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.

5 Palma Crescent

Sold 27 March 2026 · 0.11 km away

Sold for

$1,395,000

Adjusted to this home

$1,493,833

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$117,519
Land size	this home 570 m² · comparable 350 m²	+$96,800
Condition	this home 7 · comparable 8	−$55,800
Floor area	this home 198 m² · comparable 172.46 m²	+$31,404
Micro-location	this home 0.1045 · comparable 0.0871	+$19,418
Distance to beach	this home 5.01 km · comparable 5.1 km	+$1,658
Net adjustment		+$98,833

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

22 Elizabeth Crescent

Sold 16 February 2026 · 1.08 km away

Sold for

$1,570,000

Adjusted to this home

$1,541,861

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Land size	this home 570 m² · comparable 331 m²	+$105,160
Pool	this home 0 · comparable 1	−$79,667
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.1045 · comparable 0.0807	+$29,893
Year built	this home 2003 · comparable 2010	−$29,394
Cladding	this home 3 · comparable 1	+$27,307
Distance to beach	this home 5.01 km · comparable 4.17 km	−$17,408
Floor area	this home 198 m² · comparable 199 m²	−$1,230
Net adjustment		−$28,139

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

40 Gerona Circuit

Sold 26 May 2026 · 0.15 km away

Sold for

$1,410,000

Adjusted to this home

$1,540,077

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$79,667
Land size	this home 570 m² · comparable 400 m²	+$74,800
Floor area	this home 198 m² · comparable 188 m²	+$12,296
Micro-location	this home 0.1045 · comparable 0.0943	+$11,506
Distance to beach	this home 5.01 km · comparable 5.03 km	+$372
Net adjustment		+$130,077

A further 12 factors were compared and found the same on both properties, so no money moved.

49 Lantau Crescent

Sold 21 January 2026 · 0.30 km away

Sold for

$1,475,000

Adjusted to this home

$1,565,162

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
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
Land size	this home 570 m² · comparable 400 m²	+$74,800
Floor area	this home 198 m² · comparable 176.74 m²	+$26,142
Micro-location	this home 0.1045 · comparable 0.0831	+$25,252
Year built	this home 2003 · comparable 2002	+$4,199
Distance to beach	this home 5.01 km · comparable 5.09 km	+$1,558
Net adjustment		+$90,162

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

41 Gerona Circuit

Sold 26 May 2026 · 0.25 km away

Sold for

$1,410,000

Adjusted to this home

$1,571,000

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Floor area	this home 198 m² · comparable 174 m²	+$29,510
Micro-location	this home 0.1045 · comparable 0.0822	+$25,154
Land size	this home 570 m² · comparable 586 m²	−$7,040
Distance to beach	this home 5.01 km · comparable 5.15 km	+$2,606
Net adjustment		+$161,000

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

16 Marciana Crescent

Sold 31 July 2026 · 0.31 km away

Sold for

$1,225,000

Adjusted to this home

$1,462,523

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$68,437
Land size	this home 570 m² · comparable 350 m²	+$57,142
Floor area	this home 198 m² · comparable 147 m²	+$37,018
Bedrooms	this home 4 · comparable 3	+$33,221
Condition	this home 7 · comparable 6	+$28,925
Cladding	this home 3 · comparable 2	+$8,060
Micro-location	this home 0.1045 · comparable 0.0998	+$2,719
Year built	this home 2003 · comparable 2002	+$2,479
Distance to beach	this home 5.01 km · comparable 4.96 km	−$478
Net adjustment		+$237,523

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

16 South Bay Drive

Sold 9 July 2026 · 1.19 km away

Sold for

$1,250,000

Adjusted to this home

$1,389,997

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Land size	this home 570 m² · comparable 188 m²	+$168,080
Water views	this home 0 · comparable 1	−$117,519
Street	this home 0.15 · comparable 0.064	+$86,000
Storeys	this home 1 · comparable 2	−$68,663
Micro-location	this home 0.1045 · comparable 0.0436	+$60,900
Bedrooms	this home 4 · comparable 3	+$56,277
Floor area	this home 198 m² · comparable 156 m²	+$51,643
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 5.01 km · comparable 4.09 km	−$15,180
Cladding	this home 3 · comparable 2	+$13,654
Net adjustment		+$139,997

A further 6 factors were compared and found the same on both properties, so no money moved.

11 Grenada Court

Sold 12 June 2026 · 0.67 km away

Sold for

$1,350,000

Adjusted to this home

$1,552,414

What we added and subtracted to make this sale comparable to 89 Bayswater Avenue
Land size	this home 570 m² · comparable 295 m²	+$121,000
Floor area	this home 198 m² · comparable 118.7 m²	+$97,507
Bedrooms	this home 4 · comparable 3	+$56,277
Condition	this home 7 · comparable 8	−$54,000
Micro-location	this home 0.1045 · comparable 0.1321	−$29,808
Cladding	this home 3 · comparable 2	+$13,654
Distance to beach	this home 5.01 km · comparable 4.65 km	−$6,415
Year built	this home 2003 · comparable 2002	+$4,199
Net adjustment		+$202,414

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.

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 89 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 89 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 →

89 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

5 Palma Crescent

22 Elizabeth Crescent

40 Gerona Circuit

49 Lantau Crescent

41 Gerona Circuit

16 Marciana Crescent

16 South Bay Drive

11 Grenada Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 89 Bayswater Avenue sit?