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 · 0.97 km away

Sold for

$1,450,000

Adjusted to this home

$1,564,875

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Bedrooms	this home 5 · comparable 4	+$140,123
Floor area	this home 196 m² · comparable 137 m²	+$98,931
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 3 · comparable 2	+$57,929
Micro-location	this home 0.0365 · comparable 0.0654	−$33,524
Street	this home 0.0359 · comparable 0.0616	−$29,812
Cladding	this home 2 · comparable 3	−$26,407
Distance to beach	this home 3.79 km · comparable 3.09 km	−$18,270
Year built	this home 1994 · comparable 1997	−$9,199
Land size	this home 620 m² · comparable 630 m²	−$896
Net adjustment		+$114,875

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

4 Barbie Avenue

Sold 5 August 2026 · 0.39 km away

Sold for

$1,515,000

Adjusted to this home

$1,373,336

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Condition	this home 7 · comparable 9	−$151,500
Bedrooms	this home 5 · comparable 4	+$140,123
Floor area	this home 196 m² · comparable 151 m²	+$75,456
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 3 · comparable 4	−$57,929
Cladding	this home 2 · comparable 4	−$52,814
Micro-location	this home 0.0365 · comparable 0.0574	−$25,330
Year built	this home 1994 · comparable 1999	−$15,332
Distance to beach	this home 3.79 km · comparable 3.98 km	+$5,182
Land size	this home 620 m² · comparable 570 m²	+$4,480
Net adjustment		−$141,664

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

20 Daryl Drive

Sold 29 October 2025 · 0.26 km away

Sold for

$1,570,000

Adjusted to this home

$1,474,084

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Condition	this home 7 · comparable 9	−$157,000
Bedrooms	this home 5 · comparable 4	+$140,123
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 3 · comparable 2	+$57,929
Street	this home 0.0359 · comparable 0.0704	−$43,332
Cladding	this home 2 · comparable 3	−$26,407
Year built	this home 1994 · comparable 1998	−$12,266
Floor area	this home 196 m² · comparable 201.88 m²	−$9,859
Micro-location	this home 0.0365 · comparable 0.0291	+$9,294
Distance to beach	this home 3.79 km · comparable 4.03 km	+$6,556
Land size	this home 620 m² · comparable 586 m²	+$3,046
Net adjustment		−$95,916

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

1 Thornleigh Crescent

Sold 24 March 2026 · 0.16 km away

Sold for

$1,715,000

Adjusted to this home

$1,751,332

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Bedrooms	this home 5 · comparable 4	+$140,123
Street	this home 0.0359 · comparable 0.1043	−$93,845
Micro-location	this home 0.0365 · comparable 0.0468	−$14,131
Floor area	this home 196 m² · comparable 188 m²	+$13,414
Land size	this home 620 m² · comparable 692 m²	−$6,451
Distance to beach	this home 3.79 km · comparable 3.7 km	−$2,778
Net adjustment		+$36,332

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

15 Comore Drive

Sold 16 January 2026 · 0.60 km away

Sold for

$1,350,000

Adjusted to this home

$1,535,174

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Bedrooms	this home 5 · comparable 4	+$140,123
Car spaces	this home 3 · comparable 2	+$57,929
Condition	this home 7 · comparable 6	+$54,000
Street	this home 0.0359 · comparable 0.0785	−$46,008
Micro-location	this home 0.0365 · comparable 0.0738	−$40,284
Year built	this home 1994 · comparable 2002	−$24,531
Floor area	this home 196 m² · comparable 184 m²	+$20,122
Land size	this home 620 m² · comparable 423 m²	+$17,651
Distance to beach	this home 3.79 km · comparable 4.06 km	+$6,172
Net adjustment		+$185,174

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

5 Pristine Court

Sold 21 November 2025 · 0.74 km away

Sold for

$1,490,000

Adjusted to this home

$1,614,661

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Bedrooms	this home 5 · comparable 4	+$140,123
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$60,196
Condition	this home 7 · comparable 8	−$59,600
Car spaces	this home 3 · comparable 2	+$57,929
Floor area	this home 196 m² · comparable 225 m²	−$48,627
Micro-location	this home 0.0365 · comparable 0.0136	+$27,297
Land size	this home 620 m² · comparable 401 m²	+$19,622
Year built	this home 1994 · comparable 1996	−$6,133
Distance to beach	this home 3.79 km · comparable 3.71 km	−$2,146
Net adjustment		+$124,661

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

31 Roundelay Drive

Sold 30 July 2026 · 0.71 km away

Sold for

$1,380,000

Adjusted to this home

$1,681,745

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Bedrooms	this home 5 · comparable 4	+$140,123
Floor area	this home 196 m² · comparable 151.3 m²	+$74,953
Street	this home 0.0359 · comparable -0.023	+$65,026
Car spaces	this home 3 · comparable 2	+$57,929
Condition	this home 7 · comparable 8	−$55,200
Land size	this home 620 m² · comparable 420 m²	+$17,920
Micro-location	this home 0.0365 · comparable 0.0311	+$5,962
Distance to beach	this home 3.79 km · comparable 3.59 km	−$4,968
Net adjustment		+$301,745

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

56 Southlake Drive

Sold 21 July 2026 · 0.42 km away

Sold for

$1,660,000

Adjusted to this home

$1,616,761

What we added and subtracted to make this sale comparable to 10 Belrose Boulevard
Condition	this home 7 · comparable 9	−$166,000
Bedrooms	this home 5 · comparable 4	+$140,123
Floor area	this home 196 m² · comparable 133 m²	+$105,638
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 2 · comparable 3	−$26,407
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 620 m² · comparable 432 m²	+$16,845
Micro-location	this home 0.0365 · comparable 0.0447	−$10,890
Year built	this home 1994 · comparable 1993	+$3,066
Distance to beach	this home 3.79 km · comparable 3.76 km	−$897
Net adjustment		−$43,239

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 10 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 10 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

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 →

10 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

4 Barbie Avenue

20 Daryl Drive

1 Thornleigh Crescent

15 Comore Drive

5 Pristine Court

31 Roundelay Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 10 Belrose Boulevard sit?