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 · 0.38 km away

Sold for

$1,950,000

Adjusted to this home

$1,961,774

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Condition	this home 8 · comparable 9	−$117,000
Floor area	this home 228 m² · comparable 208 m²	+$73,120
Bathrooms	this home 3 · comparable 2	+$60,000
Land size	this home 889 m² · comparable 1062 m²	−$7,612
Year built	this home 2014 · comparable 2013	+$2,400
Micro-location	this home 0.15 · comparable 0.1485	+$2,340
Distance to beach	this home 7.14 km · comparable 7.07 km	−$1,474
Net adjustment		+$11,774

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 · 1.26 km away

Sold for

$1,740,000

Adjusted to this home

$1,780,742

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Floor area	this home 228 m² · comparable 312 m²	−$307,104
Micro-location	this home 0.15 · comparable 0.0644	+$119,155
Street	this home 0.1118 · comparable 0.0394	+$100,781
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 8 · comparable 7	+$69,600
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2014 · comparable 2003	+$26,400
Distance to beach	this home 7.14 km · comparable 6.34 km	−$15,034
Land size	this home 889 m² · comparable 913 m²	−$1,056
Net adjustment		+$40,742

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

43 Worchester Terrace

Sold 23 April 2026 · 1.40 km away

Sold for

$2,020,000

Adjusted to this home

$2,109,552

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Micro-location	this home 0.15 · comparable 0.036	+$184,224
Condition	this home 8 · comparable 9	−$121,200
Street	this home 0.1118 · comparable 0.0375	+$120,069
Floor area	this home 228 m² · comparable 259 m²	−$113,336
Bedrooms	this home 5 · comparable 4	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2014 · comparable 2007	+$16,800
Land size	this home 889 m² · comparable 611 m²	+$12,232
Distance to beach	this home 7.14 km · comparable 7.45 km	+$6,763
Net adjustment		+$89,552

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

2 Coffeebush Court

Sold 1 September 2026 · 1.31 km away

Sold for

$1,745,000

Adjusted to this home

$1,950,077

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Floor area	this home 228 m² · comparable 315 m²	−$318,072
Street	this home 0.1118 · comparable -0.0355	+$205,630
Micro-location	this home 0.15 · comparable 0.032	+$164,728
Condition	this home 8 · comparable 7	+$69,800
Car spaces	this home 2 · comparable 4	−$64,000
Pool	this home 1 · comparable 0	+$64,000
Bathrooms	this home 3 · comparable 2	+$60,000
Year built	this home 2014 · comparable 2002	+$28,800
Distance to beach	this home 7.14 km · comparable 5.86 km	−$24,709
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 889 m² · comparable 914 m²	−$1,100
Net adjustment		+$205,077

A further 7 factors were compared and found the same on both properties, so no money moved.

21 Kirkwood Place

Sold 12 December 2025 · 0.28 km away

Sold for

$2,050,000

Adjusted to this home

$2,009,445

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Condition	this home 8 · comparable 9	−$123,000
Floor area	this home 228 m² · comparable 194.57 m²	+$122,220
Street	this home 0.1118 · comparable 0.15	−$62,648
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 7.14 km · comparable 7.4 km	+$5,757
Year built	this home 2014 · comparable 2015	−$2,400
Land size	this home 889 m² · comparable 900 m²	−$484
Net adjustment		−$40,555

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

20 Barton Street

Sold 10 June 2026 · 1.17 km away

Sold for

$1,907,500

Adjusted to this home

$1,992,318

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Floor area	this home 228 m² · comparable 274 m²	−$168,176
Micro-location	this home 0.15 · comparable 0.0488	+$154,431
Condition	this home 8 · comparable 9	−$114,450
Street	this home 0.1118 · comparable 0.0503	+$93,849
Bathrooms	this home 3 · comparable 2	+$60,000
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2014 · comparable 2004	+$24,000
Distance to beach	this home 7.14 km · comparable 6.76 km	−$7,828
Land size	this home 889 m² · comparable 821 m²	+$2,992
Net adjustment		+$84,818

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

24 Kingcrest Drive

Sold 6 January 2026 · 1.69 km away

Sold for

$1,900,000

Adjusted to this home

$1,950,492

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Condition	this home 8 · comparable 9	−$114,000
Street	this home 0.1118 · comparable 0.0386	+$111,264
Micro-location	this home 0.15 · comparable 0.1091	+$62,168
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 7.14 km · comparable 5.49 km	−$36,183
Floor area	this home 228 m² · comparable 222.87 m²	+$18,755
Year built	this home 2014 · comparable 2017	−$7,200
Land size	this home 889 m² · comparable 987 m²	−$4,312
Net adjustment		+$50,492

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

14 Gordonia Drive

Sold 1.65 km away

Sold for

$1,595,000

Adjusted to this home

$1,783,910

What we added and subtracted to make this sale comparable to 91 Barden Ridge Road
Micro-location	this home 0.15 · comparable 0.0034	+$187,062
Street	this home 0.1118 · comparable -0.0165	+$163,710
Floor area	this home 228 m² · comparable 267 m²	−$142,584
Condition	this home 8 · comparable 9	−$95,700
Bedrooms	this home 5 · comparable 4	+$88,000
Bathrooms	this home 3 · comparable 2	+$60,000
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 7.14 km · comparable 5.54 km	−$29,322
Year built	this home 2014 · comparable 2003	+$26,400
Land size	this home 889 m² · comparable 813 m²	+$3,344
Net adjustment		+$188,910

A further 7 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 91 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 91 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

91 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

43 Worchester Terrace

2 Coffeebush Court

21 Kirkwood Place

20 Barton Street

24 Kingcrest Drive

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 91 Barden Ridge Road sit?

Your home

See your home the way a buyer does

14 Gordonia Drive

34 Coronata Place

148 Barden Ridge Road

25 Culgoora Crescent

42 Cordyline Drive

10 Wyllie Way

61 Barden Ridge Road

19 Fiddlewood Place

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields