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.

116 Barden Ridge Road Reedy Creek

Sold 9 January 2026 · 0.50 km away

Sold for

$1,950,000

Adjusted to this home

$1,966,015

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$273,000
Floor area	this home 273 m² · comparable 208 m²	+$213,460
Bathrooms	this home 3 · comparable 2	+$60,000
Car spaces	this home 3 · comparable 2	+$32,000
Land size	this home 840 m² · comparable 1062 m²	−$9,058
Year built	this home 2010 · comparable 2013	−$7,200
Distance to beach	this home 7.19 km · comparable 7.07 km	−$2,527
Micro-location	this home 0.15 · comparable 0.1485	+$2,340
Net adjustment		+$16,015

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

43 Worchester Terrace

Sold 23 April 2026 · 1.28 km away

Sold for

$2,020,000

Adjusted to this home

$2,109,710

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$282,800
Micro-location	this home 0.15 · comparable 0.036	+$184,224
Street	this home 0.1118 · comparable 0.0375	+$120,069
Bedrooms	this home 5 · comparable 4	+$88,000
Storeys	this home 1 · comparable 2	−$55,974
Floor area	this home 273 m² · comparable 259 m²	+$45,976
Car spaces	this home 3 · comparable 4	−$32,000
Land size	this home 840 m² · comparable 611 m²	+$9,343
Year built	this home 2010 · comparable 2007	+$7,200
Distance to beach	this home 7.19 km · comparable 7.45 km	+$5,672
Net adjustment		+$89,710

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

26 Bluebird Lane

Sold 27 February 2026 · 1.60 km away

Sold for

$2,065,000

Adjusted to this home

$2,051,323

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$289,100
Micro-location	this home 0.15 · comparable 0.0508	+$163,878
Bedrooms	this home 5 · comparable 4	+$88,000
Car spaces	this home 3 · comparable 2	+$32,000
Year built	this home 2010 · comparable 2018	−$19,200
Land size	this home 840 m² · comparable 525 m²	+$12,852
Floor area	this home 273 m² · comparable 275 m²	−$6,568
Street	this home 0.1118 · comparable 0.1091	+$4,461
Net adjustment		−$13,677

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

19 Grove Creek Close

Sold 8 June 2026 · 1.21 km away

Sold for

$1,740,000

Adjusted to this home

$1,824,134

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Floor area	this home 273 m² · comparable 312 m²	−$128,076
Micro-location	this home 0.15 · comparable 0.0644	+$119,155
Street	this home 0.1118 · comparable 0.0394	+$100,781
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 6 · comparable 7	−$69,600
Storeys	this home 1 · comparable 2	−$55,974
Car spaces	this home 3 · comparable 2	+$32,000
Year built	this home 2010 · comparable 2003	+$16,800
Distance to beach	this home 7.19 km · comparable 6.34 km	−$15,974
Land size	this home 840 m² · comparable 913 m²	−$2,978
Net adjustment		+$84,134

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

21 Kirkwood Place

Sold 12 December 2025 · 0.31 km away

Sold for

$2,050,000

Adjusted to this home

$1,984,144

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$287,000
Floor area	this home 273 m² · comparable 194.57 m²	+$257,564
Street	this home 0.1118 · comparable 0.15	−$62,648
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$55,974
Car spaces	this home 3 · comparable 2	+$32,000
Year built	this home 2010 · comparable 2015	−$12,000
Distance to beach	this home 7.19 km · comparable 7.4 km	+$4,650
Land size	this home 840 m² · comparable 900 m²	−$2,448
Net adjustment		−$65,856

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

20 Barton Street

Sold 10 June 2026 · 1.08 km away

Sold for

$1,907,500

Adjusted to this home

$2,023,763

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$267,050
Micro-location	this home 0.15 · comparable 0.0488	+$154,431
Street	this home 0.1118 · comparable 0.0503	+$93,849
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 3 · comparable 2	+$32,000
Year built	this home 2010 · comparable 2004	+$14,400
Distance to beach	this home 7.19 km · comparable 6.76 km	−$8,858
Floor area	this home 273 m² · comparable 274 m²	−$3,284
Land size	this home 840 m² · comparable 821 m²	+$775
Net adjustment		+$116,263

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

1 Abilene Place Reedy Creek

Sold 24 November 2025 · 0.21 km away

Sold for

$2,285,000

Adjusted to this home

$2,072,621

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$319,900
Floor area	this home 273 m² · comparable 202.42 m²	+$231,785
Street	this home 0.1118 · comparable 0.15	−$69,830
Storeys	this home 1 · comparable 2	−$55,974
Cladding	this home 3 · comparable 1	+$40,000
Car spaces	this home 3 · comparable 4	−$32,000
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 840 m² · comparable 573 m²	+$10,894
Year built	this home 2010 · comparable 2009	+$2,400
Distance to beach	this home 7.19 km · comparable 7.2 km	+$246
Net adjustment		−$212,379

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

14 Gordonia Drive

Sold 1.67 km away

Sold for

$1,595,000

Adjusted to this home

$1,821,920

What we added and subtracted to make this sale comparable to 81 Barden Ridge Road
Condition	this home 6 · comparable 9	−$223,300
Micro-location	this home 0.15 · comparable 0.0034	+$187,062
Street	this home 0.1118 · comparable -0.0165	+$163,710
Bedrooms	this home 5 · comparable 4	+$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$55,974
Distance to beach	this home 7.19 km · comparable 5.54 km	−$30,184
Floor area	this home 273 m² · comparable 267 m²	+$19,704
Year built	this home 2010 · comparable 2003	+$16,800
Land size	this home 840 m² · comparable 813 m²	+$1,102
Net adjustment		+$226,920

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 81 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 81 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

81 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

116 Barden Ridge Road Reedy Creek

43 Worchester Terrace

26 Bluebird Lane

19 Grove Creek Close

21 Kirkwood Place

20 Barton Street

1 Abilene Place Reedy Creek

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 81 Barden Ridge Road sit?

Your home

See your home the way a buyer does

9 Southern Skies Avenue

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