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.

31 Roundelay Drive

Sold 30 July 2026 · 0.66 km away

Sold for

$1,380,000

Adjusted to this home

$1,517,789

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 178 m² · comparable 151.3 m²	+$50,815
Land size	this home 600 m² · comparable 420 m²	+$19,008
Distance to beach	this home 3.87 km · comparable 3.59 km	−$6,955
Year built	this home 1997 · comparable 1994	+$6,031
Micro-location	this home 0.0346 · comparable 0.0311	+$3,864
Net adjustment		+$137,789

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

8 Cumberland Drive

Sold 3 June 2026 · 0.32 km away

Sold for

$1,415,000

Adjusted to this home

$1,529,457

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,396
Street	this home 0.0359 · comparable 0.0563	−$23,093
Floor area	this home 178 m² · comparable 167.88 m²	+$19,260
Micro-location	this home 0.0346 · comparable 0.0462	−$13,131
Land size	this home 600 m² · comparable 703 m²	−$10,877
Year built	this home 1997 · comparable 1992	+$10,052
Distance to beach	this home 3.87 km · comparable 3.55 km	−$8,150
Net adjustment		+$114,457

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

5 Pristine Court

Sold 21 November 2025 · 0.67 km away

Sold for

$1,490,000

Adjusted to this home

$1,440,511

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Floor area	this home 178 m² · comparable 225 m²	−$89,450
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$60,196
Micro-location	this home 0.0346 · comparable 0.0136	+$25,032
Land size	this home 600 m² · comparable 401 m²	+$21,014
Distance to beach	this home 3.87 km · comparable 3.71 km	−$4,291
Year built	this home 1997 · comparable 1996	+$2,010
Net adjustment		−$49,489

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.18 km away

Sold for

$1,400,000

Adjusted to this home

$1,565,737

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,396
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 145 m²	+$62,806
Land size	this home 600 m² · comparable 405 m²	+$20,592
Micro-location	this home 0.0346 · comparable 0.0223	+$13,776
Cladding	this home 2 · comparable 3	−$10,090
Year built	this home 1997 · comparable 1995	+$4,021
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.87 km · comparable 3.92 km	+$1,260
Net adjustment		+$165,737

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

4 Barbie Avenue

Sold 5 August 2026 · 0.28 km away

Sold for

$1,515,000

Adjusted to this home

$1,350,264

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$106,454
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 151 m²	+$51,386
Micro-location	this home 0.0346 · comparable 0.0574	−$27,634
Cladding	this home 2 · comparable 4	−$20,181
Year built	this home 1997 · comparable 1999	−$4,021
Land size	this home 600 m² · comparable 570 m²	+$3,168
Distance to beach	this home 3.87 km · comparable 3.98 km	+$3,000
Net adjustment		−$164,736

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

3 Dorothy Place

Sold 27 March 2026 · 0.31 km away

Sold for

$1,300,000

Adjusted to this home

$1,477,398

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,396
Floor area	this home 178 m² · comparable 129.58 m²	+$92,153
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 600 m² · comparable 410 m²	+$20,064
Micro-location	this home 0.0346 · comparable 0.0479	−$13,832
Year built	this home 1997 · comparable 1995	+$4,021
Distance to beach	this home 3.87 km · comparable 3.81 km	−$1,404
Net adjustment		+$177,398

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

28 Pristine Court

Sold 8 October 2026 · 0.85 km away

Sold for

$1,170,000

Adjusted to this home

$1,379,818

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$140,396
Floor area	this home 178 m² · comparable 141.71 m²	+$69,067
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 600 m² · comparable 414 m²	+$19,642
Distance to beach	this home 3.87 km · comparable 3.54 km	−$6,950
Year built	this home 1997 · comparable 1995	+$4,021
Micro-location	this home 0.0346 · comparable 0.0342	+$374
Net adjustment		+$209,818

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

56 Southlake Drive

Sold 21 July 2026 · 0.35 km away

Sold for

$1,660,000

Adjusted to this home

$1,586,693

What we added and subtracted to make this sale comparable to 22 Belrose Boulevard
Floor area	this home 178 m² · comparable 133 m²	+$85,644
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$53,227
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 600 m² · comparable 432 m²	+$17,741
Micro-location	this home 0.0346 · comparable 0.0447	−$13,413
Cladding	this home 2 · comparable 3	−$10,090
Year built	this home 1997 · comparable 1993	+$8,042
Distance to beach	this home 3.87 km · comparable 3.76 km	−$3,287
Net adjustment		−$73,307

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 22 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 22 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 →

22 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

31 Roundelay Drive

8 Cumberland Drive

5 Pristine Court

9 Gainsborough Drive

4 Barbie Avenue

3 Dorothy Place

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Belrose Boulevard sit?