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 · 1.02 km away

Sold for

$1,570,000

Adjusted to this home

$1,630,492

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Land size	this home 640 m² · comparable 331 m²	+$135,960
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.108 · comparable 0.0807	+$34,289
Year built	this home 2003 · comparable 2010	−$30,358
Floor area	this home 176 m² · comparable 199 m²	−$27,582
Cladding	this home 3 · comparable 1	+$26,526
Distance to beach	this home 4.92 km · comparable 4.17 km	−$15,543
Net adjustment		+$60,492

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

20 Daryl Drive

Sold 29 October 2025 · 1.02 km away

Sold for

$1,570,000

Adjusted to this home

$1,608,041

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Condition	this home 7 · comparable 9	−$157,000
Street	this home 0.15 · comparable 0.0704	+$99,978
Micro-location	this home 0.108 · comparable 0.0291	+$99,098
Floor area	this home 176 m² · comparable 201.88 m²	−$31,035
Land size	this home 640 m² · comparable 586 m²	+$23,760
Year built	this home 2003 · comparable 1998	+$21,684
Distance to beach	this home 4.92 km · comparable 4.03 km	−$18,444
Net adjustment		+$38,041

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

5 Palma Crescent

Sold 27 March 2026 · 0.20 km away

Sold for

$1,395,000

Adjusted to this home

$1,583,725

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Land size	this home 640 m² · comparable 350 m²	+$127,600
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$117,201
Pool	this home 1 · comparable 0	+$80,371
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.108 · comparable 0.0871	+$23,324
Floor area	this home 176 m² · comparable 172.46 m²	+$4,245
Distance to beach	this home 4.92 km · comparable 5.1 km	+$3,314
Net adjustment		+$188,725

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

4 Barbie Avenue

Sold 5 August 2026 · 0.94 km away

Sold for

$1,515,000

Adjusted to this home

$1,393,890

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Condition	this home 7 · comparable 9	−$151,500
Car spaces	this home 2 · comparable 4	−$76,858
Micro-location	this home 0.108 · comparable 0.0574	+$61,327
Land size	this home 640 m² · comparable 570 m²	+$30,800
Floor area	this home 176 m² · comparable 151 m²	+$29,980
Distance to beach	this home 4.92 km · comparable 3.98 km	−$18,943
Year built	this home 2003 · comparable 1999	+$17,347
Cladding	this home 3 · comparable 4	−$13,263
Net adjustment		−$121,110

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

40 Gerona Circuit

Sold 26 May 2026 · 0.20 km away

Sold for

$1,410,000

Adjusted to this home

$1,629,481

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 640 m² · comparable 400 m²	+$105,600
Micro-location	this home 0.108 · comparable 0.0943	+$15,454
Floor area	this home 176 m² · comparable 188 m²	−$14,390
Distance to beach	this home 4.92 km · comparable 5.03 km	+$2,047
Net adjustment		+$219,481

A further 13 factors were compared and found the same on both properties, so no money moved.

3 Port Peyra Crescent

Sold 4 June 2026 · 0.33 km away

Sold for

$1,950,000

Adjusted to this home

$1,619,180

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Land size	this home 640 m² · comparable 824 m²	−$80,960
Storeys	this home 1 · comparable 2	−$71,393
Floor area	this home 176 m² · comparable 233.19 m²	−$68,582
Bedrooms	this home 4 · comparable 5	−$57,102
Micro-location	this home 0.108 · comparable 0.1346	−$41,496
Distance to beach	this home 4.92 km · comparable 4.65 km	−$6,950
Year built	this home 2003 · comparable 2004	−$4,337
Net adjustment		−$330,820

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

28 Meridien Avenue

Sold 19 February 2026 · 0.32 km away

Sold for

$1,820,000

Adjusted to this home

$1,536,777

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Floor area	this home 176 m² · comparable 311 m²	−$161,892
Land size	this home 640 m² · comparable 400 m²	+$105,600
Car spaces	this home 2 · comparable 4	−$76,858
Condition	this home 7 · comparable 8	−$72,800
Micro-location	this home 0.108 · comparable 0.15	−$61,152
Year built	this home 2003 · comparable 2005	−$8,674
Distance to beach	this home 4.92 km · comparable 4.61 km	−$7,447
Net adjustment		−$283,223

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

16 Marciana Crescent

Sold 31 July 2026 · 0.32 km away

Sold for

$1,225,000

Adjusted to this home

$1,470,157

What we added and subtracted to make this sale comparable to 77 Bayswater Avenue
Land size	this home 640 m² · comparable 350 m²	+$63,702
Street	this home 0.15 · comparable 0.0317	+$57,878
Pool	this home 1 · comparable 0	+$40,124
Bedrooms	this home 4 · comparable 3	+$28,507
Condition	this home 7 · comparable 6	+$24,462
Floor area	this home 176 m² · comparable 147 m²	+$17,362
Cladding	this home 3 · comparable 2	+$6,622
Micro-location	this home 0.108 · comparable 0.0998	+$4,012
Year built	this home 2003 · comparable 2002	+$2,165
Distance to beach	this home 4.92 km · comparable 4.96 km	+$323
Net adjustment		+$245,157

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 77 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 77 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 →

77 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

20 Daryl Drive

5 Palma Crescent

4 Barbie Avenue

40 Gerona Circuit

3 Port Peyra Crescent

28 Meridien Avenue

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 77 Bayswater Avenue sit?