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.

8 Cumberland Drive

Sold 3 June 2026 · 0.65 km away

Sold for

$1,415,000

Adjusted to this home

$1,466,027

What we added and subtracted to make this sale comparable to 8 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,145
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 137 m² · comparable 167.88 m²	−$63,835
Street	this home 0.0204 · comparable 0.0563	−$40,638
Micro-location	this home 0.016 · comparable 0.0462	−$34,186
Year built	this home 1999 · comparable 1992	+$20,418
Cladding	this home 3 · comparable 2	+$15,773
Land size	this home 600 m² · comparable 703 m²	−$14,255
Distance to beach	this home 4.05 km · comparable 3.55 km	−$12,395
Net adjustment		+$51,027

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.27 km away

Sold for

$1,400,000

Adjusted to this home

$1,507,882

What we added and subtracted to make this sale comparable to 8 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,145
Land size	this home 600 m² · comparable 405 m²	+$26,988
Street	this home 0.0204 · comparable 0.0386	−$20,384
Floor area	this home 137 m² · comparable 145 m²	−$16,538
Year built	this home 1999 · comparable 1995	+$11,667
Micro-location	this home 0.016 · comparable 0.0223	−$7,056
Distance to beach	this home 4.05 km · comparable 3.92 km	−$2,940
Net adjustment		+$107,882

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

31 Roundelay Drive

Sold 30 July 2026 · 1.09 km away

Sold for

$1,380,000

Adjusted to this home

$1,489,857

What we added and subtracted to make this sale comparable to 8 Balmain Street
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0204 · comparable -0.023	+$47,914
Floor area	this home 137 m² · comparable 151.3 m²	−$29,561
Land size	this home 600 m² · comparable 420 m²	+$24,912
Micro-location	this home 0.016 · comparable 0.0311	−$16,670
Cladding	this home 3 · comparable 2	+$15,773
Year built	this home 1999 · comparable 1994	+$14,584
Distance to beach	this home 4.05 km · comparable 3.59 km	−$11,095
Net adjustment		+$109,857

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

39 Brier Crescent

Sold 16 May 2026 · 0.32 km away

Sold for

$1,302,000

Adjusted to this home

$1,446,740

What we added and subtracted to make this sale comparable to 8 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,145
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$53,054
Street	this home 0.0204 · comparable -0.0225	+$44,685
Year built	this home 1999 · comparable 2013	−$40,835
Cladding	this home 3 · comparable 1	+$31,546
Land size	this home 600 m² · comparable 708 m²	−$14,947
Floor area	this home 137 m² · comparable 141 m²	−$8,269
Distance to beach	this home 4.05 km · comparable 4.35 km	+$5,156
Micro-location	this home 0.016 · comparable 0.0157	+$313
Net adjustment		+$144,740

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

21 Cumberland Drive

Sold 4 December 2025 · 0.67 km away

Sold for

$1,450,000

Adjusted to this home

$1,480,657

What we added and subtracted to make this sale comparable to 8 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,145
Street	this home 0.0204 · comparable 0.0563	−$41,644
Floor area	this home 137 m² · comparable 157 m²	−$41,344
Micro-location	this home 0.016 · comparable 0.0427	−$30,972
Year built	this home 1999 · comparable 1992	+$20,418
Land size	this home 600 m² · comparable 467 m²	+$18,407
Distance to beach	this home 4.05 km · comparable 3.64 km	−$10,353
Net adjustment		+$30,657

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

3 Dorothy Place

Sold 27 March 2026 · 0.72 km away

Sold for

$1,300,000

Adjusted to this home

$1,446,739

What we added and subtracted to make this sale comparable to 8 Balmain Street
Bedrooms	this home 4 · comparable 3	+$116,145
Micro-location	this home 0.016 · comparable 0.0479	−$33,176
Land size	this home 600 m² · comparable 410 m²	+$26,296
Cladding	this home 3 · comparable 2	+$15,773
Floor area	this home 137 m² · comparable 129.58 m²	+$15,338
Year built	this home 1999 · comparable 1995	+$11,667
Distance to beach	this home 4.05 km · comparable 3.81 km	−$5,304
Net adjustment		+$146,739

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

4 Barbie Avenue

Sold 5 August 2026 · 0.62 km away

Sold for

$1,515,000

Adjusted to this home

$1,316,606

What we added and subtracted to make this sale comparable to 8 Balmain Street
Car spaces	this home 2 · comparable 4	−$106,109
Micro-location	this home 0.016 · comparable 0.0574	−$50,177
Floor area	this home 137 m² · comparable 151 m²	−$28,941
Cladding	this home 3 · comparable 4	−$15,773
Land size	this home 600 m² · comparable 570 m²	+$4,152
Distance to beach	this home 4.05 km · comparable 3.98 km	−$1,546
Net adjustment		−$198,394

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

56 Southlake Drive

Sold 21 July 2026 · 0.77 km away

Sold for

$1,660,000

Adjusted to this home

$1,548,285

What we added and subtracted to make this sale comparable to 8 Balmain Street
Car spaces	this home 2 · comparable 3	−$53,054
Street	this home 0.0204 · comparable 0.0515	−$41,301
Micro-location	this home 0.016 · comparable 0.0447	−$38,114
Land size	this home 600 m² · comparable 432 m²	+$23,251
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1999 · comparable 1993	+$17,501
Floor area	this home 137 m² · comparable 133 m²	+$8,269
Distance to beach	this home 4.05 km · comparable 3.76 km	−$8,267
Net adjustment		−$111,715

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 8 Balmain Street 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 8 Balmain Street 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 →

8 Balmain Street

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

8 Cumberland Drive

9 Gainsborough Drive

31 Roundelay Drive

39 Brier Crescent

21 Cumberland Drive

3 Dorothy Place

4 Barbie Avenue

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 8 Balmain Street sit?