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.

28 Pristine Court

Sold 8 October 2026 · 0.72 km away

Sold for

$1,170,000

Adjusted to this home

$1,168,807

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Floor area	this home 128 m² · comparable 141.71 m²	−$22,111
Cladding	this home 3 · comparable 2	+$21,726
Micro-location	this home 0.0506 · comparable 0.0342	+$15,350
Year built	this home 1998 · comparable 1995	+$10,152
Distance to beach	this home 3.91 km · comparable 3.54 km	−$7,792
Land size	this home 402 m² · comparable 414 m²	−$1,786
Net adjustment		−$1,193

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.36 km away

Sold for

$1,400,000

Adjusted to this home

$1,291,212

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0506 · comparable 0.0223	+$31,696
Floor area	this home 128 m² · comparable 145 m²	−$27,418
Year built	this home 1998 · comparable 1995	+$10,152
Street	this home 0.0359 · comparable 0.0386	−$3,024
Land size	this home 402 m² · comparable 405 m²	−$446
Distance to beach	this home 3.91 km · comparable 3.92 km	+$252
Net adjustment		−$108,788

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

39 Brier Crescent

Sold 16 May 2026 · 0.73 km away

Sold for

$1,302,000

Adjusted to this home

$1,249,421

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0225	+$60,830
Condition	this home 7 · comparable 8	−$52,080
Year built	this home 1998 · comparable 2013	−$50,760
Land size	this home 402 m² · comparable 708 m²	−$45,533
Cladding	this home 3 · comparable 1	+$43,453
Micro-location	this home 0.0506 · comparable 0.0157	+$36,352
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 128 m² · comparable 141 m²	−$20,966
Distance to beach	this home 3.91 km · comparable 4.35 km	+$8,125
Net adjustment		−$52,579

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

31 Roundelay Drive

Sold 30 July 2026 · 0.53 km away

Sold for

$1,380,000

Adjusted to this home

$1,303,599

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Bedrooms	this home 3 · comparable 4	−$94,812
Street	this home 0.0359 · comparable -0.023	+$65,026
Condition	this home 7 · comparable 8	−$55,200
Floor area	this home 128 m² · comparable 151.3 m²	−$37,578
Cladding	this home 3 · comparable 2	+$21,726
Micro-location	this home 0.0506 · comparable 0.0311	+$21,528
Year built	this home 1998 · comparable 1994	+$13,536
Distance to beach	this home 3.91 km · comparable 3.59 km	−$7,949
Land size	this home 402 m² · comparable 420 m²	−$2,678
Net adjustment		−$76,401

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

4 Pascali Court

Sold 5 August 2026 · 0.58 km away

Sold for

$1,150,000

Adjusted to this home

$1,261,843

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0364	+$66,516
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 6	+$46,000
Micro-location	this home 0.0506 · comparable 0.0123	+$35,236
Cladding	this home 3 · comparable 2	+$21,726
Year built	this home 1998 · comparable 1995	+$10,152
Distance to beach	this home 3.91 km · comparable 3.67 km	−$4,968
Floor area	this home 128 m² · comparable 125.33 m²	+$4,306
Land size	this home 402 m² · comparable 423 m²	−$3,125
Net adjustment		+$111,843

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

3 Dorothy Place

Sold 27 March 2026 · 0.16 km away

Sold for

$1,300,000

Adjusted to this home

$1,316,608

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 6	+$52,000
Cladding	this home 3 · comparable 2	+$21,726
Year built	this home 1998 · comparable 1995	+$10,152
Micro-location	this home 0.0506 · comparable 0.0479	+$2,808
Floor area	this home 128 m² · comparable 129.58 m²	−$2,548
Distance to beach	this home 3.91 km · comparable 3.81 km	−$2,340
Land size	this home 402 m² · comparable 410 m²	−$1,190
Net adjustment		+$16,608

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

6 Pristine Court

Sold 30 June 2026 · 0.56 km away

Sold for

$1,220,000

Adjusted to this home

$1,307,277

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$49,288
Micro-location	this home 0.0506 · comparable 0.0126	+$37,088
Floor area	this home 128 m² · comparable 143.96 m²	−$25,740
Cladding	this home 3 · comparable 2	+$21,726
Year built	this home 1998 · comparable 1994	+$13,536
Distance to beach	this home 3.91 km · comparable 3.68 km	−$5,050
Land size	this home 402 m² · comparable 426 m²	−$3,571
Net adjustment		+$87,277

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

8 Cumberland Drive

Sold 3 June 2026 · 0.43 km away

Sold for

$1,415,000

Adjusted to this home

$1,320,641

What we added and subtracted to make this sale comparable to 29 Belrose Boulevard
Floor area	this home 128 m² · comparable 167.88 m²	−$64,318
Land size	this home 402 m² · comparable 703 m²	−$44,789
Street	this home 0.0359 · comparable 0.0563	−$23,093
Cladding	this home 3 · comparable 2	+$21,726
Year built	this home 1998 · comparable 1992	+$20,304
Distance to beach	this home 3.91 km · comparable 3.55 km	−$9,170
Micro-location	this home 0.0506 · comparable 0.0462	+$4,981
Net adjustment		−$94,359

A further 11 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 29 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 29 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

16 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 →

29 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

28 Pristine Court

9 Gainsborough Drive

39 Brier Crescent

31 Roundelay Drive

4 Pascali Court

3 Dorothy Place

6 Pristine Court

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 29 Belrose Boulevard sit?