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.

2 Coffeebush Court

Sold 1 September 2026 · 1.31 km away

Sold for

$1,745,000

Adjusted to this home

$1,769,465

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Floor area	this home 223 m² · comparable 315 m²	−$336,352
Street	this home 0.1118 · comparable -0.0355	+$205,630
Micro-location	this home 0.15 · comparable 0.032	+$164,728
Bedrooms	this home 4 · comparable 5	−$88,000
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
Distance to beach	this home 7.14 km · comparable 5.86 km	−$24,709
Cladding	this home 3 · comparable 2	+$20,000
Year built	this home 2009 · comparable 2002	+$16,800
Land size	this home 836 m² · comparable 914 m²	−$3,432
Net adjustment		+$24,465

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

10 Monserrat Court

Sold 3 January 2026 · 0.29 km away

Sold for

$1,825,000

Adjusted to this home

$1,834,130

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Floor area	this home 223 m² · comparable 260 m²	−$135,272
Bedrooms	this home 4 · comparable 5	−$88,000
Condition	this home 8 · comparable 7	+$73,000
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.15 · comparable 0.1157	+$50,078
Street	this home 0.1118 · comparable 0.0831	+$41,902
Land size	this home 836 m² · comparable 700 m²	+$5,984
Distance to beach	this home 7.14 km · comparable 7.01 km	−$2,562
Net adjustment		+$9,130

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

10 Stargate Court

Sold 26 May 2026 · 0.75 km away

Sold for

$1,700,000

Adjusted to this home

$1,826,005

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Floor area	this home 223 m² · comparable 272 m²	−$179,144
Micro-location	this home 0.15 · comparable 0.0338	+$158,032
Street	this home 0.1118 · comparable 0.0117	+$136,136
Year built	this home 2009 · comparable 2006	+$7,200
Land size	this home 836 m² · comparable 700 m²	+$5,984
Distance to beach	this home 7.14 km · comparable 7.02 km	−$2,203
Net adjustment		+$126,005

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

116 Barden Ridge Road Reedy Creek

Sold 9 January 2026 · 0.36 km away

Sold for

$1,950,000

Adjusted to this home

$1,781,162

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Condition	this home 8 · comparable 9	−$117,000
Bedrooms	this home 4 · comparable 5	−$88,000
Floor area	this home 223 m² · comparable 208 m²	+$54,840
Land size	this home 836 m² · comparable 1062 m²	−$9,944
Year built	this home 2009 · comparable 2013	−$9,600
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		−$168,838

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

43 Worchester Terrace

Sold 23 April 2026 · 1.42 km away

Sold for

$2,020,000

Adjusted to this home

$1,928,940

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Micro-location	this home 0.15 · comparable 0.036	+$184,224
Floor area	this home 223 m² · comparable 259 m²	−$131,616
Condition	this home 8 · comparable 9	−$121,200
Street	this home 0.1118 · comparable 0.0375	+$120,069
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 836 m² · comparable 611 m²	+$9,900
Distance to beach	this home 7.14 km · comparable 7.45 km	+$6,763
Year built	this home 2009 · comparable 2007	+$4,800
Net adjustment		−$91,060

A further 8 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

$1,603,298

What we added and subtracted to make this sale comparable to 93 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 223 m² · comparable 267 m²	−$160,864
Condition	this home 8 · comparable 9	−$95,700
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 2009 · comparable 2003	+$14,400
Land size	this home 836 m² · comparable 813 m²	+$1,012
Net adjustment		+$8,298

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

20 Barton Street

Sold 10 June 2026 · 1.18 km away

Sold for

$1,907,500

Adjusted to this home

$1,811,706

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Floor area	this home 223 m² · comparable 274 m²	−$186,456
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
Bedrooms	this home 4 · comparable 5	−$88,000
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2009 · comparable 2004	+$12,000
Distance to beach	this home 7.14 km · comparable 6.76 km	−$7,828
Land size	this home 836 m² · comparable 821 m²	+$660
Net adjustment		−$95,794

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

21 Kirkwood Place

Sold 12 December 2025 · 0.27 km away

Sold for

$2,050,000

Adjusted to this home

$1,828,833

What we added and subtracted to make this sale comparable to 93 Barden Ridge Road
Condition	this home 8 · comparable 9	−$123,000
Floor area	this home 223 m² · comparable 194.57 m²	+$103,940
Bedrooms	this home 4 · comparable 5	−$88,000
Street	this home 0.1118 · comparable 0.15	−$62,648
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 2009 · comparable 2015	−$14,400
Distance to beach	this home 7.14 km · comparable 7.4 km	+$5,757
Land size	this home 836 m² · comparable 900 m²	−$2,816
Net adjustment		−$221,167

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 93 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 93 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

93 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

2 Coffeebush Court

10 Monserrat Court

10 Stargate Court

116 Barden Ridge Road Reedy Creek

43 Worchester Terrace

14 Gordonia Drive

20 Barton Street

21 Kirkwood Place

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 93 Barden Ridge Road sit?

Your home

See your home the way a buyer does

34 Willow Tree Drive

9 Southern Skies Avenue

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

148 Barden Ridge Road

25 Culgoora Crescent

42 Cordyline Drive

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields