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.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.37 km away

Sold for

$1,570,000

Adjusted to this home

$1,535,809

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.1251 · comparable 0.0807	+$55,766
Year built	this home 2002 · comparable 2010	−$33,984
Land size	this home 400 m² · comparable 331 m²	+$24,398
Floor area	this home 183 m² · comparable 199 m²	−$12,774
Distance to beach	this home 4.53 km · comparable 4.17 km	−$7,461
Cladding	this home 3 · comparable 1	+$3,864
Net adjustment		−$34,191

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

11 Grenada Court

Sold 12 June 2026 · 0.13 km away

Sold for

$1,350,000

Adjusted to this home

$1,457,701

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Floor area	this home 183 m² · comparable 118.7 m²	+$51,337
Land size	this home 400 m² · comparable 295 m²	+$37,128
Bedrooms	this home 4 · comparable 3	+$22,726
Micro-location	this home 0.1251 · comparable 0.1321	−$7,560
Distance to beach	this home 4.53 km · comparable 4.65 km	+$2,138
Cladding	this home 3 · comparable 2	+$1,932
Net adjustment		+$107,701

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

5 Palma Crescent

Sold 27 March 2026 · 0.80 km away

Sold for

$1,395,000

Adjusted to this home

$1,461,266

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Water views	this home 0 · comparable 1	−$131,357
Street	this home 0.15 · comparable 0.0399	+$122,872
Micro-location	this home 0.1251 · comparable 0.0871	+$42,408
Land size	this home 400 m² · comparable 350 m²	+$17,680
Distance to beach	this home 4.53 km · comparable 5.1 km	+$10,496
Floor area	this home 183 m² · comparable 172.46 m²	+$8,415
Year built	this home 2002 · comparable 2003	−$4,248
Net adjustment		+$66,266

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

40 Gerona Circuit

Sold 26 May 2026 · 0.70 km away

Sold for

$1,410,000

Adjusted to this home

$1,548,978

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1251 · comparable 0.0943	+$34,742
Distance to beach	this home 4.53 km · comparable 5.03 km	+$9,306
Year built	this home 2002 · comparable 2003	−$4,248
Floor area	this home 183 m² · comparable 188 m²	−$3,992
Net adjustment		+$138,978

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

45 North Shore Avenue

Sold 22 April 2026 · 0.78 km away

Sold for

$1,700,000

Adjusted to this home

$1,514,574

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Micro-location	this home 0.1251 · comparable 0.0333	+$124,848
Condition	this home 8 · comparable 9	−$102,000
Land size	this home 400 m² · comparable 637 m²	−$83,803
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.15 · comparable 0.1355	+$19,720
Distance to beach	this home 4.53 km · comparable 3.99 km	−$12,199
Floor area	this home 183 m² · comparable 188 m²	−$3,992
Net adjustment		−$185,426

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

16 South Bay Drive

Sold 9 July 2026 · 0.47 km away

Sold for

$1,250,000

Adjusted to this home

$1,311,843

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Water views	this home 0 · comparable 1	−$131,357
Street	this home 0.15 · comparable 0.064	+$86,000
Micro-location	this home 0.1251 · comparable 0.0436	+$81,500
Land size	this home 400 m² · comparable 188 m²	+$74,963
Storeys	this home 1 · comparable 2	−$38,482
Year built	this home 2002 · comparable 2009	−$29,736
Bedrooms	this home 4 · comparable 3	+$22,726
Floor area	this home 183 m² · comparable 156 m²	+$21,557
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.53 km · comparable 4.09 km	−$7,260
Cladding	this home 3 · comparable 2	+$1,932
Net adjustment		+$61,843

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

8 Morea Court

Sold 27 August 2026 · 0.77 km away

Sold for

$1,230,000

Adjusted to this home

$1,303,423

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Micro-location	this home 0.1251 · comparable 0.0312	+$92,398
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 8 · comparable 7	+$49,200
Floor area	this home 183 m² · comparable 148.5 m²	+$27,545
Land size	this home 400 m² · comparable 473 m²	−$25,813
Distance to beach	this home 4.53 km · comparable 3.93 km	−$10,155
Year built	this home 2002 · comparable 2001	+$4,248
Net adjustment		+$73,423

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

13 Kodiak Drive

Sold 24 August 2026 · 0.34 km away

Sold for

$1,820,000

Adjusted to this home

$1,465,063

What we added and subtracted to make this sale comparable to 5 Bayswater Avenue
Condition	this home 8 · comparable 9	−$109,200
Land size	this home 400 m² · comparable 640 m²	−$84,864
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$38,482
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 183 m² · comparable 202.99 m²	−$15,960
Bathrooms	this home 2 · comparable 3	−$13,048
Distance to beach	this home 4.53 km · comparable 4.84 km	+$7,447
Year built	this home 2002 · comparable 2003	−$4,248
Micro-location	this home 0.1251 · comparable 0.1255	−$582
Net adjustment		−$354,937

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 5 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 5 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 →

5 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

22 Elizabeth Crescent

11 Grenada Court

5 Palma Crescent

40 Gerona Circuit

45 North Shore Avenue

16 South Bay Drive

8 Morea Court

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 5 Bayswater Avenue sit?