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 · 0.08 km away

Sold for

$1,515,000

Adjusted to this home

$1,544,192

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Floor area	this home 217 m² · comparable 151 m²	+$111,566
Car spaces	this home 2 · comparable 4	−$64,000
Cladding	this home 3 · comparable 4	−$12,422
Micro-location	this home 0.0534 · comparable 0.0574	−$4,848
Year built	this home 1998 · comparable 1999	−$4,266
Land size	this home 600 m² · comparable 570 m²	+$2,616
Distance to beach	this home 3.96 km · comparable 3.98 km	+$546
Net adjustment		+$29,192

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

20 Daryl Drive

Sold 29 October 2025 · 0.37 km away

Sold for

$1,570,000

Adjusted to this home

$1,585,721

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Street	this home 0.0359 · comparable 0.0704	−$43,332
Micro-location	this home 0.0534 · comparable 0.0291	+$30,521
Floor area	this home 217 m² · comparable 201.88 m²	+$25,559
Distance to beach	this home 3.96 km · comparable 4.03 km	+$1,752
Land size	this home 600 m² · comparable 586 m²	+$1,221
Net adjustment		+$15,721

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

1 Thornleigh Crescent

Sold 24 March 2026 · 0.28 km away

Sold for

$1,715,000

Adjusted to this home

$1,724,672

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Street	this home 0.0359 · comparable 0.1043	−$93,845
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 217 m² · comparable 188 m²	+$49,022
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1998 · comparable 1994	+$17,066
Cladding	this home 3 · comparable 2	+$12,422
Micro-location	this home 0.0534 · comparable 0.0468	+$9,055
Distance to beach	this home 3.96 km · comparable 3.7 km	−$8,026
Land size	this home 600 m² · comparable 692 m²	−$8,022
Net adjustment		+$9,672

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

13 Saint Paul Crescent

Sold 31 August 2026 · 0.56 km away

Sold for

$1,590,000

Adjusted to this home

$1,386,055

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Micro-location	this home 0.0534 · comparable 0.15	−$122,875
Bedrooms	this home 4 · comparable 5	−$98,370
Pool	this home 1 · comparable 0	+$64,000
Floor area	this home 217 m² · comparable 241.24 m²	−$40,975
Year built	this home 1998 · comparable 2003	−$21,332
Land size	this home 600 m² · comparable 449 m²	+$13,167
Distance to beach	this home 3.96 km · comparable 4.43 km	+$10,170
Storeys	this home 1 · comparable 2	−$7,730
Net adjustment		−$203,945

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

16 South Bay Drive

Sold 9 July 2026 · 0.78 km away

Sold for

$1,250,000

Adjusted to this home

$1,374,343

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Floor area	this home 217 m² · comparable 156 m²	+$103,114
Water views	this home 0 · comparable 1	−$98,914
Bedrooms	this home 4 · comparable 3	+$98,370
Pool	this home 1 · comparable 0	+$64,000
Year built	this home 1998 · comparable 2009	−$46,930
Land size	this home 600 m² · comparable 188 m²	+$35,926
Street	this home 0.0359 · comparable 0.064	−$28,100
Air conditioning	this home 0 · comparable 1	−$20,000
Cladding	this home 3 · comparable 2	+$12,422
Micro-location	this home 0.0534 · comparable 0.0436	+$9,800
Storeys	this home 1 · comparable 2	−$7,730
Distance to beach	this home 3.96 km · comparable 4.09 km	+$2,385
Net adjustment		+$124,343

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.35 km away

Sold for

$1,400,000

Adjusted to this home

$1,680,682

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Floor area	this home 217 m² · comparable 145 m²	+$121,709
Bedrooms	this home 4 · comparable 3	+$98,370
Micro-location	this home 0.0534 · comparable 0.0223	+$34,832
Land size	this home 600 m² · comparable 405 m²	+$17,004
Year built	this home 1998 · comparable 1995	+$12,799
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		+$280,682

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

28 Pristine Court

Sold 8 October 2026 · 0.75 km away

Sold for

$1,170,000

Adjusted to this home

$1,459,088

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Floor area	this home 217 m² · comparable 141.71 m²	+$113,742
Bedrooms	this home 4 · comparable 3	+$87,913
Street	this home 0.0359 · comparable -0.0146	+$42,243
Micro-location	this home 0.0534 · comparable 0.0342	+$16,061
Land size	this home 600 m² · comparable 414 m²	+$14,495
Year built	this home 1998 · comparable 1995	+$11,438
Cladding	this home 3 · comparable 2	+$11,101
Distance to beach	this home 3.96 km · comparable 3.54 km	−$7,905
Net adjustment		+$289,088

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

56 Southlake Drive

Sold 21 July 2026 · 0.25 km away

Sold for

$1,660,000

Adjusted to this home

$1,770,837

What we added and subtracted to make this sale comparable to 46 Belrose Boulevard
Floor area	this home 217 m² · comparable 133 m²	+$141,994
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1998 · comparable 1993	+$21,332
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 600 m² · comparable 432 m²	+$14,650
Micro-location	this home 0.0534 · comparable 0.0447	+$11,554
Distance to beach	this home 3.96 km · comparable 3.76 km	−$5,976
Net adjustment		+$110,837

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 46 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 46 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

19 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 →

46 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

13 Saint Paul Crescent

16 South Bay Drive

9 Gainsborough Drive

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 46 Belrose Boulevard sit?