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.

18 Massachusetts Court

Sold 9 July 2026 · 0.97 km away

Sold for

$1,450,000

Adjusted to this home

$1,410,801

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Floor area	this home 167 m² · comparable 137 m²	+$51,720
Micro-location	this home 0.0358 · comparable 0.0654	−$34,336
Street	this home 0.0359 · comparable 0.0616	−$29,812
Distance to beach	this home 3.78 km · comparable 3.09 km	−$18,009
Year built	this home 1994 · comparable 1997	−$8,858
Land size	this home 631 m² · comparable 630 m²	+$96
Net adjustment		−$39,199

A further 12 factors were compared and found the same on both properties, so no money moved.

5 Pristine Court

Sold 21 November 2025 · 0.75 km away

Sold for

$1,490,000

Adjusted to this home

$1,513,432

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Floor area	this home 167 m² · comparable 225 m²	−$99,992
Street	this home 0.0359 · comparable -0.0146	+$60,196
Micro-location	this home 0.0358 · comparable 0.0136	+$26,462
Cladding	this home 3 · comparable 2	+$22,470
Land size	this home 631 m² · comparable 401 m²	+$22,080
Year built	this home 1994 · comparable 1996	−$5,906
Distance to beach	this home 3.78 km · comparable 3.71 km	−$1,878
Net adjustment		+$23,432

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

4 Barbie Avenue

Sold 5 August 2026 · 0.42 km away

Sold for

$1,515,000

Adjusted to this home

$1,373,684

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Car spaces	this home 2 · comparable 4	−$116,797
Floor area	this home 167 m² · comparable 151 m²	+$27,584
Micro-location	this home 0.0358 · comparable 0.0574	−$26,179
Cladding	this home 3 · comparable 4	−$22,470
Year built	this home 1994 · comparable 1999	−$14,764
Land size	this home 631 m² · comparable 570 m²	+$5,856
Distance to beach	this home 3.78 km · comparable 3.98 km	+$5,454
Net adjustment		−$141,316

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

20 Daryl Drive

Sold 29 October 2025 · 0.27 km away

Sold for

$1,570,000

Adjusted to this home

$1,474,298

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Floor area	this home 167 m² · comparable 201.88 m²	−$60,133
Street	this home 0.0359 · comparable 0.0704	−$43,332
Year built	this home 1994 · comparable 1998	−$11,811
Micro-location	this home 0.0358 · comparable 0.0291	+$8,415
Distance to beach	this home 3.78 km · comparable 4.03 km	+$6,839
Land size	this home 631 m² · comparable 586 m²	+$4,320
Net adjustment		−$95,702

A further 12 factors were compared and found the same on both properties, so no money moved.

9 Gainsborough Drive

Sold 14 September 2026 · 0.16 km away

Sold for

$1,400,000

Adjusted to this home

$1,611,945

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Floor area	this home 167 m² · comparable 145 m²	+$37,928
Land size	this home 631 m² · comparable 405 m²	+$21,696
Micro-location	this home 0.0358 · comparable 0.0223	+$15,120
Distance to beach	this home 3.78 km · comparable 3.92 km	+$3,528
Street	this home 0.0359 · comparable 0.0386	−$3,024
Year built	this home 1994 · comparable 1995	−$2,953
Net adjustment		+$211,945

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

16 Stanford Avenue

Sold 25 September 2026 · 1.00 km away

Sold for

$1,185,000

Adjusted to this home

$1,381,754

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.0358 · comparable 0.0704	−$32,801
Floor area	this home 167 m² · comparable 149.41 m²	+$30,325
Land size	this home 631 m² · comparable 420 m²	+$20,256
Distance to beach	this home 3.78 km · comparable 2.9 km	−$18,770
Year built	this home 1994 · comparable 1996	−$5,906
Net adjustment		+$196,754

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

28 Pristine Court

Sold 8 October 2026 · 0.91 km away

Sold for

$1,170,000

Adjusted to this home

$1,437,311

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Bedrooms	this home 4 · comparable 3	+$139,650
Street	this home 0.0359 · comparable -0.0146	+$47,268
Floor area	this home 167 m² · comparable 141.71 m²	+$43,600
Cladding	this home 3 · comparable 2	+$22,470
Land size	this home 631 m² · comparable 414 m²	+$20,832
Distance to beach	this home 3.78 km · comparable 3.54 km	−$5,054
Year built	this home 1994 · comparable 1995	−$2,953
Micro-location	this home 0.0358 · comparable 0.0342	+$1,498
Net adjustment		+$267,311

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

56 Southlake Drive

Sold 21 July 2026 · 0.44 km away

Sold for

$1,660,000

Adjusted to this home

$1,629,141

What we added and subtracted to make this sale comparable to 8 Belrose Boulevard
Floor area	this home 167 m² · comparable 133 m²	+$58,616
Car spaces	this home 2 · comparable 3	−$58,398
Street	this home 0.0359 · comparable 0.0515	−$20,717
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 631 m² · comparable 432 m²	+$19,104
Micro-location	this home 0.0358 · comparable 0.0447	−$11,819
Year built	this home 1994 · comparable 1993	+$2,953
Distance to beach	this home 3.78 km · comparable 3.76 km	−$598
Net adjustment		−$30,859

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 8 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 8 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 →

8 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

18 Massachusetts Court

5 Pristine Court

4 Barbie Avenue

20 Daryl Drive

9 Gainsborough Drive

16 Stanford Avenue

28 Pristine Court

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 8 Belrose Boulevard sit?