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 · 0.27 km away

Sold for

$1,410,000

Adjusted to this home

$1,422,918

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$78,550
Floor area	this home 165 m² · comparable 188 m²	−$25,981
Micro-location	this home 0.1155 · comparable 0.0943	+$23,914
Land size	this home 350 m² · comparable 400 m²	−$22,000
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 5.02 km · comparable 5.03 km	+$186
Net adjustment		+$12,918

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

41 Gerona Circuit

Sold 26 May 2026 · 0.35 km away

Sold for

$1,410,000

Adjusted to this home

$1,451,324

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 350 m² · comparable 586 m²	−$103,840
Micro-location	this home 0.1155 · comparable 0.0822	+$37,562
Floor area	this home 165 m² · comparable 174 m²	−$10,166
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 5.02 km · comparable 5.15 km	+$2,419
Net adjustment		+$41,324

A further 12 factors were compared and found the same on both properties, so no money moved.

5 Palma Crescent

Sold 27 March 2026 · 0.21 km away

Sold for

$1,395,000

Adjusted to this home

$1,373,292

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$118,099
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.1155 · comparable 0.0871	+$31,694
Floor area	this home 165 m² · comparable 172.46 m²	−$8,427
Year built	this home 2004 · comparable 2003	+$4,579
Distance to beach	this home 5.02 km · comparable 5.1 km	+$1,473
Net adjustment		−$21,708

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

11 Grenada Court

Sold 12 June 2026 · 0.77 km away

Sold for

$1,350,000

Adjusted to this home

$1,440,739

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Bedrooms	this home 4 · comparable 3	+$74,101
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 165 m² · comparable 118.7 m²	+$52,301
Land size	this home 350 m² · comparable 295 m²	+$24,200
Micro-location	this home 0.1155 · comparable 0.1321	−$17,928
Cladding	this home 3 · comparable 2	+$9,501
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 5.02 km · comparable 4.65 km	−$6,594
Net adjustment		+$90,739

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

49 Lantau Crescent

Sold 21 January 2026 · 0.41 km away

Sold for

$1,475,000

Adjusted to this home

$1,447,819

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable -0.0071	+$185,378
Condition	this home 7 · comparable 9	−$147,500
Pool	this home 0 · comparable 1	−$78,550
Micro-location	this home 0.1155 · comparable 0.0831	+$38,232
Land size	this home 350 m² · comparable 400 m²	−$22,000
Floor area	this home 165 m² · comparable 176.74 m²	−$13,262
Year built	this home 2004 · comparable 2002	+$9,158
Distance to beach	this home 5.02 km · comparable 5.09 km	+$1,363
Net adjustment		−$27,181

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

39 Brier Crescent

Sold 16 May 2026 · 0.79 km away

Sold for

$1,302,000

Adjusted to this home

$1,405,182

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable -0.0225	+$179,676
Land size	this home 350 m² · comparable 708 m²	−$157,520
Micro-location	this home 0.1155 · comparable 0.0157	+$103,952
Bedrooms	this home 4 · comparable 3	+$74,101
Condition	this home 7 · comparable 8	−$52,080
Year built	this home 2004 · comparable 2013	−$41,213
Car spaces	this home 2 · comparable 3	−$38,331
Floor area	this home 165 m² · comparable 141 m²	+$27,110
Cladding	this home 3 · comparable 1	+$19,002
Distance to beach	this home 5.02 km · comparable 4.35 km	−$11,515
Net adjustment		+$103,182

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

16 South Bay Drive

Sold 9 July 2026 · 1.26 km away

Sold for

$1,250,000

Adjusted to this home

$1,275,826

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Water views	this home 0 · comparable 1	−$118,099
Street	this home 0.15 · comparable 0.064	+$86,000
Bedrooms	this home 4 · comparable 3	+$74,101
Micro-location	this home 0.1155 · comparable 0.0436	+$71,900
Land size	this home 350 m² · comparable 188 m²	+$71,280
Storeys	this home 1 · comparable 2	−$70,782
Condition	this home 7 · comparable 8	−$50,000
Year built	this home 2004 · comparable 2009	−$22,896
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.02 km · comparable 4.09 km	−$15,345
Floor area	this home 165 m² · comparable 156 m²	+$10,166
Cladding	this home 3 · comparable 2	+$9,501
Net adjustment		+$25,826

A further 6 factors were compared and found the same on both properties, so no money moved.

16 Marciana Crescent

Sold 31 July 2026 · 0.42 km away

Sold for

$1,225,000

Adjusted to this home

$1,452,064

What we added and subtracted to make this sale comparable to 54 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$90,016
Bedrooms	this home 4 · comparable 3	+$57,535
Condition	this home 7 · comparable 6	+$38,046
Floor area	this home 165 m² · comparable 147 m²	+$15,787
Micro-location	this home 0.1155 · comparable 0.0998	+$11,946
Cladding	this home 3 · comparable 2	+$7,377
Year built	this home 2004 · comparable 2002	+$7,111
Distance to beach	this home 5.02 km · comparable 4.96 km	−$754
Net adjustment		+$227,064

A further 10 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 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 54 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

14 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 →

54 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

41 Gerona Circuit

5 Palma Crescent

11 Grenada Court

49 Lantau Crescent

39 Brier Crescent

16 South Bay Drive

16 Marciana Crescent

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