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 · 0.29 km away

Sold for

$1,400,000

Adjusted to this home

$1,410,731

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Condition	this home 6 · comparable 8	−$112,000
Bedrooms	this home 4 · comparable 3	+$104,640
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 145 m²	+$45,302
Micro-location	this home 0.0522 · comparable 0.0223	+$33,488
Land size	this home 600 m² · comparable 405 m²	+$23,556
Cladding	this home 2 · comparable 3	−$22,465
Year built	this home 1997 · comparable 1995	+$6,242
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.96 km · comparable 3.92 km	−$1,008
Net adjustment		+$10,731

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

31 Roundelay Drive

Sold 30 July 2026 · 0.62 km away

Sold for

$1,380,000

Adjusted to this home

$1,416,490

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Condition	this home 6 · comparable 8	−$110,400
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 178 m² · comparable 151.3 m²	+$36,654
Micro-location	this home 0.0522 · comparable 0.0311	+$23,294
Land size	this home 600 m² · comparable 420 m²	+$21,744
Year built	this home 1997 · comparable 1994	+$9,362
Distance to beach	this home 3.96 km · comparable 3.59 km	−$9,190
Net adjustment		+$36,490

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

8 Cumberland Drive

Sold 3 June 2026 · 0.44 km away

Sold for

$1,415,000

Adjusted to this home

$1,453,352

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Condition	this home 6 · comparable 7	−$56,600
Street	this home 0.0359 · comparable 0.0563	−$23,093
Year built	this home 1997 · comparable 1992	+$15,604
Floor area	this home 178 m² · comparable 167.88 m²	+$13,893
Land size	this home 600 m² · comparable 703 m²	−$12,442
Distance to beach	this home 3.96 km · comparable 3.55 km	−$10,442
Micro-location	this home 0.0522 · comparable 0.0462	+$6,792
Net adjustment		+$38,352

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

39 Brier Crescent

Sold 16 May 2026 · 0.65 km away

Sold for

$1,302,000

Adjusted to this home

$1,386,561

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Condition	this home 6 · comparable 8	−$104,160
Street	this home 0.0359 · comparable -0.0225	+$60,830
Floor area	this home 178 m² · comparable 141 m²	+$50,794
Year built	this home 1997 · comparable 2013	−$49,933
Micro-location	this home 0.0522 · comparable 0.0157	+$38,018
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 1	+$22,465
Land size	this home 600 m² · comparable 708 m²	−$13,046
Distance to beach	this home 3.96 km · comparable 4.35 km	+$6,953
Net adjustment		+$84,561

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

36 Roundelay Drive

Sold 23 December 2025 · 0.63 km away

Sold for

$1,352,000

Adjusted to this home

$1,378,116

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Condition	this home 6 · comparable 9	−$189,280
Bedrooms	this home 4 · comparable 3	+$104,640
Street	this home 0.0359 · comparable -0.023	+$63,706
Micro-location	this home 0.0522 · comparable 0.0287	+$25,418
Floor area	this home 178 m² · comparable 161 m²	+$23,338
Cladding	this home 2 · comparable 3	−$22,465
Land size	this home 600 m² · comparable 415 m²	+$22,348
Distance to beach	this home 3.96 km · comparable 3.51 km	−$10,951
Year built	this home 1997 · comparable 1994	+$9,362
Net adjustment		+$26,116

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

21 Altissimo Close

Sold 3 February 2026 · 0.51 km away

Sold for

$1,355,000

Adjusted to this home

$1,412,840

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Condition	this home 6 · comparable 9	−$189,700
Bedrooms	this home 4 · comparable 3	+$104,640
Floor area	this home 178 m² · comparable 114 m²	+$87,859
Street	this home 0.0359 · comparable 0.0085	+$29,702
Land size	this home 600 m² · comparable 413 m²	+$22,590
Cladding	this home 2 · comparable 3	−$22,465
Micro-location	this home 0.0522 · comparable 0.0315	+$22,438
Year built	this home 1997 · comparable 1994	+$9,362
Distance to beach	this home 3.96 km · comparable 3.69 km	−$6,586
Net adjustment		+$57,840

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

28 Pristine Court

Sold 8 October 2026 · 0.80 km away

Sold for

$1,170,000

Adjusted to this home

$1,297,641

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 141.71 m²	+$49,819
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	+$22,469
Micro-location	this home 0.0522 · comparable 0.0342	+$16,848
Distance to beach	this home 3.96 km · comparable 3.54 km	−$8,845
Year built	this home 1997 · comparable 1995	+$6,242
Net adjustment		+$127,641

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

56 Southlake Drive

Sold 21 July 2026 · 0.30 km away

Sold for

$1,660,000

Adjusted to this home

$1,366,955

What we added and subtracted to make this sale comparable to 40 Belrose Boulevard
Condition	this home 6 · comparable 9	−$232,400
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 178 m² · comparable 133 m²	+$61,776
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 2 · comparable 3	−$22,465
Street	this home 0.0359 · comparable 0.0515	−$20,717
Land size	this home 600 m² · comparable 432 m²	+$20,294
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1997 · comparable 1993	+$12,483
Micro-location	this home 0.0522 · comparable 0.0447	+$9,960
Distance to beach	this home 3.96 km · comparable 3.76 km	−$5,976
Net adjustment		−$293,045

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 40 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 40 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.

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See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

40 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

36 Roundelay Drive

21 Altissimo Close

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Belrose Boulevard sit?