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.

9 Gainsborough Drive

Sold 14 September 2026 · 0.16 km away

Sold for

$1,400,000

Adjusted to this home

$1,534,621

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,123
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 145 m²	+$55,334
Cladding	this home 2 · comparable 3	−$26,407
Land size	this home 623 m² · comparable 405 m²	+$19,533
Micro-location	this home 0.034 · comparable 0.0223	+$13,104
Year built	this home 1994 · comparable 1995	−$3,066
Distance to beach	this home 3.8 km · comparable 3.92 km	+$3,024
Street	this home 0.0359 · comparable 0.0386	−$3,024
Net adjustment		+$134,621

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

31 Roundelay Drive

Sold 30 July 2026 · 0.70 km away

Sold for

$1,380,000

Adjusted to this home

$1,505,971

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 178 m² · comparable 151.3 m²	+$44,770
Land size	this home 623 m² · comparable 420 m²	+$18,189
Distance to beach	this home 3.8 km · comparable 3.59 km	−$5,216
Micro-location	this home 0.034 · comparable 0.0311	+$3,202
Net adjustment		+$125,971

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

8 Cumberland Drive

Sold 3 June 2026 · 0.25 km away

Sold for

$1,415,000

Adjusted to this home

$1,527,788

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,123
Street	this home 0.0359 · comparable 0.0563	−$23,093
Floor area	this home 178 m² · comparable 167.88 m²	+$16,970
Micro-location	this home 0.034 · comparable 0.0462	−$13,810
Land size	this home 623 m² · comparable 703 m²	−$7,168
Distance to beach	this home 3.8 km · comparable 3.55 km	−$6,367
Year built	this home 1994 · comparable 1992	+$6,133
Net adjustment		+$112,788

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

5 Pristine Court

Sold 21 November 2025 · 0.72 km away

Sold for

$1,490,000

Adjusted to this home

$1,443,047

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Floor area	this home 178 m² · comparable 225 m²	−$78,810
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$60,196
Micro-location	this home 0.034 · comparable 0.0136	+$24,317
Land size	this home 623 m² · comparable 401 m²	+$19,891
Year built	this home 1994 · comparable 1996	−$6,133
Distance to beach	this home 3.8 km · comparable 3.71 km	−$2,414
Net adjustment		−$46,953

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

3 Dorothy Place

Sold 27 March 2026 · 0.37 km away

Sold for

$1,300,000

Adjusted to this home

$1,459,110

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,123
Floor area	this home 178 m² · comparable 129.58 m²	+$81,190
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 623 m² · comparable 410 m²	+$19,085
Micro-location	this home 0.034 · comparable 0.0479	−$14,456
Year built	this home 1994 · comparable 1995	−$3,066
Distance to beach	this home 3.8 km · comparable 3.81 km	+$234
Net adjustment		+$159,110

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

21 Cumberland Drive

Sold 4 December 2025 · 0.24 km away

Sold for

$1,450,000

Adjusted to this home

$1,517,108

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,123
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 157 m²	+$35,213
Cladding	this home 2 · comparable 3	−$26,407
Street	this home 0.0359 · comparable 0.0563	−$23,664
Land size	this home 623 m² · comparable 467 m²	+$13,978
Micro-location	this home 0.034 · comparable 0.0427	−$10,092
Year built	this home 1994 · comparable 1992	+$6,133
Distance to beach	this home 3.8 km · comparable 3.64 km	−$4,176
Net adjustment		+$67,108

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

28 Pristine Court

Sold 8 October 2026 · 0.89 km away

Sold for

$1,170,000

Adjusted to this home

$1,364,240

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,123
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 141.71 m²	+$60,851
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 623 m² · comparable 414 m²	+$18,726
Distance to beach	this home 3.8 km · comparable 3.54 km	−$5,475
Year built	this home 1994 · comparable 1995	−$3,066
Micro-location	this home 0.034 · comparable 0.0342	−$187
Net adjustment		+$194,240

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

56 Southlake Drive

Sold 21 July 2026 · 0.40 km away

Sold for

$1,660,000

Adjusted to this home

$1,551,178

What we added and subtracted to make this sale comparable to 12 Belrose Boulevard
Floor area	this home 178 m² · comparable 133 m²	+$75,456
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$57,929
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 623 m² · comparable 432 m²	+$17,114
Micro-location	this home 0.034 · comparable 0.0447	−$14,210
Year built	this home 1994 · comparable 1993	+$3,066
Distance to beach	this home 3.8 km · comparable 3.76 km	−$1,195
Net adjustment		−$108,822

A further 8 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 12 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 12 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

19 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 →

12 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

9 Gainsborough Drive

31 Roundelay Drive

8 Cumberland Drive

5 Pristine Court

3 Dorothy Place

21 Cumberland Drive

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Belrose Boulevard sit?