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.

45 North Shore Avenue

Sold 22 April 2026 · 0.81 km away

Sold for

$1,700,000

Adjusted to this home

$1,594,649

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Condition	this home 7 · comparable 9	−$170,000
Micro-location	this home 0.1284 · comparable 0.0333	+$129,336
Car spaces	this home 2 · comparable 4	−$64,000
Street	this home 0.15 · comparable 0.1355	+$19,720
Distance to beach	this home 4.54 km · comparable 3.99 km	−$12,423
Floor area	this home 176 m² · comparable 188 m²	−$8,918
Land size	this home 640 m² · comparable 637 m²	+$934
Net adjustment		−$105,351

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

22 Elizabeth Crescent

Sold 16 February 2026 · 0.38 km away

Sold for

$1,570,000

Adjusted to this home

$1,649,780

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Land size	this home 640 m² · comparable 331 m²	+$96,161
Condition	this home 7 · comparable 8	−$62,800
Micro-location	this home 0.1284 · comparable 0.0807	+$59,911
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2002 · comparable 2010	−$28,730
Floor area	this home 176 m² · comparable 199 m²	−$17,094
Distance to beach	this home 4.54 km · comparable 4.17 km	−$7,668
Net adjustment		+$79,780

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

11 Grenada Court

Sold 12 June 2026 · 0.11 km away

Sold for

$1,350,000

Adjusted to this home

$1,552,068

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Land size	this home 640 m² · comparable 295 m²	+$107,364
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Floor area	this home 176 m² · comparable 118.7 m²	+$42,586
Bedrooms	this home 4 · comparable 3	+$24,154
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1284 · comparable 0.1321	−$3,996
Distance to beach	this home 4.54 km · comparable 4.65 km	+$1,960
Net adjustment		+$202,068

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

5 Palma Crescent

Sold 27 March 2026 · 0.78 km away

Sold for

$1,395,000

Adjusted to this home

$1,537,825

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Water views	this home 0 · comparable 1	−$133,938
Street	this home 0.15 · comparable 0.0399	+$122,872
Land size	this home 640 m² · comparable 350 m²	+$90,248
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.1284 · comparable 0.0871	+$46,091
Distance to beach	this home 4.54 km · comparable 5.1 km	+$10,312
Year built	this home 2002 · comparable 2003	−$3,591
Floor area	this home 176 m² · comparable 172.46 m²	+$2,631
Net adjustment		+$142,825

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

4 Barbie Avenue

Sold 5 August 2026 · 0.79 km away

Sold for

$1,515,000

Adjusted to this home

$1,405,346

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Condition	this home 7 · comparable 9	−$151,500
Micro-location	this home 0.1284 · comparable 0.0574	+$86,052
Car spaces	this home 2 · comparable 4	−$64,000
Land size	this home 640 m² · comparable 570 m²	+$21,784
Cladding	this home 3 · comparable 4	−$20,000
Floor area	this home 176 m² · comparable 151 m²	+$18,580
Distance to beach	this home 4.54 km · comparable 3.98 km	−$11,344
Year built	this home 2002 · comparable 1999	+$10,774
Net adjustment		−$109,654

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.39 km away

Sold for

$1,590,000

Adjusted to this home

$1,405,934

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Condition	this home 7 · comparable 9	−$159,000
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 640 m² · comparable 449 m²	+$59,439
Floor area	this home 176 m² · comparable 241.24 m²	−$48,486
Storeys	this home 1 · comparable 2	−$42,490
Micro-location	this home 0.1284 · comparable 0.15	−$27,475
Bedrooms	this home 4 · comparable 5	−$24,154
Year built	this home 2002 · comparable 2003	−$3,591
Distance to beach	this home 4.54 km · comparable 4.43 km	−$2,309
Net adjustment		−$184,066

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

40 Gerona Circuit

Sold 26 May 2026 · 0.67 km away

Sold for

$1,410,000

Adjusted to this home

$1,630,534

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 640 m² · comparable 400 m²	+$74,688
Micro-location	this home 0.1284 · comparable 0.0943	+$38,465
Distance to beach	this home 4.54 km · comparable 5.03 km	+$9,120
Floor area	this home 176 m² · comparable 188 m²	−$8,918
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$220,534

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

13 Kodiak Drive

Sold 24 August 2026 · 0.32 km away

Sold for

$1,820,000

Adjusted to this home

$1,532,039

What we added and subtracted to make this sale comparable to 9 Bayswater Avenue
Condition	this home 7 · comparable 9	−$182,000
Storeys	this home 1 · comparable 2	−$42,490
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 176 m² · comparable 202.99 m²	−$20,059
Bathrooms	this home 2 · comparable 3	−$19,250
Distance to beach	this home 4.54 km · comparable 4.84 km	+$7,207
Micro-location	this home 0.1284 · comparable 0.1255	+$4,222
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		−$287,961

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 9 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 9 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

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 →

9 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

45 North Shore Avenue

22 Elizabeth Crescent

11 Grenada Court

5 Palma Crescent

4 Barbie Avenue

13 Saint Paul Crescent

40 Gerona Circuit

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Bayswater Avenue sit?