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.

4 Barbie Avenue

Sold 5 August 2026 · 0.97 km away

Sold for

$1,515,000

Adjusted to this home

$1,486,882

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Land size	this home 400 m² · comparable 570 m²	−$74,800
Car spaces	this home 2 · comparable 4	−$73,472
Floor area	this home 200 m² · comparable 151 m²	+$60,250
Micro-location	this home 0.1052 · comparable 0.0574	+$57,934
Distance to beach	this home 4.95 km · comparable 3.98 km	−$19,543
Bathrooms	this home 3 · comparable 2	+$18,370
Year built	this home 2003 · comparable 1999	+$16,797
Cladding	this home 3 · comparable 4	−$13,654
Net adjustment		−$28,118

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

40 Gerona Circuit

Sold 26 May 2026 · 0.18 km away

Sold for

$1,410,000

Adjusted to this home

$1,567,679

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Bathrooms	this home 3 · comparable 2	+$18,370
Floor area	this home 200 m² · comparable 188 m²	+$14,755
Micro-location	this home 0.1052 · comparable 0.0943	+$12,295
Distance to beach	this home 4.95 km · comparable 5.03 km	+$1,489
Net adjustment		+$157,679

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.04 km away

Sold for

$1,570,000

Adjusted to this home

$1,632,480

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Micro-location	this home 0.1052 · comparable 0.0807	+$30,772
Land size	this home 400 m² · comparable 331 m²	+$30,360
Year built	this home 2003 · comparable 2010	−$29,394
Cladding	this home 3 · comparable 1	+$27,307
Bathrooms	this home 3 · comparable 2	+$18,370
Distance to beach	this home 4.95 km · comparable 4.17 km	−$16,165
Floor area	this home 200 m² · comparable 199 m²	+$1,230
Net adjustment		+$62,480

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

$1,598,603

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 400 m² · comparable 586 m²	−$81,840
Pool	this home 1 · comparable 0	+$79,667
Floor area	this home 200 m² · comparable 174 m²	+$31,970
Micro-location	this home 0.1052 · comparable 0.0822	+$25,944
Bathrooms	this home 3 · comparable 2	+$18,370
Distance to beach	this home 4.95 km · comparable 5.15 km	+$3,722
Net adjustment		+$188,603

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

5 Palma Crescent

Sold 27 March 2026 · 0.17 km away

Sold for

$1,395,000

Adjusted to this home

$1,577,215

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$117,519
Pool	this home 1 · comparable 0	+$79,667
Floor area	this home 200 m² · comparable 172.46 m²	+$33,863
Land size	this home 400 m² · comparable 350 m²	+$22,000
Micro-location	this home 0.1052 · comparable 0.0871	+$20,200
Bathrooms	this home 3 · comparable 2	+$18,370
Distance to beach	this home 4.95 km · comparable 5.1 km	+$2,762
Net adjustment		+$182,215

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.56 km away

Sold for

$1,590,000

Adjusted to this home

$1,422,928

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Pool	this home 1 · comparable 0	+$79,667
Storeys	this home 1 · comparable 2	−$68,663
Micro-location	this home 0.1052 · comparable 0.15	−$56,986
Bedrooms	this home 4 · comparable 5	−$56,277
Floor area	this home 200 m² · comparable 241.24 m²	−$50,709
Land size	this home 400 m² · comparable 449 m²	−$21,560
Bathrooms	this home 3 · comparable 2	+$18,370
Distance to beach	this home 4.95 km · comparable 4.43 km	−$10,914
Net adjustment		−$167,072

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

3 Port Peyra Crescent

Sold 4 June 2026 · 0.35 km away

Sold for

$1,950,000

Adjusted to this home

$1,558,275

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Land size	this home 400 m² · comparable 824 m²	−$186,560
Storeys	this home 1 · comparable 2	−$68,663
Bedrooms	this home 4 · comparable 5	−$56,277
Micro-location	this home 0.1052 · comparable 0.1346	−$45,864
Floor area	this home 200 m² · comparable 233.19 m²	−$40,810
Bathrooms	this home 3 · comparable 2	+$18,370
Distance to beach	this home 4.95 km · comparable 4.65 km	−$7,722
Year built	this home 2003 · comparable 2004	−$4,199
Net adjustment		−$391,725

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

13 Kodiak Drive

Sold 24 August 2026 · 0.52 km away

Sold for

$1,820,000

Adjusted to this home

$1,573,125

What we added and subtracted to make this sale comparable to 81 Bayswater Avenue
Land size	this home 400 m² · comparable 640 m²	−$105,600
Storeys	this home 1 · comparable 2	−$68,663
Car spaces	this home 2 · comparable 3	−$36,736
Micro-location	this home 0.1052 · comparable 0.1255	−$29,557
Floor area	this home 200 m² · comparable 202.99 m²	−$3,677
Distance to beach	this home 4.95 km · comparable 4.84 km	−$2,642
Net adjustment		−$246,875

A further 11 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 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 81 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 →

81 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

4 Barbie Avenue

40 Gerona Circuit

22 Elizabeth Crescent

41 Gerona Circuit

5 Palma Crescent

13 Saint Paul Crescent

3 Port Peyra Crescent

13 Kodiak Drive

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