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 · 0.21 km away

Sold for

$1,410,000

Adjusted to this home

$1,463,064

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Floor area	this home 152 m² · comparable 188 m²	−$41,962
Land size	this home 350 m² · comparable 400 m²	−$22,000
Micro-location	this home 0.1075 · comparable 0.0943	+$14,890
Cladding	this home 2 · comparable 3	−$9,751
Distance to beach	this home 4.97 km · comparable 5.03 km	+$1,117
Net adjustment		+$53,064

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

5 Palma Crescent

Sold 27 March 2026 · 0.18 km away

Sold for

$1,395,000

Adjusted to this home

$1,473,061

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$119,118
Pool	this home 1 · comparable 0	+$82,746
Floor area	this home 152 m² · comparable 172.46 m²	−$23,848
Micro-location	this home 0.1075 · comparable 0.0871	+$22,766
Cladding	this home 2 · comparable 3	−$9,751
Distance to beach	this home 4.97 km · comparable 5.1 km	+$2,394
Net adjustment		+$78,061

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

41 Gerona Circuit

Sold 26 May 2026 · 0.32 km away

Sold for

$1,410,000

Adjusted to this home

$1,496,170

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 350 m² · comparable 586 m²	−$103,840
Pool	this home 1 · comparable 0	+$82,746
Micro-location	this home 0.1075 · comparable 0.0822	+$28,538
Floor area	this home 152 m² · comparable 174 m²	−$25,643
Cladding	this home 2 · comparable 3	−$9,751
Distance to beach	this home 4.97 km · comparable 5.15 km	+$3,350
Net adjustment		+$86,170

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

11 Grenada Court

Sold 12 June 2026 · 0.70 km away

Sold for

$1,350,000

Adjusted to this home

$1,467,316

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Pool	this home 1 · comparable 0	+$82,746
Floor area	this home 152 m² · comparable 118.7 m²	+$38,814
Micro-location	this home 0.1075 · comparable 0.1321	−$26,568
Land size	this home 350 m² · comparable 295 m²	+$24,200
Distance to beach	this home 4.97 km · comparable 4.65 km	−$5,702
Year built	this home 2003 · comparable 2002	+$3,826
Net adjustment		+$117,316

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

4 Barbie Avenue

Sold 5 August 2026 · 0.99 km away

Sold for

$1,515,000

Adjusted to this home

$1,380,258

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Land size	this home 350 m² · comparable 570 m²	−$96,800
Car spaces	this home 2 · comparable 4	−$75,691
Micro-location	this home 0.1075 · comparable 0.0574	+$60,722
Distance to beach	this home 4.97 km · comparable 3.98 km	−$19,943
Cladding	this home 2 · comparable 4	−$19,502
Year built	this home 2003 · comparable 1999	+$15,306
Floor area	this home 152 m² · comparable 151 m²	+$1,166
Net adjustment		−$134,742

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.59 km away

Sold for

$1,590,000

Adjusted to this home

$1,382,671

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Floor area	this home 152 m² · comparable 241.24 m²	−$104,018
Pool	this home 1 · comparable 0	+$82,746
Storeys	this home 1 · comparable 2	−$67,352
Micro-location	this home 0.1075 · comparable 0.15	−$54,060
Land size	this home 350 m² · comparable 449 m²	−$43,560
Distance to beach	this home 4.97 km · comparable 4.43 km	−$11,334
Cladding	this home 2 · comparable 3	−$9,751
Net adjustment		−$207,329

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

16 Marciana Crescent

Sold 31 July 2026 · 0.36 km away

Sold for

$1,225,000

Adjusted to this home

$1,427,955

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$109,075
Pool	this home 1 · comparable 0	+$77,850
Micro-location	this home 0.1075 · comparable 0.0998	+$7,099
Floor area	this home 152 m² · comparable 147 m²	+$5,483
Year built	this home 2003 · comparable 2002	+$3,600
Distance to beach	this home 4.97 km · comparable 4.96 km	−$152
Net adjustment		+$202,955

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

13 Kodiak Drive

Sold 24 August 2026 · 0.57 km away

Sold for

$1,820,000

Adjusted to this home

$1,488,686

What we added and subtracted to make this sale comparable to 42 Bayswater Avenue
Land size	this home 350 m² · comparable 640 m²	−$127,600
Storeys	this home 1 · comparable 2	−$67,352
Floor area	this home 152 m² · comparable 202.99 m²	−$59,434
Car spaces	this home 2 · comparable 3	−$37,846
Micro-location	this home 0.1075 · comparable 0.1255	−$26,208
Cladding	this home 2 · comparable 3	−$9,751
Distance to beach	this home 4.97 km · comparable 4.84 km	−$3,123
Net adjustment		−$331,314

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 42 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 42 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

41 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 →

42 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

5 Palma Crescent

41 Gerona Circuit

11 Grenada Court

4 Barbie Avenue

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 42 Bayswater Avenue sit?