Smarter with data.
Last recorded sale: $640,000 in July 2016.
Comparable range
$1,336,572 – $1,690,771
8 adjusted comparable sales · 8 verified · 42 of 50 candidate sales verified · band ±11.7% measured on 202 sales · recomputed 10 October 2026
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.
Sold 26 May 2026 · 0.17 km away
Sold for
$1,410,000
Adjusted to this home
$1,464,266
| Street | this home 0.15 · comparable 0.0518 | +$110,770 |
|---|---|---|
| Pool | this home 0 · comparable 1 | −$79,667 |
| Micro-location | this home 0.1042 · comparable 0.0943 | +$11,167 |
| Floor area | this home 197 m² · comparable 188 m² | +$11,066 |
| Distance to beach | this home 4.98 km · comparable 5.03 km | +$930 |
| Net adjustment | +$54,266 |
A further 13 factors were compared and found the same on both properties, so no money moved.
Sold 27 March 2026 · 0.14 km away
Sold for
$1,395,000
Adjusted to this home
$1,418,020
| Street | this home 0.15 · comparable 0.0399 | +$122,872 |
|---|---|---|
| Water views | this home 0 · comparable 1 | −$117,519 |
| Condition | this home 7 · comparable 8 | −$55,800 |
| Floor area | this home 197 m² · comparable 172.46 m² | +$30,174 |
| Land size | this home 400 m² · comparable 350 m² | +$22,000 |
| Micro-location | this home 0.1042 · comparable 0.0871 | +$19,083 |
| Distance to beach | this home 4.98 km · comparable 5.1 km | +$2,210 |
| Net adjustment | +$23,020 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 21 January 2026 · 0.32 km away
Sold for
$1,475,000
Adjusted to this home
$1,489,362
| Street | this home 0.15 · comparable -0.0071 | +$185,378 |
|---|---|---|
| Condition | this home 7 · comparable 9 | −$147,500 |
| Pool | this home 0 · comparable 1 | −$79,667 |
| Floor area | this home 197 m² · comparable 176.74 m² | +$24,912 |
| Micro-location | this home 0.1042 · comparable 0.0831 | +$24,898 |
| Year built | this home 2003 · comparable 2002 | +$4,199 |
| Distance to beach | this home 4.98 km · comparable 5.09 km | +$2,142 |
| Net adjustment | +$14,362 |
A further 11 factors were compared and found the same on both properties, so no money moved.
Sold 26 May 2026 · 0.27 km away
Sold for
$1,410,000
Adjusted to this home
$1,495,191
| Street | this home 0.15 · comparable 0.0518 | +$110,770 |
|---|---|---|
| Land size | this home 400 m² · comparable 586 m² | −$81,840 |
| Floor area | this home 197 m² · comparable 174 m² | +$28,281 |
| Micro-location | this home 0.1042 · comparable 0.0822 | +$24,816 |
| Distance to beach | this home 4.98 km · comparable 5.15 km | +$3,164 |
| Net adjustment | +$85,191 |
A further 13 factors were compared and found the same on both properties, so no money moved.
Sold 12 June 2026 · 0.66 km away
Sold for
$1,350,000
Adjusted to this home
$1,476,595
| Floor area | this home 197 m² · comparable 118.7 m² | +$96,278 |
|---|---|---|
| Bedrooms | this home 4 · comparable 3 | +$56,277 |
| Condition | this home 7 · comparable 8 | −$54,000 |
| Land size | this home 400 m² · comparable 295 m² | +$46,200 |
| Micro-location | this home 0.1042 · comparable 0.1321 | −$30,132 |
| Cladding | this home 3 · comparable 2 | +$13,654 |
| Distance to beach | this home 4.98 km · comparable 4.65 km | −$5,881 |
| Year built | this home 2003 · comparable 2002 | +$4,199 |
| Net adjustment | +$126,595 |
A further 9 factors were compared and found the same on both properties, so no money moved.
Sold 16 May 2026 · 0.84 km away
Sold for
$1,302,000
Adjusted to this home
$1,449,145
| Street | this home 0.15 · comparable -0.0225 | +$179,676 |
|---|---|---|
| Land size | this home 400 m² · comparable 708 m² | −$135,520 |
| Micro-location | this home 0.1042 · comparable 0.0157 | +$92,182 |
| Floor area | this home 197 m² · comparable 141 m² | +$68,858 |
| Bedrooms | this home 4 · comparable 3 | +$56,277 |
| Condition | this home 7 · comparable 8 | −$52,080 |
| Year built | this home 2003 · comparable 2013 | −$41,992 |
| Car spaces | this home 2 · comparable 3 | −$36,736 |
| Cladding | this home 3 · comparable 1 | +$27,307 |
| Distance to beach | this home 4.98 km · comparable 4.35 km | −$10,827 |
| Net adjustment | +$147,145 |
A further 8 factors were compared and found the same on both properties, so no money moved.
Sold 9 July 2026 · 1.17 km away
Sold for
$1,250,000
Adjusted to this home
$1,314,163
| Water views | this home 0 · comparable 1 | −$117,519 |
|---|---|---|
| Land size | this home 400 m² · comparable 188 m² | +$93,280 |
| Street | this home 0.15 · comparable 0.064 | +$86,000 |
| Storeys | this home 1 · comparable 2 | −$68,663 |
| Micro-location | this home 0.1042 · comparable 0.0436 | +$60,600 |
| Bedrooms | this home 4 · comparable 3 | +$56,277 |
| Floor area | this home 197 m² · comparable 156 m² | +$50,414 |
| Condition | this home 7 · comparable 8 | −$50,000 |
| Year built | this home 2003 · comparable 2009 | −$25,195 |
| Air conditioning | this home 0 · comparable 1 | −$20,000 |
| Distance to beach | this home 4.98 km · comparable 4.09 km | −$14,685 |
| Cladding | this home 3 · comparable 2 | +$13,654 |
| Net adjustment | +$64,163 |
A further 6 factors were compared and found the same on both properties, so no money moved.
Sold 31 July 2026 · 0.31 km away
Sold for
$1,225,000
Adjusted to this home
$1,452,377
| Street | this home 0.15 · comparable 0.0317 | +$80,730 |
|---|---|---|
| Floor area | this home 197 m² · comparable 147 m² | +$42,811 |
| Bedrooms | this home 4 · comparable 3 | +$39,188 |
| Condition | this home 7 · comparable 6 | +$34,121 |
| Land size | this home 400 m² · comparable 350 m² | +$15,319 |
| Cladding | this home 3 · comparable 2 | +$9,507 |
| Micro-location | this home 0.1042 · comparable 0.0998 | +$3,002 |
| Year built | this home 2003 · comparable 2002 | +$2,924 |
| Distance to beach | this home 4.98 km · comparable 4.96 km | −$225 |
| Net adjustment | +$227,377 |
A further 9 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.
“Prices are holding for now, but we need to be watching inflation, household spending, and wage growth as leading indicators of where the market moves next.”Will SimpsonFields Real Estate
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 85 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.
Absorption Rate: 2.2 months
12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)
12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)
12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)
Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)
12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)
12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)
Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.
The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.
The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.
The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.
If you sold today
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