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.

40 Gerona Circuit

Sold 26 May 2026 · 0.14 km away

Sold for

$1,410,000

Adjusted to this home

$1,458,266

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$79,667
Condition	this home 8 · comparable 7	+$56,400
Floor area	this home 166 m² · comparable 188 m²	−$27,051
Land size	this home 350 m² · comparable 400 m²	−$22,000
Micro-location	this home 0.103 · comparable 0.0943	+$9,814
Net adjustment		+$48,266

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

5 Palma Crescent

Sold 27 March 2026 · 0.10 km away

Sold for

$1,395,000

Adjusted to this home

$1,411,443

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$117,519
Micro-location	this home 0.103 · comparable 0.0871	+$17,744
Floor area	this home 166 m² · comparable 172.46 m²	−$7,943
Distance to beach	this home 5.03 km · comparable 5.1 km	+$1,289
Net adjustment		+$16,443

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

41 Gerona Circuit

Sold 26 May 2026 · 0.24 km away

Sold for

$1,410,000

Adjusted to this home

$1,489,189

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Land size	this home 350 m² · comparable 586 m²	−$103,840
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.103 · comparable 0.0822	+$23,462
Floor area	this home 166 m² · comparable 174 m²	−$9,837
Distance to beach	this home 5.03 km · comparable 5.15 km	+$2,234
Net adjustment		+$79,189

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

49 Lantau Crescent

Sold 21 January 2026 · 0.29 km away

Sold for

$1,475,000

Adjusted to this home

$1,485,854

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable -0.0071	+$185,378
Condition	this home 8 · comparable 9	−$88,500
Pool	this home 0 · comparable 1	−$79,667
Micro-location	this home 0.103 · comparable 0.0831	+$23,482
Land size	this home 350 m² · comparable 400 m²	−$22,000
Floor area	this home 166 m² · comparable 176.74 m²	−$13,206
Year built	this home 2003 · comparable 2002	+$4,199
Distance to beach	this home 5.03 km · comparable 5.09 km	+$1,168
Net adjustment		+$10,854

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

11 Grenada Court

Sold 12 June 2026 · 0.68 km away

Sold for

$1,350,000

Adjusted to this home

$1,468,291

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Floor area	this home 166 m² · comparable 118.7 m²	+$58,160
Bedrooms	this home 4 · comparable 3	+$56,277
Micro-location	this home 0.103 · comparable 0.1321	−$31,428
Land size	this home 350 m² · comparable 295 m²	+$24,200
Cladding	this home 3 · comparable 2	+$13,654
Distance to beach	this home 5.03 km · comparable 4.65 km	−$6,771
Year built	this home 2003 · comparable 2002	+$4,199
Net adjustment		+$118,291

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

39 Brier Crescent

Sold 16 May 2026 · 0.88 km away

Sold for

$1,302,000

Adjusted to this home

$1,438,998

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable -0.0225	+$179,676
Land size	this home 350 m² · comparable 708 m²	−$157,520
Micro-location	this home 0.103 · comparable 0.0157	+$90,932
Bedrooms	this home 4 · comparable 3	+$56,277
Year built	this home 2003 · comparable 2013	−$41,992
Car spaces	this home 2 · comparable 3	−$36,736
Floor area	this home 166 m² · comparable 141 m²	+$30,740
Cladding	this home 3 · comparable 1	+$27,307
Distance to beach	this home 5.03 km · comparable 4.35 km	−$11,686
Net adjustment		+$136,998

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 · 1.20 km away

Sold for

$1,250,000

Adjusted to this home

$1,302,020

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Water views	this home 0 · comparable 1	−$117,519
Street	this home 0.15 · comparable 0.064	+$86,000
Land size	this home 350 m² · comparable 188 m²	+$71,280
Storeys	this home 1 · comparable 2	−$68,663
Micro-location	this home 0.103 · comparable 0.0436	+$59,400
Bedrooms	this home 4 · comparable 3	+$56,277
Year built	this home 2003 · comparable 2009	−$25,195
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.03 km · comparable 4.09 km	−$15,510
Cladding	this home 3 · comparable 2	+$13,654
Floor area	this home 166 m² · comparable 156 m²	+$12,296
Net adjustment		+$52,020

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

16 Marciana Crescent

Sold 31 July 2026 · 0.30 km away

Sold for

$1,225,000

Adjusted to this home

$1,450,245

What we added and subtracted to make this sale comparable to 91 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$83,315
Condition	this home 8 · comparable 6	+$70,427
Bedrooms	this home 4 · comparable 3	+$40,443
Floor area	this home 166 m² · comparable 147 m²	+$16,790
Cladding	this home 3 · comparable 2	+$9,812
Year built	this home 2003 · comparable 2002	+$3,018
Micro-location	this home 0.103 · comparable 0.0998	+$2,254
Distance to beach	this home 5.03 km · comparable 4.96 km	−$814
Net adjustment		+$225,245

A further 10 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 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 91 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 →

91 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

40 Gerona Circuit

5 Palma Crescent

41 Gerona Circuit

49 Lantau Crescent

11 Grenada Court

39 Brier Crescent

16 South Bay Drive

16 Marciana Crescent

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