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 · 0.87 km away

Sold for

$1,515,000

Adjusted to this home

$1,454,221

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Land size	this home 349 m² · comparable 570 m²	−$97,240
Floor area	this home 236 m² · comparable 151 m²	+$97,172
Condition	this home 8 · comparable 9	−$90,900
Micro-location	this home 0.1122 · comparable 0.0574	+$66,418
Car spaces	this home 2 · comparable 4	−$56,858
Bathrooms	this home 3 · comparable 2	+$55,116
Cladding	this home 3 · comparable 4	−$27,530
Distance to beach	this home 4.81 km · comparable 3.98 km	−$16,744
Year built	this home 2002 · comparable 1999	+$9,787
Net adjustment		−$60,779

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 · 0.38 km away

Sold for

$1,590,000

Adjusted to this home

$1,415,867

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Pool	this home 1 · comparable 0	+$96,789
Condition	this home 8 · comparable 9	−$95,400
Storeys	this home 1 · comparable 2	−$69,252
Bathrooms	this home 3 · comparable 2	+$55,116
Bedrooms	this home 4 · comparable 5	−$52,077
Micro-location	this home 0.1122 · comparable 0.15	−$48,082
Land size	this home 349 m² · comparable 449 m²	−$44,000
Distance to beach	this home 4.81 km · comparable 4.43 km	−$7,975
Floor area	this home 236 m² · comparable 241.24 m²	−$5,990
Year built	this home 2002 · comparable 2003	−$3,262
Net adjustment		−$174,133

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

28 Meridien Avenue

Sold 19 February 2026 · 0.41 km away

Sold for

$1,820,000

Adjusted to this home

$1,640,449

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Floor area	this home 236 m² · comparable 311 m²	−$85,740
Car spaces	this home 2 · comparable 4	−$56,858
Bathrooms	this home 3 · comparable 2	+$55,116
Micro-location	this home 0.1122 · comparable 0.15	−$55,037
Land size	this home 349 m² · comparable 400 m²	−$22,440
Year built	this home 2002 · comparable 2005	−$9,787
Distance to beach	this home 4.81 km · comparable 4.61 km	−$4,805
Net adjustment		−$179,551

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.19 km away

Sold for

$1,950,000

Adjusted to this home

$1,710,412

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Land size	this home 349 m² · comparable 824 m²	−$209,000
Condition	this home 8 · comparable 7	+$78,000
Storeys	this home 1 · comparable 2	−$69,252
Bathrooms	this home 3 · comparable 2	+$55,116
Bedrooms	this home 4 · comparable 5	−$52,077
Micro-location	this home 0.1122 · comparable 0.1346	−$34,944
Year built	this home 2002 · comparable 2004	−$6,525
Distance to beach	this home 4.81 km · comparable 4.65 km	−$4,118
Floor area	this home 236 m² · comparable 233.19 m²	+$3,212
Net adjustment		−$239,588

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

5 Palma Crescent

Sold 27 March 2026 · 0.35 km away

Sold for

$1,395,000

Adjusted to this home

$1,630,835

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Water views	this home 0 · comparable 1	−$141,230
Street	this home 0.15 · comparable 0.0399	+$122,872
Pool	this home 1 · comparable 0	+$96,789
Floor area	this home 236 m² · comparable 172.46 m²	+$72,639
Bathrooms	this home 3 · comparable 2	+$55,116
Micro-location	this home 0.1122 · comparable 0.0871	+$28,011
Distance to beach	this home 4.81 km · comparable 5.1 km	+$5,340
Year built	this home 2002 · comparable 2003	−$3,262
Land size	this home 349 m² · comparable 350 m²	−$440
Net adjustment		+$235,835

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

16 Marciana Crescent

Sold 31 July 2026 · 0.15 km away

Sold for

$1,225,000

Adjusted to this home

$1,465,889

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$49,752
Floor area	this home 236 m² · comparable 147 m²	+$43,663
Condition	this home 8 · comparable 6	+$42,056
Pool	this home 1 · comparable 0	+$41,536
Bathrooms	this home 3 · comparable 2	+$23,653
Bedrooms	this home 4 · comparable 3	+$22,348
Cladding	this home 3 · comparable 2	+$11,814
Micro-location	this home 0.1122 · comparable 0.0998	+$5,215
Distance to beach	this home 4.81 km · comparable 4.96 km	+$1,041
Land size	this home 349 m² · comparable 350 m²	−$189
Net adjustment		+$240,889

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

4 Azzurra Drive

Sold 14 October 2025 · 0.11 km away

Sold for

$1,725,000

Adjusted to this home

$1,578,319

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Condition	this home 8 · comparable 9	−$103,500
Storeys	this home 1 · comparable 2	−$69,252
Floor area	this home 236 m² · comparable 186.38 m²	+$56,726
Land size	this home 349 m² · comparable 448 m²	−$43,560
Micro-location	this home 0.1122 · comparable 0.1023	+$13,662
Year built	this home 2002 · comparable 2003	−$3,262
Distance to beach	this home 4.81 km · comparable 4.92 km	+$2,505
Net adjustment		−$146,681

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

13 Kodiak Drive

Sold 24 August 2026 · 0.24 km away

Sold for

$1,820,000

Adjusted to this home

$1,500,910

What we added and subtracted to make this sale comparable to 49 Bayswater Avenue
Land size	this home 349 m² · comparable 640 m²	−$128,040
Condition	this home 8 · comparable 9	−$109,200
Storeys	this home 1 · comparable 2	−$69,252
Floor area	this home 236 m² · comparable 202.99 m²	+$37,737
Car spaces	this home 2 · comparable 3	−$28,429
Micro-location	this home 0.1122 · comparable 0.1255	−$19,365
Year built	this home 2002 · comparable 2003	−$3,262
Distance to beach	this home 4.81 km · comparable 4.84 km	+$721
Net adjustment		−$319,090

A further 9 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 49 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 49 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 →

49 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

4 Barbie Avenue

13 Saint Paul Crescent

28 Meridien Avenue

3 Port Peyra Crescent

5 Palma Crescent

16 Marciana Crescent

4 Azzurra Drive

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 49 Bayswater Avenue sit?