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 · 0.19 km away

Sold for

$1,410,000

Adjusted to this home

$1,431,159

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Bedrooms	this home 3 · comparable 4	−$52,066
Floor area	this home 152 m² · comparable 188 m²	−$45,763
Micro-location	this home 0.1103 · comparable 0.0943	+$18,048
Land size	this home 381 m² · comparable 400 m²	−$8,360
Year built	this home 2002 · comparable 2003	−$4,820
Distance to beach	this home 4.85 km · comparable 5.03 km	+$3,350
Net adjustment		+$21,159

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

41 Gerona Circuit

Sold 26 May 2026 · 0.30 km away

Sold for

$1,410,000

Adjusted to this home

$1,468,616

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 381 m² · comparable 586 m²	−$90,200
Pool	this home 1 · comparable 0	+$85,617
Bedrooms	this home 3 · comparable 4	−$52,066
Micro-location	this home 0.1103 · comparable 0.0822	+$31,697
Floor area	this home 152 m² · comparable 174 m²	−$27,966
Distance to beach	this home 4.85 km · comparable 5.15 km	+$5,584
Year built	this home 2002 · comparable 2003	−$4,820
Net adjustment		+$58,616

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

5 Palma Crescent

Sold 27 March 2026 · 0.28 km away

Sold for

$1,395,000

Adjusted to this home

$1,383,007

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Water views	this home 0 · comparable 1	−$125,921
Street	this home 0.15 · comparable 0.0399	+$122,872
Pool	this home 1 · comparable 0	+$85,617
Condition	this home 7 · comparable 8	−$55,800
Bedrooms	this home 3 · comparable 4	−$52,066
Floor area	this home 152 m² · comparable 172.46 m²	−$26,009
Micro-location	this home 0.1103 · comparable 0.0871	+$25,891
Land size	this home 381 m² · comparable 350 m²	+$13,640
Year built	this home 2002 · comparable 2003	−$4,820
Distance to beach	this home 4.85 km · comparable 5.1 km	+$4,603
Net adjustment		−$11,993

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

49 Lantau Crescent

Sold 21 January 2026 · 0.25 km away

Sold for

$1,475,000

Adjusted to this home

$1,457,771

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Street	this home 0.15 · comparable -0.0071	+$185,378
Condition	this home 7 · comparable 9	−$147,500
Bedrooms	this home 3 · comparable 4	−$52,066
Micro-location	this home 0.1103 · comparable 0.0831	+$32,096
Floor area	this home 152 m² · comparable 176.74 m²	−$31,450
Land size	this home 381 m² · comparable 400 m²	−$8,360
Distance to beach	this home 4.85 km · comparable 5.09 km	+$4,673
Net adjustment		−$17,229

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

11 Grenada Court

Sold 12 June 2026 · 0.42 km away

Sold for

$1,350,000

Adjusted to this home

$1,451,325

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Pool	this home 1 · comparable 0	+$85,617
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 152 m² · comparable 118.7 m²	+$42,331
Land size	this home 381 m² · comparable 295 m²	+$37,840
Micro-location	this home 0.1103 · comparable 0.1321	−$23,544
Cladding	this home 3 · comparable 2	+$16,645
Distance to beach	this home 4.85 km · comparable 4.65 km	−$3,564
Net adjustment		+$101,325

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

39 Brier Crescent

Sold 16 May 2026 · 0.93 km away

Sold for

$1,302,000

Adjusted to this home

$1,420,605

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Street	this home 0.15 · comparable -0.0225	+$179,676
Land size	this home 381 m² · comparable 708 m²	−$143,880
Micro-location	this home 0.1103 · comparable 0.0157	+$98,535
Pool	this home 1 · comparable 0	+$85,617
Year built	this home 2002 · comparable 2013	−$53,020
Condition	this home 7 · comparable 8	−$52,080
Car spaces	this home 2 · comparable 3	−$34,923
Cladding	this home 3 · comparable 1	+$33,290
Floor area	this home 152 m² · comparable 141 m²	+$13,983
Distance to beach	this home 4.85 km · comparable 4.35 km	−$8,593
Net adjustment		+$118,605

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 · 0.95 km away

Sold for

$1,250,000

Adjusted to this home

$1,263,516

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Water views	this home 0 · comparable 1	−$125,921
Street	this home 0.15 · comparable 0.064	+$86,000
Pool	this home 1 · comparable 0	+$85,617
Land size	this home 381 m² · comparable 188 m²	+$84,920
Storeys	this home 1 · comparable 2	−$79,080
Micro-location	this home 0.1103 · comparable 0.0436	+$66,700
Condition	this home 7 · comparable 8	−$50,000
Year built	this home 2002 · comparable 2009	−$33,740
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 3 · comparable 2	+$16,645
Distance to beach	this home 4.85 km · comparable 4.09 km	−$12,540
Floor area	this home 152 m² · comparable 156 m²	−$5,085
Net adjustment		+$13,516

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

16 Marciana Crescent

Sold 31 July 2026 · 0.14 km away

Sold for

$1,225,000

Adjusted to this home

$1,446,903

What we added and subtracted to make this sale comparable to 55 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$85,966
Pool	this home 1 · comparable 0	+$63,486
Condition	this home 7 · comparable 6	+$36,334
Cladding	this home 3 · comparable 2	+$12,342
Land size	this home 381 m² · comparable 350 m²	+$10,114
Micro-location	this home 0.1103 · comparable 0.0998	+$7,630
Floor area	this home 152 m² · comparable 147 m²	+$4,713
Distance to beach	this home 4.85 km · comparable 4.96 km	+$1,318
Net adjustment		+$221,903

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 55 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 55 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 →

55 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

49 Lantau Crescent

11 Grenada Court

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 55 Bayswater Avenue sit?