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 · 0.40 km away

Sold for

$1,950,000

Adjusted to this home

$2,088,044

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Floor area	this home 293 m² · comparable 208 m²	+$310,760
Bedrooms	this home 4 · comparable 5	−$88,000
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 833 m² · comparable 1062 m²	−$10,076
Year built	this home 2010 · comparable 2013	−$7,200
Micro-location	this home 0.1467 · comparable 0.1485	−$2,808
Distance to beach	this home 7.1 km · comparable 7.07 km	−$632
Net adjustment		+$138,044

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

19 Grove Creek Close

Sold 8 June 2026 · 1.20 km away

Sold for

$1,740,000

Adjusted to this home

$1,720,877

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Micro-location	this home 0.1467 · comparable 0.0644	+$114,562
Street	this home 0.1118 · comparable 0.0394	+$100,781
Floor area	this home 293 m² · comparable 312 m²	−$69,464
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2010 · comparable 2003	+$16,800
Distance to beach	this home 7.1 km · comparable 6.34 km	−$14,282
Land size	this home 833 m² · comparable 913 m²	−$3,520
Net adjustment		−$19,123

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

10 Gilgandra Close

Sold 6 August 2026 · 0.98 km away

Sold for

$1,850,000

Adjusted to this home

$1,790,230

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Micro-location	this home 0.1467 · comparable 0.0336	+$167,388
Street	this home 0.1118 · comparable 0.0211	+$134,236
Floor area	this home 293 m² · comparable 319 m²	−$95,056
Bedrooms	this home 4 · comparable 5	−$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Year built	this home 2010 · comparable 2004	+$14,400
Distance to beach	this home 7.1 km · comparable 6.57 km	−$10,590
Land size	this home 833 m² · comparable 700 m²	+$5,852
Net adjustment		−$59,770

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

2 Coffeebush Court

Sold 1 September 2026 · 1.26 km away

Sold for

$1,745,000

Adjusted to this home

$1,890,001

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Street	this home 0.1118 · comparable -0.0355	+$205,630
Micro-location	this home 0.1467 · comparable 0.032	+$160,122
Bedrooms	this home 4 · comparable 5	−$88,000
Floor area	this home 293 m² · comparable 315 m²	−$80,432
Car spaces	this home 2 · comparable 4	−$64,000
Distance to beach	this home 7.1 km · comparable 5.86 km	−$23,955
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2010 · comparable 2002	+$19,200
Land size	this home 833 m² · comparable 914 m²	−$3,564
Net adjustment		+$145,001

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.89 km away

Sold for

$1,800,000

Adjusted to this home

$1,968,900

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Micro-location	this home 0.1467 · comparable 0.0323	+$164,736
Street	this home 0.1118 · comparable 0.0405	+$102,672
Bedrooms	this home 4 · comparable 5	−$88,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 293 m² · comparable 281 m²	+$43,872
Year built	this home 2010 · comparable 2006	+$9,600
Land size	this home 833 m² · comparable 700 m²	+$5,852
Distance to beach	this home 7.1 km · comparable 6.8 km	−$5,832
Net adjustment		+$168,900

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

21 Kirkwood Place

Sold 12 December 2025 · 0.34 km away

Sold for

$2,050,000

Adjusted to this home

$2,141,494

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Floor area	this home 293 m² · comparable 194.57 m²	+$359,860
Bedrooms	this home 4 · comparable 5	−$88,000
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.1118 · comparable 0.15	−$62,648
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2010 · comparable 2015	−$12,000
Distance to beach	this home 7.1 km · comparable 7.4 km	+$6,642
Micro-location	this home 0.1467 · comparable 0.15	−$5,412
Land size	this home 833 m² · comparable 900 m²	−$2,948
Net adjustment		+$91,494

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

1 Abilene Place Reedy Creek

Sold 24 November 2025 · 0.31 km away

Sold for

$2,285,000

Adjusted to this home

$2,260,607

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Floor area	this home 293 m² · comparable 202.42 m²	+$331,161
Bedrooms	this home 4 · comparable 5	−$88,000
Street	this home 0.1118 · comparable 0.15	−$69,830
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 0 · comparable 1	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 833 m² · comparable 573 m²	+$11,440
Micro-location	this home 0.1467 · comparable 0.15	−$6,032
Distance to beach	this home 7.1 km · comparable 7.2 km	+$2,468
Year built	this home 2010 · comparable 2009	+$2,400
Net adjustment		−$24,393

A further 5 factors were compared and found the same on both properties, so no money moved.

14 Gordonia Drive

Sold 1.59 km away

Sold for

$1,595,000

Adjusted to this home

$1,889,663

What we added and subtracted to make this sale comparable to 90 Barden Ridge Road
Micro-location	this home 0.1467 · comparable 0.0034	+$182,851
Street	this home 0.1118 · comparable -0.0165	+$163,710
Floor area	this home 293 m² · comparable 267 m²	+$95,056
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 7.1 km · comparable 5.54 km	−$28,634
Year built	this home 2010 · comparable 2003	+$16,800
Land size	this home 833 m² · comparable 813 m²	+$880
Net adjustment		+$294,663

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 90 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 90 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

90 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

19 Grove Creek Close

10 Gilgandra Close

2 Coffeebush Court

21 York Creek Crescent Reedy Creek

21 Kirkwood Place

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 90 Barden Ridge Road sit?

Your home

See your home the way a buyer does

14 Grove Creek Close

34 Willow Tree Drive

12 Grove Creek Close

9 Southern Skies Avenue

14 Worchester Terrace

14 Gordonia Drive

148 Barden Ridge Road

25 Culgoora Crescent

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields