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 · 0.22 km away

Sold for

$1,400,000

Adjusted to this home

$1,382,067

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Condition	this home 6 · comparable 8	−$112,000
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 182 m² · comparable 145 m²	+$56,566
Micro-location	this home 0.0495 · comparable 0.0223	+$30,464
Land size	this home 600 m² · comparable 405 m²	+$26,052
Cladding	this home 2 · comparable 3	−$21,014
Year built	this home 1997 · comparable 1995	+$5,779
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.95 km · comparable 3.92 km	−$756
Net adjustment		−$17,933

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

31 Roundelay Drive

Sold 30 July 2026 · 0.66 km away

Sold for

$1,380,000

Adjusted to this home

$1,393,252

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Condition	this home 6 · comparable 8	−$110,400
Bedrooms	this home 3 · comparable 4	−$96,397
Street	this home 0.0359 · comparable -0.023	+$65,026
Car spaces	this home 4 · comparable 2	+$64,000
Floor area	this home 182 m² · comparable 151.3 m²	+$46,934
Land size	this home 600 m² · comparable 420 m²	+$24,048
Micro-location	this home 0.0495 · comparable 0.0311	+$20,314
Distance to beach	this home 3.95 km · comparable 3.59 km	−$8,942
Year built	this home 1997 · comparable 1994	+$8,669
Net adjustment		+$13,252

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

8 Cumberland Drive

Sold 3 June 2026 · 0.41 km away

Sold for

$1,415,000

Adjusted to this home

$1,415,128

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Car spaces	this home 4 · comparable 2	+$64,000
Condition	this home 6 · comparable 7	−$56,600
Street	this home 0.0359 · comparable 0.0563	−$23,093
Floor area	this home 182 m² · comparable 167.88 m²	+$21,586
Year built	this home 1997 · comparable 1992	+$14,448
Land size	this home 600 m² · comparable 703 m²	−$13,761
Distance to beach	this home 3.95 km · comparable 3.55 km	−$10,188
Micro-location	this home 0.0495 · comparable 0.0462	+$3,736
Net adjustment		+$128

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

39 Brier Crescent

Sold 16 May 2026 · 0.62 km away

Sold for

$1,302,000

Adjusted to this home

$1,356,095

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Condition	this home 6 · comparable 8	−$104,160
Floor area	this home 182 m² · comparable 141 m²	+$62,681
Street	this home 0.0359 · comparable -0.0225	+$60,830
Year built	this home 1997 · comparable 2013	−$46,234
Micro-location	this home 0.0495 · comparable 0.0157	+$35,206
Car spaces	this home 4 · comparable 3	+$32,000
Cladding	this home 2 · comparable 1	+$21,014
Land size	this home 600 m² · comparable 708 m²	−$14,429
Distance to beach	this home 3.95 km · comparable 4.35 km	+$7,187
Net adjustment		+$54,095

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

21 Altissimo Close

Sold 3 February 2026 · 0.55 km away

Sold for

$1,355,000

Adjusted to this home

$1,388,768

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Condition	this home 6 · comparable 9	−$189,700
Floor area	this home 182 m² · comparable 114 m²	+$103,958
Car spaces	this home 4 · comparable 2	+$64,000
Street	this home 0.0359 · comparable 0.0085	+$29,702
Land size	this home 600 m² · comparable 413 m²	+$24,983
Cladding	this home 2 · comparable 3	−$21,014
Micro-location	this home 0.0495 · comparable 0.0315	+$19,512
Year built	this home 1997 · comparable 1994	+$8,669
Distance to beach	this home 3.95 km · comparable 3.69 km	−$6,342
Net adjustment		+$33,768

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

36 Roundelay Drive

Sold 23 December 2025 · 0.66 km away

Sold for

$1,352,000

Adjusted to this home

$1,346,692

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Condition	this home 6 · comparable 9	−$189,280
Car spaces	this home 4 · comparable 2	+$64,000
Street	this home 0.0359 · comparable -0.023	+$63,706
Floor area	this home 182 m² · comparable 161 m²	+$32,105
Land size	this home 600 m² · comparable 415 m²	+$24,716
Micro-location	this home 0.0495 · comparable 0.0287	+$22,498
Cladding	this home 2 · comparable 3	−$21,014
Distance to beach	this home 3.95 km · comparable 3.51 km	−$10,708
Year built	this home 1997 · comparable 1994	+$8,669
Net adjustment		−$5,308

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

$1,268,379

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 182 m² · comparable 141.71 m²	+$61,595
Street	this home 0.0359 · comparable -0.0146	+$47,268
Condition	this home 6 · comparable 7	−$46,800
Land size	this home 600 m² · comparable 414 m²	+$24,850
Micro-location	this home 0.0495 · comparable 0.0342	+$14,321
Distance to beach	this home 3.95 km · comparable 3.54 km	−$8,634
Year built	this home 1997 · comparable 1995	+$5,779
Net adjustment		+$98,379

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

3 Dorothy Place

Sold 27 March 2026 · 0.29 km away

Sold for

$1,300,000

Adjusted to this home

$1,409,691

What we added and subtracted to make this sale comparable to 32 Belrose Boulevard
Floor area	this home 182 m² · comparable 129.58 m²	+$80,140
Car spaces	this home 4 · comparable 2	+$64,000
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 600 m² · comparable 410 m²	+$25,384
Year built	this home 1997 · comparable 1995	+$5,779
Distance to beach	this home 3.95 km · comparable 3.81 km	−$3,276
Micro-location	this home 0.0495 · comparable 0.0479	+$1,664
Net adjustment		+$109,691

A further 10 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 32 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 32 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.

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32 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

8 Cumberland Drive

39 Brier Crescent

21 Altissimo Close

36 Roundelay Drive

28 Pristine Court

3 Dorothy Place

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 32 Belrose Boulevard sit?