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 · 0.25 km away

Sold for

$1,410,000

Adjusted to this home

$1,526,424

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$82,746
Land size	this home 500 m² · comparable 400 m²	+$44,000
Car spaces	this home 3 · comparable 2	+$37,846
Micro-location	this home 0.1133 · comparable 0.0943	+$21,432
Cladding	this home 2 · comparable 3	−$9,751
Floor area	this home 180 m² · comparable 188 m²	−$9,325
Year built	this home 2004 · comparable 2003	+$3,826
Distance to beach	this home 5.01 km · comparable 5.03 km	+$372
Net adjustment		+$116,424

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

4 Barbie Avenue

Sold 5 August 2026 · 1.03 km away

Sold for

$1,515,000

Adjusted to this home

$1,444,047

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Pool	this home 0 · comparable 1	−$82,746
Micro-location	this home 0.1133 · comparable 0.0574	+$67,750
Car spaces	this home 3 · comparable 4	−$37,846
Floor area	this home 180 m² · comparable 151 m²	+$33,802
Land size	this home 500 m² · comparable 570 m²	−$30,800
Distance to beach	this home 5.01 km · comparable 3.98 km	−$20,743
Cladding	this home 2 · comparable 4	−$19,502
Year built	this home 2004 · comparable 1999	+$19,132
Net adjustment		−$70,953

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.14 km away

Sold for

$1,570,000

Adjusted to this home

$1,587,645

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Pool	this home 0 · comparable 1	−$82,746
Land size	this home 500 m² · comparable 331 m²	+$74,360
Micro-location	this home 0.1133 · comparable 0.0807	+$40,946
Car spaces	this home 3 · comparable 2	+$37,846
Year built	this home 2004 · comparable 2010	−$22,958
Floor area	this home 180 m² · comparable 199 m²	−$22,146
Distance to beach	this home 5.01 km · comparable 4.17 km	−$17,408
Cladding	this home 2 · comparable 1	+$9,751
Net adjustment		+$17,645

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

5 Palma Crescent

Sold 27 March 2026 · 0.19 km away

Sold for

$1,395,000

Adjusted to this home

$1,536,361

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$119,118
Land size	this home 500 m² · comparable 350 m²	+$66,000
Car spaces	this home 3 · comparable 2	+$37,846
Micro-location	this home 0.1133 · comparable 0.0871	+$29,239
Cladding	this home 2 · comparable 3	−$9,751
Floor area	this home 180 m² · comparable 172.46 m²	+$8,789
Year built	this home 2004 · comparable 2003	+$3,826
Distance to beach	this home 5.01 km · comparable 5.1 km	+$1,658
Net adjustment		+$141,361

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

41 Gerona Circuit

Sold 26 May 2026 · 0.34 km away

Sold for

$1,410,000

Adjusted to this home

$1,559,532

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Car spaces	this home 3 · comparable 2	+$37,846
Land size	this home 500 m² · comparable 586 m²	−$37,840
Micro-location	this home 0.1133 · comparable 0.0822	+$35,081
Cladding	this home 2 · comparable 3	−$9,751
Floor area	this home 180 m² · comparable 174 m²	+$6,994
Year built	this home 2004 · comparable 2003	+$3,826
Distance to beach	this home 5.01 km · comparable 5.15 km	+$2,606
Net adjustment		+$149,532

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.65 km away

Sold for

$1,590,000

Adjusted to this home

$1,383,723

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Floor area	this home 180 m² · comparable 241.24 m²	−$71,382
Storeys	this home 1 · comparable 2	−$67,352
Bedrooms	this home 4 · comparable 5	−$63,049
Micro-location	this home 0.1133 · comparable 0.15	−$46,682
Car spaces	this home 3 · comparable 2	+$37,846
Land size	this home 500 m² · comparable 449 m²	+$22,440
Distance to beach	this home 5.01 km · comparable 4.43 km	−$12,173
Cladding	this home 2 · comparable 3	−$9,751
Year built	this home 2004 · comparable 2003	+$3,826
Net adjustment		−$206,277

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

16 Marciana Crescent

Sold 31 July 2026 · 0.41 km away

Sold for

$1,225,000

Adjusted to this home

$1,454,064

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$77,794
Land size	this home 500 m² · comparable 350 m²	+$44,287
Bedrooms	this home 4 · comparable 3	+$42,307
Floor area	this home 180 m² · comparable 147 m²	+$25,810
Car spaces	this home 3 · comparable 2	+$25,395
Micro-location	this home 0.1133 · comparable 0.0998	+$8,878
Year built	this home 2004 · comparable 2002	+$5,135
Distance to beach	this home 5.01 km · comparable 4.96 km	−$542
Net adjustment		+$229,064

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

13 Kodiak Drive

Sold 24 August 2026 · 0.62 km away

Sold for

$1,820,000

Adjusted to this home

$1,531,351

What we added and subtracted to make this sale comparable to 52 Bayswater Avenue
Pool	this home 0 · comparable 1	−$82,746
Storeys	this home 1 · comparable 2	−$67,352
Land size	this home 500 m² · comparable 640 m²	−$61,600
Floor area	this home 180 m² · comparable 202.99 m²	−$26,797
Bathrooms	this home 2 · comparable 3	−$22,382
Micro-location	this home 0.1133 · comparable 0.1255	−$17,763
Cladding	this home 2 · comparable 3	−$9,751
Distance to beach	this home 5.01 km · comparable 4.84 km	−$4,084
Year built	this home 2004 · comparable 2003	+$3,826
Net adjustment		−$288,649

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 52 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 52 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

18 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 →

52 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

4 Barbie Avenue

22 Elizabeth Crescent

5 Palma Crescent

41 Gerona Circuit

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 52 Bayswater Avenue sit?