable 2004	−$7,558
Land size	this home 808 m² · comparable 824 m²	−$1,997
Net adjustment		−$344,089

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

27 South Bay Drive

Sold 27 January 2026 · 1.03 km away

Sold for

$1,850,000

Adjusted to this home

$1,637,538

What we added and subtracted to make this sale comparable to 40 Balmain Street
Condition	this home 8 · comparable 9	−$111,000
Micro-location	this home 0.0423 · comparable 0.086	−$64,676
Street	this home 0.0204 · comparable 0.064	−$64,528
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 808 m² · comparable 367 m²	+$55,037
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 4	−$40,000
Floor area	this home 226 m² · comparable 214.21 m²	+$23,108
Year built	this home 2001 · comparable 2010	−$22,673
Bathrooms	this home 2 · comparable 3	−$6,602
Distance to beach	this home 4.35 km · comparable 4.14 km	−$5,128
Net adjustment		−$212,462

A further 7 factors were compared and found the same on both properties, so no money moved.

49 Lantau Crescent

Sold 21 January 2026 · 1.06 km away

Sold for

$1,475,000

Adjusted to this home

$1,645,683

What we added and subtracted to make this sale comparable to 40 Balmain Street
Bedrooms	this home 5 · comparable 4	+$135,520
Floor area	this home 226 m² · comparable 176.74 m²	+$96,550
Condition	this home 8 · comparable 9	−$88,500
Land size	this home 808 m² · comparable 400 m²	+$50,918
Micro-location	this home 0.0423 · comparable 0.0831	−$48,144
Street	this home 0.0204 · comparable -0.0071	+$32,450
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.35 km · comparable 5.09 km	+$14,408
Year built	this home 2001 · comparable 2002	−$2,519
Net adjustment		+$170,683

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

5 Palma Crescent

Sold 27 March 2026 · 0.93 km away

Sold for

$1,395,000

Adjusted to this home

$1,653,587

What we added and subtracted to make this sale comparable to 40 Balmain Street
Bedrooms	this home 5 · comparable 4	+$135,520
Floor area	this home 226 m² · comparable 172.46 m²	+$104,938
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 808 m² · comparable 350 m²	+$57,158
Micro-location	this home 0.0423 · comparable 0.0871	−$49,997
Street	this home 0.0204 · comparable 0.0399	−$21,762
Water views	this home 0 · comparable 1	−$20,042
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 4.35 km · comparable 5.1 km	+$13,810
Year built	this home 2001 · comparable 2003	−$5,038
Net adjustment		+$258,587

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

56 Southlake Drive

Sold 21 July 2026 · 0.80 km away

Sold for

$1,660,000

Adjusted to this home

$1,799,010

What we added and subtracted to make this sale comparable to 40 Balmain Street
Floor area	this home 226 m² · comparable 133 m²	+$182,280
Bedrooms	this home 5 · comparable 4	+$135,520
Condition	this home 8 · comparable 9	−$99,600
Car spaces	this home 2 · comparable 3	−$46,941
Land size	this home 808 m² · comparable 432 m²	+$46,925
Street	this home 0.0204 · comparable 0.0515	−$41,301
Year built	this home 2001 · comparable 1993	+$20,154
Cladding	this home 2 · comparable 3	−$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.35 km · comparable 3.76 km	−$14,840
Micro-location	this home 0.0423 · comparable 0.0447	−$3,187
Net adjustment		+$139,010

A further 7 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 40 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 40 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 →

40 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

4 Barbie Avenue

20 Daryl Drive

40 Gerona Circuit

3 Port Peyra Crescent

27 South Bay Drive

49 Lantau Crescent

5 Palma Crescent

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Balmain Street sit?