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 · 0.19 km away

Sold for

$1,400,000

Adjusted to this home

$1,336,955

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 125 m² · comparable 145 m²	−$36,704
Land size	this home 600 m² · comparable 405 m²	+$20,280
Micro-location	this home 0.039 · comparable 0.0223	+$18,704
Year built	this home 1997 · comparable 1995	+$4,302
Cladding	this home 2 · comparable 3	−$3,107
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.9 km · comparable 3.92 km	+$504
Net adjustment		−$63,045

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

39 Brier Crescent

Sold 16 May 2026 · 0.64 km away

Sold for

$1,302,000

Adjusted to this home

$1,273,159

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0225	+$60,830
Car spaces	this home 2 · comparable 3	−$50,393
Year built	this home 1997 · comparable 2013	−$34,419
Floor area	this home 125 m² · comparable 141 m²	−$29,363
Micro-location	this home 0.039 · comparable 0.0157	+$24,270
Land size	this home 600 m² · comparable 708 m²	−$11,232
Distance to beach	this home 3.9 km · comparable 4.35 km	+$8,359
Cladding	this home 2 · comparable 1	+$3,107
Net adjustment		−$28,841

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

6 Pristine Court

Sold 30 June 2026 · 0.70 km away

Sold for

$1,220,000

Adjusted to this home

$1,279,978

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$49,288
Floor area	this home 125 m² · comparable 143.96 m²	−$34,795
Micro-location	this home 0.039 · comparable 0.0126	+$25,766
Land size	this home 600 m² · comparable 426 m²	+$18,096
Year built	this home 1997 · comparable 1994	+$6,454
Distance to beach	this home 3.9 km · comparable 3.68 km	−$4,831
Net adjustment		+$59,978

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

8 Cumberland Drive

Sold 3 June 2026 · 0.36 km away

Sold for

$1,415,000

Adjusted to this home

$1,296,193

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Floor area	this home 125 m² · comparable 167.88 m²	−$78,694
Street	this home 0.0359 · comparable 0.0563	−$23,093
Year built	this home 1997 · comparable 1992	+$10,756
Land size	this home 600 m² · comparable 703 m²	−$10,712
Distance to beach	this home 3.9 km · comparable 3.55 km	−$8,914
Micro-location	this home 0.039 · comparable 0.0462	−$8,150
Net adjustment		−$118,807

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

4 Pascali Court

Sold 5 August 2026 · 0.72 km away

Sold for

$1,150,000

Adjusted to this home

$1,194,423

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0364	+$66,516
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.039 · comparable 0.0123	+$24,564
Land size	this home 600 m² · comparable 423 m²	+$18,408
Distance to beach	this home 3.9 km · comparable 3.67 km	−$4,761
Year built	this home 1997 · comparable 1995	+$4,302
Floor area	this home 125 m² · comparable 125.33 m²	−$606
Net adjustment		+$44,423

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

28 Pristine Court

Sold 8 October 2026 · 0.85 km away

Sold for

$1,170,000

Adjusted to this home

$1,143,159

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Floor area	this home 125 m² · comparable 141.71 m²	−$30,666
Land size	this home 600 m² · comparable 414 m²	+$19,344
Distance to beach	this home 3.9 km · comparable 3.54 km	−$7,582
Micro-location	this home 0.039 · comparable 0.0342	+$4,493
Year built	this home 1997 · comparable 1995	+$4,302
Net adjustment		−$26,841

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

31 Roundelay Drive

Sold 30 July 2026 · 0.66 km away

Sold for

$1,380,000

Adjusted to this home

$1,422,956

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 125 m² · comparable 151.3 m²	−$48,266
Land size	this home 600 m² · comparable 420 m²	+$18,720
Micro-location	this home 0.039 · comparable 0.0311	+$8,722
Distance to beach	this home 3.9 km · comparable 3.59 km	−$7,700
Year built	this home 1997 · comparable 1994	+$6,454
Net adjustment		+$42,956

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

4 Barbie Avenue

Sold 5 August 2026 · 0.25 km away

Sold for

$1,515,000

Adjusted to this home

$1,274,984

What we added and subtracted to make this sale comparable to 26 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$100,786
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 125 m² · comparable 151 m²	−$47,715
Micro-location	this home 0.039 · comparable 0.0574	−$22,301
Cladding	this home 2 · comparable 4	−$6,214
Year built	this home 1997 · comparable 1999	−$4,302
Land size	this home 600 m² · comparable 570 m²	+$3,120
Distance to beach	this home 3.9 km · comparable 3.98 km	+$2,182
Net adjustment		−$240,016

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 26 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 26 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

14 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 →

26 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

6 Pristine Court

8 Cumberland Drive

4 Pascali Court

28 Pristine Court

31 Roundelay Drive

4 Barbie Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 26 Belrose Boulevard sit?