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 · 0.20 km away

Sold for

$1,400,000

Adjusted to this home

$1,478,276

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Condition	this home 6 · comparable 8	−$112,000
Floor area	this home 207 m² · comparable 145 m²	+$102,474
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 2 · comparable 3	−$26,070
Land size	this home 608 m² · comparable 405 m²	+$22,411
Micro-location	this home 0.0402 · comparable 0.0223	+$20,048
Distance to beach	this home 3.73 km · comparable 3.92 km	+$4,788
Year built	this home 1994 · comparable 1995	−$3,485
Street	this home 0.0359 · comparable 0.0386	−$3,024
Net adjustment		+$78,276

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

31 Roundelay Drive

Sold 30 July 2026 · 0.71 km away

Sold for

$1,380,000

Adjusted to this home

$1,454,010

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Condition	this home 6 · comparable 8	−$110,400
Floor area	this home 207 m² · comparable 151.3 m²	+$92,061
Street	this home 0.0359 · comparable -0.023	+$65,026
Land size	this home 608 m² · comparable 420 m²	+$20,755
Micro-location	this home 0.0402 · comparable 0.0311	+$10,046
Distance to beach	this home 3.73 km · comparable 3.59 km	−$3,478
Net adjustment		+$74,010

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

18 Massachusetts Court

Sold 9 July 2026 · 0.94 km away

Sold for

$1,450,000

Adjusted to this home

$1,386,995

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Floor area	this home 207 m² · comparable 137 m²	+$115,696
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable 0.0616	−$29,812
Micro-location	this home 0.0402 · comparable 0.0654	−$29,232
Cladding	this home 2 · comparable 3	−$26,070
Distance to beach	this home 3.73 km · comparable 3.09 km	−$16,704
Year built	this home 1994 · comparable 1997	−$10,454
Land size	this home 608 m² · comparable 630 m²	−$2,429
Net adjustment		−$63,005

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

39 Brier Crescent

Sold 16 May 2026 · 0.75 km away

Sold for

$1,302,000

Adjusted to this home

$1,433,753

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 207 m² · comparable 141 m²	+$109,085
Condition	this home 6 · comparable 8	−$104,160
Year built	this home 1994 · comparable 2013	−$66,211
Street	this home 0.0359 · comparable -0.0225	+$60,830
Car spaces	this home 2 · comparable 3	−$57,817
Cladding	this home 2 · comparable 1	+$26,070
Micro-location	this home 0.0402 · comparable 0.0157	+$25,519
Distance to beach	this home 3.73 km · comparable 4.35 km	+$12,343
Land size	this home 608 m² · comparable 708 m²	−$11,040
Net adjustment		+$131,753

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

8 Cumberland Drive

Sold 3 June 2026 · 0.19 km away

Sold for

$1,415,000

Adjusted to this home

$1,522,204

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 207 m² · comparable 167.88 m²	+$64,658
Condition	this home 6 · comparable 7	−$56,600
Street	this home 0.0359 · comparable 0.0563	−$23,093
Land size	this home 608 m² · comparable 703 m²	−$10,488
Year built	this home 1994 · comparable 1992	+$6,970
Micro-location	this home 0.0402 · comparable 0.0462	−$6,792
Distance to beach	this home 3.73 km · comparable 3.55 km	−$4,585
Net adjustment		+$107,204

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

16 Stanford Avenue

Sold 25 September 2026 · 0.96 km away

Sold for

$1,185,000

Adjusted to this home

$1,311,300

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 207 m² · comparable 149.41 m²	+$95,185
Condition	this home 6 · comparable 7	−$47,400
Micro-location	this home 0.0402 · comparable 0.0704	−$28,630
Cladding	this home 2 · comparable 3	−$26,070
Land size	this home 608 m² · comparable 420 m²	+$20,755
Distance to beach	this home 3.73 km · comparable 2.9 km	−$17,704
Year built	this home 1994 · comparable 1996	−$6,970
Net adjustment		+$126,300

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

28 Pristine Court

Sold 8 October 2026 · 0.90 km away

Sold for

$1,170,000

Adjusted to this home

$1,371,060

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$137,134
Floor area	this home 207 m² · comparable 141.71 m²	+$107,911
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Condition	this home 6 · comparable 7	−$46,800
Land size	this home 608 m² · comparable 414 m²	+$21,418
Micro-location	this home 0.0402 · comparable 0.0342	+$5,616
Distance to beach	this home 3.73 km · comparable 3.54 km	−$4,002
Year built	this home 1994 · comparable 1995	−$3,485
Net adjustment		+$201,060

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

56 Southlake Drive

Sold 21 July 2026 · 0.44 km away

Sold for

$1,660,000

Adjusted to this home

$1,379,138

What we added and subtracted to make this sale comparable to 3 Belrose Boulevard
Condition	this home 6 · comparable 9	−$232,400
Floor area	this home 207 m² · comparable 133 m²	+$122,307
Pool	this home 0 · comparable 1	−$64,000
Car spaces	this home 2 · comparable 3	−$57,817
Cladding	this home 2 · comparable 3	−$26,070
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 608 m² · comparable 432 m²	+$19,430
Micro-location	this home 0.0402 · comparable 0.0447	−$5,976
Year built	this home 1994 · comparable 1993	+$3,485
Distance to beach	this home 3.73 km · comparable 3.76 km	+$896
Net adjustment		−$280,862

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 3 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 3 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 →

3 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

31 Roundelay Drive

18 Massachusetts Court

39 Brier Crescent

8 Cumberland Drive

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 3 Belrose Boulevard sit?