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.

5 Pristine Court

Sold 21 November 2025 · 0.66 km away

Sold for

$1,490,000

Adjusted to this home

$1,455,797

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Floor area	this home 178 m² · comparable 225 m²	−$86,254
Street	this home 0.0359 · comparable -0.0146	+$60,196
Condition	this home 7 · comparable 8	−$59,600
Micro-location	this home 0.0421 · comparable 0.0136	+$33,972
Land size	this home 600 m² · comparable 401 m²	+$20,696
Distance to beach	this home 3.91 km · comparable 3.71 km	−$5,364
Year built	this home 1997 · comparable 1996	+$2,151
Net adjustment		−$34,203

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

21 Cumberland Drive

Sold 4 December 2025 · 0.29 km away

Sold for

$1,450,000

Adjusted to this home

$1,488,599

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$154,986
Condition	this home 7 · comparable 9	−$145,000
Floor area	this home 178 m² · comparable 157 m²	+$38,539
Street	this home 0.0359 · comparable 0.0563	−$23,664
Land size	this home 600 m² · comparable 467 m²	+$13,832
Year built	this home 1997 · comparable 1992	+$10,756
Distance to beach	this home 3.91 km · comparable 3.64 km	−$7,047
Cladding	this home 2 · comparable 3	−$3,107
Micro-location	this home 0.0421 · comparable 0.0427	−$696
Net adjustment		+$38,599

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

$1,532,195

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,200
Floor area	this home 178 m² · comparable 151.3 m²	+$49,000
Land size	this home 600 m² · comparable 420 m²	+$18,720
Micro-location	this home 0.0421 · comparable 0.0311	+$12,144
Distance to beach	this home 3.91 km · comparable 3.59 km	−$7,949
Year built	this home 1997 · comparable 1994	+$6,454
Net adjustment		+$152,195

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

15 Comore Drive

Sold 16 January 2026 · 0.44 km away

Sold for

$1,350,000

Adjusted to this home

$1,387,653

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 6	+$54,000
Street	this home 0.0359 · comparable 0.0785	−$46,008
Micro-location	this home 0.0421 · comparable 0.0738	−$34,236
Land size	this home 600 m² · comparable 423 m²	+$18,408
Floor area	this home 178 m² · comparable 184 m²	−$11,011
Year built	this home 1997 · comparable 2002	−$10,756
Distance to beach	this home 3.91 km · comparable 4.06 km	+$3,256
Net adjustment		+$37,653

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.20 km away

Sold for

$1,400,000

Adjusted to this home

$1,600,427

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$154,986
Floor area	this home 178 m² · comparable 145 m²	+$60,562
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0421 · comparable 0.0223	+$22,176
Land size	this home 600 m² · comparable 405 m²	+$20,280
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 3.91 km · comparable 3.92 km	+$252
Net adjustment		+$200,427

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

1 Thornleigh Crescent

Sold 24 March 2026 · 0.21 km away

Sold for

$1,715,000

Adjusted to this home

$1,600,366

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Street	this home 0.0359 · comparable 0.1043	−$93,845
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$50,393
Floor area	this home 178 m² · comparable 188 m²	−$18,352
Land size	this home 600 m² · comparable 692 m²	−$9,568
Distance to beach	this home 3.91 km · comparable 3.7 km	−$6,482
Year built	this home 1997 · comparable 1994	+$6,454
Micro-location	this home 0.0421 · comparable 0.0468	−$6,448
Net adjustment		−$114,634

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

$1,462,101

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$154,986
Floor area	this home 178 m² · comparable 141.71 m²	+$66,599
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 600 m² · comparable 414 m²	+$19,344
Distance to beach	this home 3.91 km · comparable 3.54 km	−$7,792
Micro-location	this home 0.0421 · comparable 0.0342	+$7,394
Year built	this home 1997 · comparable 1995	+$4,302
Net adjustment		+$292,101

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

56 Southlake Drive

Sold 21 July 2026 · 0.34 km away

Sold for

$1,660,000

Adjusted to this home

$1,500,509

What we added and subtracted to make this sale comparable to 28 Belrose Boulevard
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 178 m² · comparable 133 m²	+$82,584
Car spaces	this home 2 · comparable 3	−$50,393
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	+$17,472
Year built	this home 1997 · comparable 1993	+$8,605
Distance to beach	this home 3.91 km · comparable 3.76 km	−$4,482
Micro-location	this home 0.0421 · comparable 0.0447	−$3,453
Cladding	this home 2 · comparable 3	−$3,107
Net adjustment		−$159,491

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 28 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 28 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 →

28 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

5 Pristine Court

21 Cumberland Drive

31 Roundelay Drive

15 Comore Drive

9 Gainsborough Drive

1 Thornleigh Crescent

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 28 Belrose Boulevard sit?