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.

21 Cumberland Drive

Sold 4 December 2025 · 0.33 km away

Sold for

$1,450,000

Adjusted to this home

$1,431,803

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$105,674
Floor area	this home 178 m² · comparable 157 m²	+$29,938
Street	this home 0.0359 · comparable 0.0563	−$23,664
Cladding	this home 2 · comparable 3	−$22,539
Year built	this home 1998 · comparable 1992	+$19,819
Land size	this home 600 m² · comparable 467 m²	+$17,024
Micro-location	this home 0.0506 · comparable 0.0427	+$9,164
Distance to beach	this home 3.97 km · comparable 3.64 km	−$8,613
Net adjustment		−$18,197

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.27 km away

Sold for

$1,400,000

Adjusted to this home

$1,536,462

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$105,674
Condition	this home 7 · comparable 8	−$56,000
Floor area	this home 178 m² · comparable 145 m²	+$47,045
Micro-location	this home 0.0506 · comparable 0.0223	+$31,696
Land size	this home 600 m² · comparable 405 m²	+$24,960
Cladding	this home 2 · comparable 3	−$22,539
Year built	this home 1998 · comparable 1995	+$9,910
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.97 km · comparable 3.92 km	−$1,260
Net adjustment		+$136,462

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

15 Comore Drive

Sold 16 January 2026 · 0.36 km away

Sold for

$1,350,000

Adjusted to this home

$1,399,623

What we added and subtracted to make this sale comparable to 38 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 0.0506 · comparable 0.0738	−$25,056
Land size	this home 600 m² · comparable 423 m²	+$22,656
Year built	this home 1998 · comparable 2002	−$13,213
Floor area	this home 178 m² · comparable 184 m²	−$8,554
Distance to beach	this home 3.97 km · comparable 4.06 km	+$1,798
Net adjustment		+$49,623

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

16 South Bay Drive

Sold 9 July 2026 · 0.86 km away

Sold for

$1,250,000

Adjusted to this home

$1,270,753

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$105,674
Water views	this home 0 · comparable 1	−$78,145
Pool	this home 1 · comparable 0	+$64,000
Land size	this home 600 m² · comparable 188 m²	+$52,736
Condition	this home 7 · comparable 8	−$50,000
Storeys	this home 1 · comparable 2	−$40,000
Year built	this home 1998 · comparable 2009	−$36,335
Floor area	this home 178 m² · comparable 156 m²	+$31,363
Street	this home 0.0359 · comparable 0.064	−$28,100
Air conditioning	this home 0 · comparable 1	−$9,600
Micro-location	this home 0.0506 · comparable 0.0436	+$7,000
Distance to beach	this home 3.97 km · comparable 4.09 km	+$2,160
Net adjustment		+$20,753

A further 6 factors were compared and found the same on both properties, so no money moved.

5 Pristine Court

Sold 21 November 2025 · 0.62 km away

Sold for

$1,490,000

Adjusted to this home

$1,492,801

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Floor area	this home 178 m² · comparable 225 m²	−$67,003
Street	this home 0.0359 · comparable -0.0146	+$60,196
Condition	this home 7 · comparable 8	−$59,600
Micro-location	this home 0.0506 · comparable 0.0136	+$44,104
Land size	this home 600 m² · comparable 401 m²	+$25,472
Distance to beach	this home 3.97 km · comparable 3.71 km	−$6,974
Year built	this home 1998 · comparable 1996	+$6,606
Net adjustment		+$2,801

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

31 Roundelay Drive

Sold 30 July 2026 · 0.64 km away

Sold for

$1,380,000

Adjusted to this home

$1,540,231

What we added and subtracted to make this sale comparable to 38 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	+$38,063
Land size	this home 600 m² · comparable 420 m²	+$23,040
Micro-location	this home 0.0506 · comparable 0.0311	+$21,528
Year built	this home 1998 · comparable 1994	+$13,213
Distance to beach	this home 3.97 km · comparable 3.59 km	−$9,439
Net adjustment		+$160,231

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

28 Pristine Court

Sold 8 October 2026 · 0.82 km away

Sold for

$1,170,000

Adjusted to this home

$1,414,689

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$105,674
Floor area	this home 178 m² · comparable 141.71 m²	+$51,735
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 600 m² · comparable 414 m²	+$23,808
Micro-location	this home 0.0506 · comparable 0.0342	+$15,350
Year built	this home 1998 · comparable 1995	+$9,910
Distance to beach	this home 3.97 km · comparable 3.54 km	−$9,056
Net adjustment		+$244,689

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

56 Southlake Drive

Sold 21 July 2026 · 0.32 km away

Sold for

$1,660,000

Adjusted to this home

$1,512,876

What we added and subtracted to make this sale comparable to 38 Belrose Boulevard
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 178 m² · comparable 133 m²	+$64,152
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$22,539
Land size	this home 600 m² · comparable 432 m²	+$21,504
Street	this home 0.0359 · comparable 0.0515	−$20,717
Year built	this home 1998 · comparable 1993	+$16,516
Air conditioning	this home 0 · comparable 1	−$9,600
Micro-location	this home 0.0506 · comparable 0.0447	+$7,835
Distance to beach	this home 3.97 km · comparable 3.76 km	−$6,275
Net adjustment		−$147,124

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 38 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 38 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

38 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

21 Cumberland Drive

9 Gainsborough Drive

15 Comore Drive

16 South Bay Drive

5 Pristine Court

31 Roundelay Drive

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 38 Belrose Boulevard sit?