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.

21 Cumberland Drive

Sold 4 December 2025 · 0.32 km away

Sold for

$1,450,000

Adjusted to this home

$1,440,912

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Condition	this home 7 · comparable 9	−$145,000
Bedrooms	this home 4 · comparable 3	+$103,838
Car spaces	this home 3 · comparable 2	+$32,000
Street	this home 0.0359 · comparable 0.0563	−$23,664
Year built	this home 1997 · comparable 1992	+$21,816
Micro-location	this home 0.0536 · comparable 0.0427	+$12,644
Cladding	this home 2 · comparable 3	−$12,294
Land size	this home 600 m² · comparable 467 m²	+$11,278
Distance to beach	this home 3.95 km · comparable 3.64 km	−$8,091
Floor area	this home 156 m² · comparable 157 m²	−$1,615
Net adjustment		−$9,088

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

15 Comore Drive

Sold 16 January 2026 · 0.27 km away

Sold for

$1,350,000

Adjusted to this home

$1,382,428

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 6	+$54,000
Street	this home 0.0359 · comparable 0.0785	−$46,008
Floor area	this home 156 m² · comparable 184 m²	−$45,226
Car spaces	this home 3 · comparable 2	+$32,000
Year built	this home 1997 · comparable 2002	−$21,816
Micro-location	this home 0.0536 · comparable 0.0738	−$21,816
Land size	this home 600 m² · comparable 423 m²	+$15,010
Distance to beach	this home 3.95 km · comparable 4.06 km	+$2,284
Net adjustment		+$32,428

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 · 0.76 km away

Sold for

$1,250,000

Adjusted to this home

$1,241,793

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,838
Water views	this home 0 · comparable 1	−$98,387
Pool	this home 1 · comparable 0	+$64,000
Year built	this home 1997 · comparable 2009	−$52,358
Condition	this home 7 · comparable 8	−$50,000
Land size	this home 600 m² · comparable 188 m²	+$34,938
Car spaces	this home 3 · comparable 2	+$32,000
Street	this home 0.0359 · comparable 0.064	−$28,100
Air conditioning	this home 0 · comparable 1	−$20,000
Micro-location	this home 0.0536 · comparable 0.0436	+$10,000
Storeys	this home 1 · comparable 2	−$6,748
Distance to beach	this home 3.95 km · comparable 4.09 km	+$2,610
Net adjustment		−$8,207

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.37 km away

Sold for

$1,400,000

Adjusted to this home

$1,541,849

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,838
Condition	this home 7 · comparable 8	−$56,000
Micro-location	this home 0.0536 · comparable 0.0223	+$35,056
Car spaces	this home 3 · comparable 2	+$32,000
Floor area	this home 156 m² · comparable 145 m²	+$17,767
Land size	this home 600 m² · comparable 405 m²	+$16,536
Cladding	this home 2 · comparable 3	−$12,294
Year built	this home 1997 · comparable 1995	+$8,726
Street	this home 0.0359 · comparable 0.0386	−$3,024
Distance to beach	this home 3.95 km · comparable 3.92 km	−$756
Net adjustment		+$141,849

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

31 Roundelay Drive

Sold 30 July 2026 · 0.56 km away

Sold for

$1,380,000

Adjusted to this home

$1,537,669

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,200
Car spaces	this home 3 · comparable 2	+$32,000
Micro-location	this home 0.0536 · comparable 0.0311	+$24,840
Land size	this home 600 m² · comparable 420 m²	+$15,264
Year built	this home 1997 · comparable 1994	+$13,090
Distance to beach	this home 3.95 km · comparable 3.59 km	−$8,942
Floor area	this home 156 m² · comparable 151.3 m²	+$7,591
Net adjustment		+$157,669

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

28 Pristine Court

Sold 8 October 2026 · 0.74 km away

Sold for

$1,170,000

Adjusted to this home

$1,410,211

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$103,838
Street	this home 0.0359 · comparable -0.0146	+$47,268
Car spaces	this home 3 · comparable 2	+$32,000
Floor area	this home 156 m² · comparable 141.71 m²	+$23,082
Micro-location	this home 0.0536 · comparable 0.0342	+$18,158
Land size	this home 600 m² · comparable 414 m²	+$15,773
Year built	this home 1997 · comparable 1995	+$8,726
Distance to beach	this home 3.95 km · comparable 3.54 km	−$8,634
Net adjustment		+$240,211

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

4 Barbie Avenue

Sold 5 August 2026 · 0.07 km away

Sold for

$1,515,000

Adjusted to this home

$1,305,019

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Condition	this home 7 · comparable 9	−$151,500
Car spaces	this home 3 · comparable 4	−$32,000
Cladding	this home 2 · comparable 4	−$24,587
Year built	this home 1997 · comparable 1999	−$8,726
Floor area	this home 156 m² · comparable 151 m²	+$8,076
Micro-location	this home 0.0536 · comparable 0.0574	−$4,606
Land size	this home 600 m² · comparable 570 m²	+$2,544
Distance to beach	this home 3.95 km · comparable 3.98 km	+$818
Net adjustment		−$209,981

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

56 Southlake Drive

Sold 21 July 2026 · 0.24 km away

Sold for

$1,660,000

Adjusted to this home

$1,515,979

What we added and subtracted to make this sale comparable to 48 Belrose Boulevard
Condition	this home 7 · comparable 9	−$166,000
Floor area	this home 156 m² · comparable 133 m²	+$37,150
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 1997 · comparable 1993	+$17,453
Land size	this home 600 m² · comparable 432 m²	+$14,246
Cladding	this home 2 · comparable 3	−$12,294
Micro-location	this home 0.0536 · comparable 0.0447	+$11,819
Distance to beach	this home 3.95 km · comparable 3.76 km	−$5,678
Net adjustment		−$144,021

A further 9 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 48 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 48 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 →

48 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

21 Cumberland Drive

15 Comore Drive

16 South Bay Drive

9 Gainsborough Drive

31 Roundelay Drive

28 Pristine Court

4 Barbie Avenue

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 48 Belrose Boulevard sit?