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 · 0.16 km away

Sold for

$1,400,000

Adjusted to this home

$1,437,307

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 7 · comparable 8	−$56,000
Cladding	this home 2 · comparable 3	−$22,470
Land size	this home 634 m² · comparable 405 m²	+$21,984
Floor area	this home 151 m² · comparable 145 m²	+$10,344
Micro-location	this home 0.031 · comparable 0.0223	+$9,744
Distance to beach	this home 3.76 km · comparable 3.92 km	+$4,032
Street	this home 0.0359 · comparable 0.0386	−$3,024
Year built	this home 1994 · comparable 1995	−$2,953
Net adjustment		+$37,307

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

31 Roundelay Drive

Sold 30 July 2026 · 0.76 km away

Sold for

$1,380,000

Adjusted to this home

$1,405,520

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Condition	this home 7 · comparable 8	−$55,200
Land size	this home 634 m² · comparable 420 m²	+$20,544
Distance to beach	this home 3.76 km · comparable 3.59 km	−$4,222
Floor area	this home 151 m² · comparable 151.3 m²	−$518
Micro-location	this home 0.031 · comparable 0.0311	−$110
Net adjustment		+$25,520

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

39 Brier Crescent

Sold 16 May 2026 · 0.70 km away

Sold for

$1,302,000

Adjusted to this home

$1,396,082

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Street	this home 0.0359 · comparable -0.0225	+$60,830
Car spaces	this home 2 · comparable 3	−$58,398
Year built	this home 1994 · comparable 2013	−$56,103
Condition	this home 7 · comparable 8	−$52,080
Cladding	this home 2 · comparable 1	+$22,470
Floor area	this home 151 m² · comparable 141 m²	+$17,240
Micro-location	this home 0.031 · comparable 0.0157	+$15,937
Distance to beach	this home 3.76 km · comparable 4.35 km	+$11,640
Land size	this home 634 m² · comparable 708 m²	−$7,104
Net adjustment		+$94,082

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

8 Cumberland Drive

Sold 3 June 2026 · 0.24 km away

Sold for

$1,415,000

Adjusted to this home

$1,479,183

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Floor area	this home 151 m² · comparable 167.88 m²	−$29,101
Street	this home 0.0359 · comparable 0.0563	−$23,093
Micro-location	this home 0.031 · comparable 0.0462	−$17,206
Land size	this home 634 m² · comparable 703 m²	−$6,624
Year built	this home 1994 · comparable 1992	+$5,906
Distance to beach	this home 3.76 km · comparable 3.55 km	−$5,349
Net adjustment		+$64,183

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

36 Roundelay Drive

Sold 23 December 2025 · 0.73 km away

Sold for

$1,352,000

Adjusted to this home

$1,397,874

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Condition	this home 7 · comparable 9	−$135,200
Street	this home 0.0359 · comparable -0.023	+$63,706
Cladding	this home 2 · comparable 3	−$22,470
Land size	this home 634 m² · comparable 415 m²	+$21,024
Floor area	this home 151 m² · comparable 161 m²	−$17,240
Distance to beach	this home 3.76 km · comparable 3.51 km	−$6,084
Micro-location	this home 0.031 · comparable 0.0287	+$2,488
Net adjustment		+$45,874

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

16 Stanford Avenue

Sold 25 September 2026 · 1.01 km away

Sold for

$1,185,000

Adjusted to this home

$1,263,864

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Micro-location	this home 0.031 · comparable 0.0704	−$37,351
Cladding	this home 2 · comparable 3	−$22,470
Land size	this home 634 m² · comparable 420 m²	+$20,544
Distance to beach	this home 3.76 km · comparable 2.9 km	−$18,344
Year built	this home 1994 · comparable 1996	−$5,906
Floor area	this home 151 m² · comparable 149.41 m²	+$2,741
Net adjustment		+$78,864

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

28 Pristine Court

Sold 8 October 2026 · 0.95 km away

Sold for

$1,170,000

Adjusted to this home

$1,319,473

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 634 m² · comparable 414 m²	+$21,120
Floor area	this home 151 m² · comparable 141.71 m²	+$16,016
Distance to beach	this home 3.76 km · comparable 3.54 km	−$4,633
Micro-location	this home 0.031 · comparable 0.0342	−$2,995
Year built	this home 1994 · comparable 1995	−$2,953
Net adjustment		+$149,473

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

13 Acklin Court

Sold 2 September 2026 · 0.79 km away

Sold for

$1,110,000

Adjusted to this home

$1,197,182

What we added and subtracted to make this sale comparable to 4 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Micro-location	this home 0.031 · comparable 0.1014	−$62,515
Land size	this home 634 m² · comparable 375 m²	+$24,864
Floor area	this home 151 m² · comparable 137 m²	+$24,136
Year built	this home 1994 · comparable 2002	−$23,622
Cladding	this home 2 · comparable 3	−$22,470
Distance to beach	this home 3.76 km · comparable 4.16 km	+$7,139
Net adjustment		+$87,182

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 4 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 4 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 →

4 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

39 Brier Crescent

8 Cumberland Drive

36 Roundelay Drive

16 Stanford Avenue

28 Pristine Court

13 Acklin Court

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Belrose Boulevard sit?