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 · 0.44 km away

Sold for

$1,400,000

Adjusted to this home

$1,430,472

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Micro-location	this home 0.0527 · comparable 0.0223	+$34,048
Land size	this home 600 m² · comparable 405 m²	+$33,540
Floor area	this home 125 m² · comparable 145 m²	−$28,864
Pool	this home 0 · comparable 1	−$13,307
Year built	this home 1998 · comparable 1995	+$10,973
Street	this home 0.0359 · comparable 0.0386	−$3,024
Cladding	this home 2 · comparable 3	−$2,138
Distance to beach	this home 3.95 km · comparable 3.92 km	−$756
Net adjustment		+$30,472

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

3 Dorothy Place

Sold 27 March 2026 · 0.14 km away

Sold for

$1,300,000

Adjusted to this home

$1,325,452

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Land size	this home 600 m² · comparable 410 m²	+$32,680
Pool	this home 0 · comparable 1	−$13,307
Year built	this home 1998 · comparable 1995	+$10,973
Floor area	this home 125 m² · comparable 129.58 m²	−$6,610
Micro-location	this home 0.0527 · comparable 0.0479	+$4,992
Distance to beach	this home 3.95 km · comparable 3.81 km	−$3,276
Net adjustment		+$25,452

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

8 Cumberland Drive

Sold 3 June 2026 · 0.51 km away

Sold for

$1,415,000

Adjusted to this home

$1,331,422

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Floor area	this home 125 m² · comparable 167.88 m²	−$61,885
Street	this home 0.0359 · comparable 0.0563	−$23,093
Year built	this home 1998 · comparable 1992	+$21,946
Land size	this home 600 m² · comparable 703 m²	−$17,716
Distance to beach	this home 3.95 km · comparable 3.55 km	−$10,188
Micro-location	this home 0.0527 · comparable 0.0462	+$7,358
Net adjustment		−$83,578

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

4 Barbie Avenue

Sold 5 August 2026 · 0.04 km away

Sold for

$1,515,000

Adjusted to this home

$1,392,519

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 125 m² · comparable 151 m²	−$37,523
Pool	this home 0 · comparable 1	−$13,307
Micro-location	this home 0.0527 · comparable 0.0574	−$5,696
Land size	this home 600 m² · comparable 570 m²	+$5,160
Cladding	this home 2 · comparable 4	−$4,275
Year built	this home 1998 · comparable 1999	−$3,658
Distance to beach	this home 3.95 km · comparable 3.98 km	+$818
Net adjustment		−$122,481

A further 7 factors were compared and found the same on both properties, so no money moved.

39 Brier Crescent

Sold 16 May 2026 · 0.78 km away

Sold for

$1,302,000

Adjusted to this home

$1,282,163

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0225	+$60,830
Year built	this home 1998 · comparable 2013	−$54,864
Micro-location	this home 0.0527 · comparable 0.0157	+$38,539
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 125 m² · comparable 141 m²	−$23,091
Land size	this home 600 m² · comparable 708 m²	−$18,576
Distance to beach	this home 3.95 km · comparable 4.35 km	+$7,187
Cladding	this home 2 · comparable 1	+$2,138
Net adjustment		−$19,837

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

6 Pristine Court

Sold 30 June 2026 · 0.51 km away

Sold for

$1,220,000

Adjusted to this home

$1,319,691

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$49,288
Micro-location	this home 0.0527 · comparable 0.0126	+$39,138
Land size	this home 600 m² · comparable 426 m²	+$29,928
Floor area	this home 125 m² · comparable 143.96 m²	−$27,363
Year built	this home 1998 · comparable 1994	+$14,630
Distance to beach	this home 3.95 km · comparable 3.68 km	−$5,930
Net adjustment		+$99,691

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

28 Pristine Court

Sold 8 October 2026 · 0.67 km away

Sold for

$1,170,000

Adjusted to this home

$1,231,492

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$47,268
Land size	this home 600 m² · comparable 414 m²	+$31,992
Floor area	this home 125 m² · comparable 141.71 m²	−$24,116
Micro-location	this home 0.0527 · comparable 0.0342	+$17,316
Pool	this home 0 · comparable 1	−$13,307
Year built	this home 1998 · comparable 1995	+$10,973
Distance to beach	this home 3.95 km · comparable 3.54 km	−$8,634
Net adjustment		+$61,492

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

31 Roundelay Drive

Sold 30 July 2026 · 0.50 km away

Sold for

$1,380,000

Adjusted to this home

$1,467,564

What we added and subtracted to make this sale comparable to 56 Belrose Boulevard
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 125 m² · comparable 151.3 m²	−$37,956
Land size	this home 600 m² · comparable 420 m²	+$30,960
Micro-location	this home 0.0527 · comparable 0.0311	+$23,846
Year built	this home 1998 · comparable 1994	+$14,630
Distance to beach	this home 3.95 km · comparable 3.59 km	−$8,942
Net adjustment		+$87,564

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 56 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 56 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 →

56 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

3 Dorothy Place

8 Cumberland Drive

4 Barbie Avenue

39 Brier Crescent

6 Pristine Court

28 Pristine Court

31 Roundelay Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 56 Belrose Boulevard sit?