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.

31 Roundelay Drive

Sold 30 July 2026 · 0.47 km away

Sold for

$1,380,000

Adjusted to this home

$1,447,076

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 128 m² · comparable 151.3 m²	−$37,206
Micro-location	this home 0.0488 · comparable 0.0311	+$19,541
Year built	this home 1998 · comparable 1994	+$14,720
Distance to beach	this home 3.9 km · comparable 3.59 km	−$7,700
Cladding	this home 3 · comparable 2	+$7,012
Land size	this home 452 m² · comparable 420 m²	+$5,683
Net adjustment		+$67,076

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

8 Cumberland Drive

Sold 3 June 2026 · 0.47 km away

Sold for

$1,415,000

Adjusted to this home

$1,466,762

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Floor area	this home 128 m² · comparable 167.88 m²	−$63,680
Condition	this home 8 · comparable 7	+$56,600
Land size	this home 452 m² · comparable 703 m²	−$44,578
Street	this home 0.0359 · comparable 0.0563	−$23,093
Year built	this home 1998 · comparable 1992	+$22,080
Distance to beach	this home 3.9 km · comparable 3.55 km	−$8,914
Cladding	this home 3 · comparable 2	+$7,012
Micro-location	this home 0.0488 · comparable 0.0462	+$2,943
Net adjustment		+$51,762

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

39 Brier Crescent

Sold 16 May 2026 · 0.80 km away

Sold for

$1,302,000

Adjusted to this home

$1,369,658

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Street	this home 0.0359 · comparable -0.0225	+$60,830
Year built	this home 1998 · comparable 2013	−$55,200
Land size	this home 452 m² · comparable 708 m²	−$45,466
Micro-location	this home 0.0488 · comparable 0.0157	+$34,477
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 128 m² · comparable 141 m²	−$20,758
Cladding	this home 3 · comparable 1	+$14,024
Distance to beach	this home 3.9 km · comparable 4.35 km	+$8,359
Net adjustment		+$67,658

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

21 Cumberland Drive

Sold 4 December 2025 · 0.30 km away

Sold for

$1,450,000

Adjusted to this home

$1,406,021

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Condition	this home 8 · comparable 9	−$87,000
Floor area	this home 128 m² · comparable 157 m²	−$46,307
Street	this home 0.0359 · comparable 0.0563	−$23,664
Year built	this home 1998 · comparable 1992	+$22,080
Pool	this home 0 · comparable 1	−$10,106
Micro-location	this home 0.0488 · comparable 0.0427	+$7,076
Distance to beach	this home 3.9 km · comparable 3.64 km	−$6,786
Land size	this home 452 m² · comparable 467 m²	−$2,664
Net adjustment		−$43,979

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.44 km away

Sold for

$1,400,000

Adjusted to this home

$1,512,687

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Micro-location	this home 0.0488 · comparable 0.0223	+$29,680
Floor area	this home 128 m² · comparable 145 m²	−$27,146
Year built	this home 1998 · comparable 1995	+$11,040
Pool	this home 0 · comparable 1	−$10,106
Land size	this home 452 m² · comparable 405 m²	+$8,347
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.9 km · comparable 3.92 km	+$504
Net adjustment		+$112,687

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

6 Pristine Court

Sold 30 June 2026 · 0.49 km away

Sold for

$1,220,000

Adjusted to this home

$1,404,045

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Street	this home 0.0359 · comparable -0.0146	+$49,288
Micro-location	this home 0.0488 · comparable 0.0126	+$35,331
Floor area	this home 128 m² · comparable 143.96 m²	−$25,485
Year built	this home 1998 · comparable 1994	+$14,720
Cladding	this home 3 · comparable 2	+$7,012
Distance to beach	this home 3.9 km · comparable 3.68 km	−$4,831
Land size	this home 452 m² · comparable 426 m²	+$4,618
Net adjustment		+$184,045

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

28 Pristine Court

Sold 8 October 2026 · 0.65 km away

Sold for

$1,170,000

Adjusted to this home

$1,366,347

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,392
Street	this home 0.0359 · comparable -0.0146	+$47,268
Condition	this home 8 · comparable 7	+$46,800
Floor area	this home 128 m² · comparable 141.71 m²	−$21,892
Micro-location	this home 0.0488 · comparable 0.0342	+$13,666
Year built	this home 1998 · comparable 1995	+$11,040
Pool	this home 0 · comparable 1	−$10,106
Distance to beach	this home 3.9 km · comparable 3.54 km	−$7,582
Cladding	this home 3 · comparable 2	+$7,012
Land size	this home 452 m² · comparable 414 m²	+$6,749
Net adjustment		+$196,347

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

56 Southlake Drive

Sold 21 July 2026 · 0.16 km away

Sold for

$1,660,000

Adjusted to this home

$1,492,807

What we added and subtracted to make this sale comparable to 41 Belrose Boulevard
Condition	this home 8 · comparable 9	−$99,600
Car spaces	this home 2 · comparable 3	−$32,000
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1998 · comparable 1993	+$18,400
Pool	this home 0 · comparable 1	−$10,106
Floor area	this home 128 m² · comparable 133 m²	−$7,984
Micro-location	this home 0.0488 · comparable 0.0447	+$5,445
Distance to beach	this home 3.9 km · comparable 3.76 km	−$4,183
Land size	this home 452 m² · comparable 432 m²	+$3,552
Net adjustment		−$167,193

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 41 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 41 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

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 →

41 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

31 Roundelay Drive

8 Cumberland Drive

39 Brier Crescent

21 Cumberland Drive

9 Gainsborough Drive

6 Pristine Court

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 41 Belrose Boulevard sit?