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.

41 Gerona Circuit

Sold 26 May 2026 · 0.29 km away

Sold for

$1,410,000

Adjusted to this home

$1,414,230

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Land size	this home 295 m² · comparable 586 m²	−$128,040
Street	this home 0.15 · comparable 0.0518	+$110,770
Car spaces	this home 4 · comparable 2	+$72,590
Bedrooms	this home 3 · comparable 4	−$62,146
Micro-location	this home 0.1071 · comparable 0.0822	+$28,087
Floor area	this home 152 m² · comparable 174 m²	−$26,277
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.15 km	+$1,862
Net adjustment		+$4,230

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

5 Palma Crescent

Sold 27 March 2026 · 0.14 km away

Sold for

$1,395,000

Adjusted to this home

$1,390,809

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Street	this home 0.15 · comparable 0.0399	+$122,872
Water views	this home 0 · comparable 1	−$119,494
Car spaces	this home 4 · comparable 2	+$72,590
Bedrooms	this home 3 · comparable 4	−$62,146
Floor area	this home 152 m² · comparable 172.46 m²	−$24,438
Land size	this home 295 m² · comparable 350 m²	−$24,200
Micro-location	this home 0.1071 · comparable 0.0871	+$22,320
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.1 km	+$921
Net adjustment		−$4,191

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

40 Gerona Circuit

Sold 26 May 2026 · 0.21 km away

Sold for

$1,410,000

Adjusted to this home

$1,381,320

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 0 · comparable 1	−$82,146
Car spaces	this home 4 · comparable 2	+$72,590
Bedrooms	this home 3 · comparable 4	−$62,146
Land size	this home 295 m² · comparable 400 m²	−$46,200
Floor area	this home 152 m² · comparable 188 m²	−$42,998
Micro-location	this home 0.1071 · comparable 0.0943	+$14,438
Year built	this home 2005 · comparable 2003	+$7,384
Distance to beach	this home 5.05 km · comparable 5.03 km	−$372
Net adjustment		−$28,680

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

11 Grenada Court

Sold 12 June 2026 · 0.74 km away

Sold for

$1,350,000

Adjusted to this home

$1,449,318

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Car spaces	this home 4 · comparable 2	+$72,590
Floor area	this home 152 m² · comparable 118.7 m²	+$39,774
Micro-location	this home 0.1071 · comparable 0.1321	−$27,000
Year built	this home 2005 · comparable 2002	+$11,076
Cladding	this home 3 · comparable 2	+$10,006
Distance to beach	this home 5.05 km · comparable 4.65 km	−$7,128
Net adjustment		+$99,318

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

39 Brier Crescent

Sold 16 May 2026 · 0.86 km away

Sold for

$1,302,000

Adjusted to this home

$1,423,036

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Land size	this home 295 m² · comparable 708 m²	−$181,720
Street	this home 0.15 · comparable -0.0225	+$179,676
Micro-location	this home 0.1071 · comparable 0.0157	+$95,202
Car spaces	this home 4 · comparable 3	+$36,295
Year built	this home 2005 · comparable 2013	−$29,536
Cladding	this home 3 · comparable 1	+$20,011
Floor area	this home 152 m² · comparable 141 m²	+$13,138
Distance to beach	this home 5.05 km · comparable 4.35 km	−$12,030
Net adjustment		+$121,036

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

16 South Bay Drive

Sold 9 July 2026 · 1.25 km away

Sold for

$1,250,000

Adjusted to this home

$1,289,436

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Water views	this home 0 · comparable 1	−$119,494
Street	this home 0.15 · comparable 0.064	+$86,000
Car spaces	this home 4 · comparable 2	+$72,590
Storeys	this home 1 · comparable 2	−$64,860
Micro-location	this home 0.1071 · comparable 0.0436	+$63,500
Land size	this home 295 m² · comparable 188 m²	+$47,080
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 5.05 km · comparable 4.09 km	−$15,840
Year built	this home 2005 · comparable 2009	−$14,768
Cladding	this home 3 · comparable 2	+$10,006
Floor area	this home 152 m² · comparable 156 m²	−$4,778
Net adjustment		+$39,436

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

3 Dorothy Place

Sold 27 March 2026 · 1.24 km away

Sold for

$1,300,000

Adjusted to this home

$1,352,652

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Pool	this home 0 · comparable 1	−$82,146
Car spaces	this home 4 · comparable 2	+$72,590
Micro-location	this home 0.1071 · comparable 0.0479	+$61,568
Land size	this home 295 m² · comparable 410 m²	−$50,600
Year built	this home 2005 · comparable 1995	+$36,920
Floor area	this home 152 m² · comparable 129.58 m²	+$26,778
Distance to beach	this home 5.05 km · comparable 3.81 km	−$22,464
Cladding	this home 3 · comparable 2	+$10,006
Net adjustment		+$52,652

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

16 Marciana Crescent

Sold 31 July 2026 · 0.37 km away

Sold for

$1,225,000

Adjusted to this home

$1,422,077

What we added and subtracted to make this sale comparable to 99 Bayswater Avenue
Street	this home 0.15 · comparable 0.0317	+$115,934
Car spaces	this home 4 · comparable 2	+$72,590
Land size	this home 295 m² · comparable 350 m²	−$24,200
Year built	this home 2005 · comparable 2002	+$11,076
Cladding	this home 3 · comparable 2	+$10,006
Micro-location	this home 0.1071 · comparable 0.0998	+$7,154
Floor area	this home 152 m² · comparable 147 m²	+$5,972
Distance to beach	this home 5.05 km · comparable 4.96 km	−$1,455
Net adjustment		+$197,077

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 99 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 99 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 →

99 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

41 Gerona Circuit

5 Palma Crescent

40 Gerona Circuit

11 Grenada Court

39 Brier Crescent

16 South Bay Drive

3 Dorothy Place

16 Marciana Crescent

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 99 Bayswater Avenue sit?