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

$1,378,474

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Floor area	this home 125 m² · comparable 145 m²	−$36,032
Land size	this home 645 m² · comparable 405 m²	+$31,296
Cladding	this home 2 · comparable 3	−$24,856
Micro-location	this home 0.0327 · comparable 0.0223	+$11,648
Year built	this home 1994 · comparable 1995	−$3,078
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.82 km · comparable 3.92 km	+$2,520
Net adjustment		−$21,526

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

39 Brier Crescent

Sold 16 May 2026 · 0.68 km away

Sold for

$1,302,000

Adjusted to this home

$1,328,817

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0359 · comparable -0.0225	+$60,830
Year built	this home 1994 · comparable 2013	−$58,490
Car spaces	this home 2 · comparable 3	−$55,279
Floor area	this home 125 m² · comparable 141 m²	−$28,826
Cladding	this home 2 · comparable 1	+$24,856
Micro-location	this home 0.0327 · comparable 0.0157	+$17,707
Distance to beach	this home 3.82 km · comparable 4.35 km	+$10,234
Land size	this home 645 m² · comparable 708 m²	−$8,215
Net adjustment		+$26,817

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

3 Dorothy Place

Sold 27 March 2026 · 0.34 km away

Sold for

$1,300,000

Adjusted to this home

$1,303,273

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Land size	this home 645 m² · comparable 410 m²	+$30,644
Micro-location	this home 0.0327 · comparable 0.0479	−$15,808
Floor area	this home 125 m² · comparable 129.58 m²	−$8,251
Year built	this home 1994 · comparable 1995	−$3,078
Distance to beach	this home 3.82 km · comparable 3.81 km	−$234
Net adjustment		+$3,273

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

8 Cumberland Drive

Sold 3 June 2026 · 0.28 km away

Sold for

$1,415,000

Adjusted to this home

$1,355,089

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Floor area	this home 125 m² · comparable 167.88 m²	−$77,253
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0359 · comparable 0.0563	−$23,093
Micro-location	this home 0.0327 · comparable 0.0462	−$15,282
Land size	this home 645 m² · comparable 703 m²	−$7,563
Distance to beach	this home 3.82 km · comparable 3.55 km	−$6,877
Year built	this home 1994 · comparable 1992	+$6,157
Net adjustment		−$59,911

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

28 Pristine Court

Sold 8 October 2026 · 0.87 km away

Sold for

$1,170,000

Adjusted to this home

$1,206,906

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 645 m² · comparable 414 m²	+$30,122
Floor area	this home 125 m² · comparable 141.71 m²	−$30,105
Distance to beach	this home 3.82 km · comparable 3.54 km	−$5,897
Year built	this home 1994 · comparable 1995	−$3,078
Micro-location	this home 0.0327 · comparable 0.0342	−$1,404
Net adjustment		+$36,906

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

6 Pristine Court

Sold 30 June 2026 · 0.73 km away

Sold for

$1,220,000

Adjusted to this home

$1,344,232

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0359 · comparable -0.0146	+$49,288
Floor area	this home 125 m² · comparable 143.96 m²	−$34,158
Land size	this home 645 m² · comparable 426 m²	+$28,558
Micro-location	this home 0.0327 · comparable 0.0126	+$19,618
Distance to beach	this home 3.82 km · comparable 3.68 km	−$3,074
Net adjustment		+$124,232

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

4 Pascali Court

Sold 5 August 2026 · 0.75 km away

Sold for

$1,150,000

Adjusted to this home

$1,257,456

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0364	+$66,516
Land size	this home 645 m² · comparable 423 m²	+$28,949
Micro-location	this home 0.0327 · comparable 0.0123	+$18,768
Distance to beach	this home 3.82 km · comparable 3.67 km	−$3,105
Year built	this home 1994 · comparable 1995	−$3,078
Floor area	this home 125 m² · comparable 125.33 m²	−$594
Net adjustment		+$107,456

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

4 Barbie Avenue

Sold 5 August 2026 · 0.33 km away

Sold for

$1,515,000

Adjusted to this home

$1,276,703

What we added and subtracted to make this sale comparable to 16 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$110,558
Cladding	this home 2 · comparable 4	−$49,712
Floor area	this home 125 m² · comparable 151 m²	−$46,842
Micro-location	this home 0.0327 · comparable 0.0574	−$29,936
Year built	this home 1994 · comparable 1999	−$15,392
Land size	this home 645 m² · comparable 570 m²	+$9,780
Distance to beach	this home 3.82 km · comparable 3.98 km	+$4,363
Net adjustment		−$238,297

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 16 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 16 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 →

16 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

39 Brier Crescent

3 Dorothy Place

8 Cumberland Drive

28 Pristine Court

6 Pristine Court

4 Pascali Court

4 Barbie Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Belrose Boulevard sit?