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.

4 Barbie Avenue

Sold 5 August 2026 · 0.48 km away

Sold for

$1,515,000

Adjusted to this home

$1,508,183

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 4	+$233,594
Condition	this home 7 · comparable 9	−$151,500
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.031 · comparable 0.0574	−$31,997
Floor area	this home 167 m² · comparable 151 m²	+$27,584
Cladding	this home 3 · comparable 4	−$22,470
Year built	this home 1994 · comparable 1999	−$14,764
Land size	this home 679 m² · comparable 570 m²	+$10,464
Distance to beach	this home 3.75 km · comparable 3.98 km	+$6,272
Net adjustment		−$6,817

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

20 Daryl Drive

Sold 29 October 2025 · 0.28 km away

Sold for

$1,570,000

Adjusted to this home

$1,603,114

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 2	+$350,390
Condition	this home 7 · comparable 9	−$157,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 167 m² · comparable 201.88 m²	−$60,133
Street	this home 0.0359 · comparable 0.0704	−$43,332
Year built	this home 1994 · comparable 1998	−$11,811
Land size	this home 679 m² · comparable 586 m²	+$8,928
Distance to beach	this home 3.75 km · comparable 4.03 km	+$7,686
Micro-location	this home 0.031 · comparable 0.0291	+$2,386
Net adjustment		+$33,114

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

27 South Bay Drive

Sold 27 January 2026 · 1.03 km away

Sold for

$1,850,000

Adjusted to this home

$1,551,343

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 2	+$350,390
Condition	this home 7 · comparable 9	−$185,000
Bedrooms	this home 4 · comparable 5	−$139,650
Micro-location	this home 0.031 · comparable 0.086	−$81,400
Floor area	this home 167 m² · comparable 214.21 m²	−$81,390
Bathrooms	this home 2 · comparable 3	−$52,000
Year built	this home 1994 · comparable 2010	−$47,245
Street	this home 0.0359 · comparable 0.064	−$41,588
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 679 m² · comparable 367 m²	+$29,952
Cladding	this home 3 · comparable 4	−$22,470
Distance to beach	this home 3.75 km · comparable 4.14 km	+$11,744
Net adjustment		−$298,657

A further 6 factors were compared and found the same on both properties, so no money moved.

16 Willow Street

Sold 31 March 2026 · 0.60 km away

Sold for

$1,260,000

Adjusted to this home

$1,562,400

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 3	+$112,018
Bedrooms	this home 4 · comparable 3	+$53,574
Floor area	this home 167 m² · comparable 105 m²	+$41,006
Bathrooms	this home 2 · comparable 1	+$19,949
Condition	this home 7 · comparable 6	+$19,335
Cladding	this home 3 · comparable 1	+$17,240
Micro-location	this home 0.031 · comparable -0.0085	+$15,274
Street	this home 0.0359 · comparable -0.001	+$14,270
Year built	this home 1994 · comparable 1986	+$9,062
Distance to beach	this home 3.75 km · comparable 3.95 km	+$1,740
Land size	this home 679 m² · comparable 708 m²	−$1,068
Net adjustment		+$302,400

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

6 Pristine Court

Sold 30 June 2026 · 0.84 km away

Sold for

$1,220,000

Adjusted to this home

$1,512,800

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 2	+$159,747
Bedrooms	this home 4 · comparable 3	+$63,668
Street	this home 0.0359 · comparable -0.0146	+$22,471
Floor area	this home 167 m² · comparable 143.96 m²	+$18,110
Land size	this home 679 m² · comparable 426 m²	+$11,074
Cladding	this home 3 · comparable 2	+$10,244
Micro-location	this home 0.031 · comparable 0.0126	+$8,187
Distance to beach	this home 3.75 km · comparable 3.68 km	−$701
Net adjustment		+$292,800

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

16 Stanford Avenue

Sold 25 September 2026 · 1.01 km away

Sold for

$1,185,000

Adjusted to this home

$1,483,357

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 2	+$216,066
Bedrooms	this home 4 · comparable 3	+$86,114
Micro-location	this home 0.031 · comparable 0.0704	−$23,033
Floor area	this home 167 m² · comparable 149.41 m²	+$18,700
Land size	this home 679 m² · comparable 420 m²	+$15,332
Distance to beach	this home 3.75 km · comparable 2.9 km	−$11,180
Year built	this home 1994 · comparable 1996	−$3,642
Net adjustment		+$298,357

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

28 Pristine Court

Sold 8 October 2026 · 0.96 km away

Sold for

$1,170,000

Adjusted to this home

$1,470,043

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 2	+$189,617
Bedrooms	this home 4 · comparable 3	+$75,573
Pool	this home 0 · comparable 1	−$34,634
Street	this home 0.0359 · comparable -0.0146	+$25,579
Floor area	this home 167 m² · comparable 141.71 m²	+$23,594
Land size	this home 679 m² · comparable 414 m²	+$13,767
Cladding	this home 3 · comparable 2	+$12,160
Distance to beach	this home 3.75 km · comparable 3.54 km	−$2,394
Micro-location	this home 0.031 · comparable 0.0342	−$1,621
Year built	this home 1994 · comparable 1995	−$1,598
Net adjustment		+$300,043

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

56 Southlake Drive

Sold 21 July 2026 · 0.50 km away

Sold for

$1,660,000

Adjusted to this home

$1,748,661

What we added and subtracted to make this sale comparable to 2 Belrose Boulevard
Car spaces	this home 8 · comparable 3	+$291,992
Condition	this home 7 · comparable 9	−$166,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 167 m² · comparable 133 m²	+$58,616
Land size	this home 679 m² · comparable 432 m²	+$23,712
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.031 · comparable 0.0447	−$18,194
Year built	this home 1994 · comparable 1993	+$2,953
Distance to beach	this home 3.75 km · comparable 3.76 km	+$299
Net adjustment		+$88,661

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 2 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 2 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 →

2 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

4 Barbie Avenue

20 Daryl Drive

27 South Bay Drive

16 Willow Street

6 Pristine Court

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 2 Belrose Boulevard sit?