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.

18 Massachusetts Court

Sold 9 July 2026 · 0.95 km away

Sold for

$1,450,000

Adjusted to this home

$1,403,304

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Floor area	this home 178 m² · comparable 137 m²	+$67,765
Micro-location	this home 0.037 · comparable 0.0654	−$32,944
Street	this home 0.0359 · comparable 0.0616	−$29,812
Cladding	this home 2 · comparable 3	−$26,070
Distance to beach	this home 3.72 km · comparable 3.09 km	−$16,443
Year built	this home 1993 · comparable 1997	−$13,939
Land size	this home 673 m² · comparable 630 m²	+$4,747
Net adjustment		−$46,696

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

5 Pristine Court

Sold 21 November 2025 · 0.77 km away

Sold for

$1,490,000

Adjusted to this home

$1,519,714

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Floor area	this home 178 m² · comparable 225 m²	−$77,682
Street	this home 0.0359 · comparable -0.0146	+$60,196
Land size	this home 673 m² · comparable 401 m²	+$30,029
Micro-location	this home 0.037 · comparable 0.0136	+$27,893
Year built	this home 1993 · comparable 1996	−$10,454
Distance to beach	this home 3.72 km · comparable 3.71 km	−$268
Net adjustment		+$29,714

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

4 Barbie Avenue

Sold 5 August 2026 · 0.47 km away

Sold for

$1,515,000

Adjusted to this home

$1,364,678

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$115,634
Cladding	this home 2 · comparable 4	−$52,141
Floor area	this home 178 m² · comparable 151 m²	+$44,626
Micro-location	this home 0.037 · comparable 0.0574	−$24,725
Year built	this home 1993 · comparable 1999	−$20,909
Land size	this home 673 m² · comparable 570 m²	+$11,371
Distance to beach	this home 3.72 km · comparable 3.98 km	+$7,090
Net adjustment		−$150,322

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

20 Daryl Drive

Sold 29 October 2025 · 0.32 km away

Sold for

$1,570,000

Adjusted to this home

$1,471,766

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Street	this home 0.0359 · comparable 0.0704	−$43,332
Floor area	this home 178 m² · comparable 201.88 m²	−$39,469
Cladding	this home 2 · comparable 3	−$26,070
Year built	this home 1993 · comparable 1998	−$17,424
Micro-location	this home 0.037 · comparable 0.0291	+$9,922
Land size	this home 673 m² · comparable 586 m²	+$9,605
Distance to beach	this home 3.72 km · comparable 4.03 km	+$8,534
Net adjustment		−$98,234

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.21 km away

Sold for

$1,400,000

Adjusted to this home

$1,606,703

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 178 m² · comparable 145 m²	+$54,542
Land size	this home 673 m² · comparable 405 m²	+$29,587
Cladding	this home 2 · comparable 3	−$26,070
Micro-location	this home 0.037 · comparable 0.0223	+$16,464
Year built	this home 1993 · comparable 1995	−$6,970
Distance to beach	this home 3.72 km · comparable 3.92 km	+$5,040
Street	this home 0.0359 · comparable 0.0386	−$3,024
Net adjustment		+$206,703

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

16 Stanford Avenue

Sold 25 September 2026 · 0.96 km away

Sold for

$1,185,000

Adjusted to this home

$1,375,642

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 178 m² · comparable 149.41 m²	+$47,254
Micro-location	this home 0.037 · comparable 0.0704	−$31,663
Land size	this home 673 m² · comparable 420 m²	+$27,931
Cladding	this home 2 · comparable 3	−$26,070
Distance to beach	this home 3.72 km · comparable 2.9 km	−$17,490
Year built	this home 1993 · comparable 1996	−$10,454
Net adjustment		+$190,642

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

28 Pristine Court

Sold 8 October 2026 · 0.92 km away

Sold for

$1,170,000

Adjusted to this home

$1,434,837

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 178 m² · comparable 141.71 m²	+$59,980
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 673 m² · comparable 414 m²	+$28,594
Year built	this home 1993 · comparable 1995	−$6,970
Distance to beach	this home 3.72 km · comparable 3.54 km	−$3,790
Micro-location	this home 0.037 · comparable 0.0342	+$2,621
Net adjustment		+$264,837

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

56 Southlake Drive

Sold 21 July 2026 · 0.46 km away

Sold for

$1,660,000

Adjusted to this home

$1,627,347

What we added and subtracted to make this sale comparable to 1 Belrose Boulevard
Floor area	this home 178 m² · comparable 133 m²	+$74,376
Car spaces	this home 2 · comparable 3	−$57,817
Land size	this home 673 m² · comparable 432 m²	+$26,606
Cladding	this home 2 · comparable 3	−$26,070
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.037 · comparable 0.0447	−$10,226
Distance to beach	this home 3.72 km · comparable 3.76 km	+$1,195
Net adjustment		−$32,653

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 1 Belrose Boulevard 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 1 Belrose Boulevard 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

18 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 →

1 Belrose Boulevard

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

18 Massachusetts Court

5 Pristine Court

4 Barbie Avenue

20 Daryl Drive

9 Gainsborough Drive

16 Stanford Avenue

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 1 Belrose Boulevard sit?