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.

2 Coffeebush Court

Sold 1 September 2026 · 1.49 km away

Sold for

$1,745,000

Adjusted to this home

$1,729,702

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 315 m²	−$350,364
Street	this home 0.1118 · comparable -0.0355	+$205,630
Micro-location	this home 0.15 · comparable 0.032	+$164,728
Bedrooms	this home 4 · comparable 5	−$88,000
Condition	this home 8 · comparable 7	+$69,800
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Distance to beach	this home 7.34 km · comparable 5.86 km	−$28,478
Year built	this home 2009 · comparable 2002	+$16,800
Land size	this home 770 m² · comparable 914 m²	−$5,414
Net adjustment		−$15,298

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

10 Stargate Court

Sold 26 May 2026 · 0.40 km away

Sold for

$1,700,000

Adjusted to this home

$1,771,243

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 272 m²	−$206,882
Micro-location	this home 0.15 · comparable 0.0338	+$158,032
Street	this home 0.1118 · comparable 0.0117	+$136,136
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 2009 · comparable 2006	+$7,200
Distance to beach	this home 7.34 km · comparable 7.02 km	−$5,875
Land size	this home 770 m² · comparable 700 m²	+$2,632
Net adjustment		+$71,243

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

5 Bellatrix Street

Sold 31 March 2026 · 0.69 km away

Sold for

$1,690,000

Adjusted to this home

$1,769,517

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Street	this home 0.1118 · comparable 0.0266	+$115,190
Condition	this home 8 · comparable 9	−$101,400
Floor area	this home 210 m² · comparable 180 m²	+$100,104
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 2009 · comparable 2014	−$12,000
Distance to beach	this home 7.34 km · comparable 7.08 km	−$4,746
Land size	this home 770 m² · comparable 707 m²	+$2,369
Net adjustment		+$79,517

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

10 Monserrat Court

Sold 3 January 2026 · 0.40 km away

Sold for

$1,825,000

Adjusted to this home

$1,775,268

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 260 m²	−$166,840
Bedrooms	this home 4 · comparable 5	−$88,000
Condition	this home 8 · comparable 7	+$73,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.15 · comparable 0.1157	+$50,078
Street	this home 0.1118 · comparable 0.0831	+$41,902
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 7.34 km · comparable 7.01 km	−$6,504
Land size	this home 770 m² · comparable 700 m²	+$2,632
Net adjustment		−$49,732

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

43 Worchester Terrace

Sold 23 April 2026 · 0.89 km away

Sold for

$2,020,000

Adjusted to this home

$1,868,768

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Micro-location	this home 0.15 · comparable 0.036	+$184,224
Floor area	this home 210 m² · comparable 259 m²	−$163,503
Condition	this home 8 · comparable 9	−$121,200
Street	this home 0.1118 · comparable 0.0375	+$120,069
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 3	−$20,000
Land size	this home 770 m² · comparable 611 m²	+$5,978
Year built	this home 2009 · comparable 2007	+$4,800
Distance to beach	this home 7.34 km · comparable 7.45 km	+$2,400
Net adjustment		−$151,232

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

19 Grove Creek Close

Sold 8 June 2026 · 1.12 km away

Sold for

$1,740,000

Adjusted to this home

$1,559,413

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 312 m²	−$340,354
Micro-location	this home 0.15 · comparable 0.0644	+$119,155
Street	this home 0.1118 · comparable 0.0394	+$100,781
Condition	this home 8 · comparable 7	+$69,600
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 2 · comparable 3	−$20,000
Distance to beach	this home 7.34 km · comparable 6.34 km	−$18,792
Year built	this home 2009 · comparable 2003	+$14,400
Land size	this home 770 m² · comparable 913 m²	−$5,377
Net adjustment		−$180,587

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

14 Gordonia Drive

Sold 1.79 km away

Sold for

$1,595,000

Adjusted to this home

$1,547,889

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 267 m²	−$190,198
Micro-location	this home 0.15 · comparable 0.0034	+$187,062
Street	this home 0.1118 · comparable -0.0165	+$163,710
Condition	this home 8 · comparable 9	−$95,700
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 7.34 km · comparable 5.54 km	−$32,768
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$20,000
Year built	this home 2009 · comparable 2003	+$14,400
Land size	this home 770 m² · comparable 813 m²	−$1,617
Net adjustment		−$47,111

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

20 Barton Street

Sold 10 June 2026 · 0.86 km away

Sold for

$1,907,500

Adjusted to this home

$1,757,908

What we added and subtracted to make this sale comparable to 54 Barden Ridge Road
Floor area	this home 210 m² · comparable 274 m²	−$213,555
Micro-location	this home 0.15 · comparable 0.0488	+$154,431
Condition	this home 8 · comparable 9	−$114,450
Street	this home 0.1118 · comparable 0.0503	+$93,849
Bedrooms	this home 4 · comparable 5	−$88,000
Cladding	this home 2 · comparable 1	+$20,000
Year built	this home 2009 · comparable 2004	+$12,000
Distance to beach	this home 7.34 km · comparable 6.76 km	−$11,949
Land size	this home 770 m² · comparable 821 m²	−$1,918
Net adjustment		−$149,592

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 54 Barden Ridge Road 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 54 Barden Ridge Road over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

54 Barden Ridge Road

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

2 Coffeebush Court

10 Stargate Court

5 Bellatrix Street

10 Monserrat Court

43 Worchester Terrace

19 Grove Creek Close

14 Gordonia Drive

20 Barton Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 54 Barden Ridge Road sit?

Your home

See your home the way a buyer does

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

34 Coronata Place

148 Barden Ridge Road

25 Culgoora Crescent

42 Cordyline Drive

10 Wyllie Way

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields