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.

4 Barbie Avenue

Sold 5 August 2026 · 0.10 km away

Sold for

$1,515,000

Adjusted to this home

$1,459,378

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 178 m² · comparable 151 m²	+$37,066
Cladding	this home 3 · comparable 4	−$22,465
Micro-location	this home 0.0514 · comparable 0.0574	−$7,272
Land size	this home 600 m² · comparable 570 m²	+$3,624
Year built	this home 1998 · comparable 1999	−$3,121
Distance to beach	this home 3.96 km · comparable 3.98 km	+$546
Net adjustment		−$55,622

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

20 Daryl Drive

Sold 29 October 2025 · 0.35 km away

Sold for

$1,570,000

Adjusted to this home

$1,525,338

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Street	this home 0.0359 · comparable 0.0704	−$43,332
Floor area	this home 178 m² · comparable 201.88 m²	−$32,782
Micro-location	this home 0.0514 · comparable 0.0291	+$28,009
Distance to beach	this home 3.96 km · comparable 4.03 km	+$1,752
Land size	this home 600 m² · comparable 586 m²	+$1,691
Net adjustment		−$44,662

A further 13 factors were compared and found the same on both properties, so no money moved.

1 Thornleigh Crescent

Sold 24 March 2026 · 0.27 km away

Sold for

$1,715,000

Adjusted to this home

$1,661,546

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Street	this home 0.0359 · comparable 0.1043	−$93,845
Pool	this home 1 · comparable 0	+$64,000
Car spaces	this home 2 · comparable 3	−$32,000
Cladding	this home 3 · comparable 2	+$22,465
Floor area	this home 178 m² · comparable 188 m²	−$13,728
Year built	this home 1998 · comparable 1994	+$12,483
Land size	this home 600 m² · comparable 692 m²	−$11,114
Distance to beach	this home 3.96 km · comparable 3.7 km	−$8,026
Micro-location	this home 0.0514 · comparable 0.0468	+$6,311
Net adjustment		−$53,454

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.33 km away

Sold for

$1,400,000

Adjusted to this home

$1,611,420

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Floor area	this home 178 m² · comparable 145 m²	+$45,302
Micro-location	this home 0.0514 · comparable 0.0223	+$32,592
Land size	this home 600 m² · comparable 405 m²	+$23,556
Year built	this home 1998 · comparable 1995	+$9,362
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		+$211,420

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

8 Cumberland Drive

Sold 3 June 2026 · 0.46 km away

Sold for

$1,415,000

Adjusted to this home

$1,598,632

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0359 · comparable 0.0563	−$23,093
Cladding	this home 3 · comparable 2	+$22,465
Year built	this home 1998 · comparable 1992	+$18,725
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 0.0514 · comparable 0.0462	+$5,886
Net adjustment		+$183,632

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

3 Dorothy Place

Sold 27 March 2026 · 0.21 km away

Sold for

$1,300,000

Adjusted to this home

$1,526,020

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$104,640
Floor area	this home 178 m² · comparable 129.58 m²	+$66,471
Land size	this home 600 m² · comparable 410 m²	+$22,952
Cladding	this home 3 · comparable 2	+$22,465
Year built	this home 1998 · comparable 1995	+$9,362
Micro-location	this home 0.0514 · comparable 0.0479	+$3,640
Distance to beach	this home 3.96 km · comparable 3.81 km	−$3,510
Net adjustment		+$226,020

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

31 Roundelay Drive

Sold 30 July 2026 · 0.59 km away

Sold for

$1,380,000

Adjusted to this home

$1,615,593

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 178 m² · comparable 151.3 m²	+$36,654
Cladding	this home 3 · comparable 2	+$22,465
Micro-location	this home 0.0514 · comparable 0.0311	+$22,411
Land size	this home 600 m² · comparable 420 m²	+$21,744
Year built	this home 1998 · comparable 1994	+$12,483
Distance to beach	this home 3.96 km · comparable 3.59 km	−$9,190
Net adjustment		+$235,593

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

56 Southlake Drive

Sold 21 July 2026 · 0.27 km away

Sold for

$1,660,000

Adjusted to this home

$1,687,879

What we added and subtracted to make this sale comparable to 44 Belrose Boulevard
Floor area	this home 178 m² · comparable 133 m²	+$61,776
Car spaces	this home 2 · comparable 3	−$32,000
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 1998 · comparable 1993	+$15,604
Micro-location	this home 0.0514 · comparable 0.0447	+$8,898
Distance to beach	this home 3.96 km · comparable 3.76 km	−$5,976
Net adjustment		+$27,879

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 44 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 44 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

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 →

44 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

4 Barbie Avenue

20 Daryl Drive

1 Thornleigh Crescent

9 Gainsborough Drive

8 Cumberland Drive

3 Dorothy Place

31 Roundelay Drive

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 44 Belrose Boulevard sit?