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 Pascali Court

Sold 5 August 2026 · 0.74 km away

Sold for

$1,150,000

Adjusted to this home

$1,186,923

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0364	+$66,516
Pool	this home 0 · comparable 1	−$64,000
Micro-location	this home 0.0421 · comparable 0.0123	+$27,416
Land size	this home 528 m² · comparable 423 m²	+$9,408
Distance to beach	this home 3.76 km · comparable 3.67 km	−$1,863
Floor area	this home 125 m² · comparable 125.33 m²	−$554
Net adjustment		+$36,923

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

9 Gainsborough Drive

Sold 14 September 2026 · 0.20 km away

Sold for

$1,400,000

Adjusted to this home

$1,198,262

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 125 m² · comparable 145 m²	−$33,536
Cladding	this home 2 · comparable 3	−$26,407
Micro-location	this home 0.0421 · comparable 0.0223	+$22,176
Land size	this home 528 m² · comparable 405 m²	+$11,021
Distance to beach	this home 3.76 km · comparable 3.92 km	+$4,032
Street	this home 0.0359 · comparable 0.0386	−$3,024
Net adjustment		−$201,738

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

28 Pristine Court

Sold 8 October 2026 · 0.85 km away

Sold for

$1,170,000

Adjusted to this home

$1,091,424

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Street	this home 0.0359 · comparable -0.0146	+$47,268
Condition	this home 6 · comparable 7	−$46,800
Floor area	this home 125 m² · comparable 141.71 m²	−$28,019
Land size	this home 528 m² · comparable 414 m²	+$10,214
Micro-location	this home 0.0421 · comparable 0.0342	+$7,394
Distance to beach	this home 3.76 km · comparable 3.54 km	−$4,633
Net adjustment		−$78,576

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

3 Dorothy Place

Sold 27 March 2026 · 0.35 km away

Sold for

$1,300,000

Adjusted to this home

$1,234,031

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 528 m² · comparable 410 m²	+$10,573
Floor area	this home 125 m² · comparable 129.58 m²	−$7,680
Micro-location	this home 0.0421 · comparable 0.0479	−$6,032
Distance to beach	this home 3.76 km · comparable 3.81 km	+$1,170
Net adjustment		−$65,969

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

6 Pristine Court

Sold 30 June 2026 · 0.72 km away

Sold for

$1,220,000

Adjusted to this home

$1,276,736

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Street	this home 0.0359 · comparable -0.0146	+$49,288
Floor area	this home 125 m² · comparable 143.96 m²	−$31,792
Micro-location	this home 0.0421 · comparable 0.0126	+$28,792
Land size	this home 528 m² · comparable 426 m²	+$9,139
Year built	this home 1995 · comparable 1994	+$3,066
Distance to beach	this home 3.76 km · comparable 3.68 km	−$1,757
Net adjustment		+$56,736

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

39 Brier Crescent

Sold 16 May 2026 · 0.74 km away

Sold for

$1,302,000

Adjusted to this home

$1,168,134

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Condition	this home 6 · comparable 8	−$104,160
Street	this home 0.0359 · comparable -0.0225	+$60,830
Car spaces	this home 2 · comparable 3	−$57,929
Year built	this home 1995 · comparable 2013	−$55,195
Micro-location	this home 0.0421 · comparable 0.0157	+$27,498
Floor area	this home 125 m² · comparable 141 m²	−$26,829
Cladding	this home 2 · comparable 1	+$26,407
Land size	this home 528 m² · comparable 708 m²	−$16,128
Distance to beach	this home 3.76 km · comparable 4.35 km	+$11,640
Net adjustment		−$133,866

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

31 Roundelay Drive

Sold 30 July 2026 · 0.66 km away

Sold for

$1,380,000

Adjusted to this home

$1,171,068

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Bedrooms	this home 3 · comparable 4	−$140,123
Condition	this home 6 · comparable 8	−$110,400
Street	this home 0.0359 · comparable -0.023	+$65,026
Floor area	this home 125 m² · comparable 151.3 m²	−$44,100
Micro-location	this home 0.0421 · comparable 0.0311	+$12,144
Land size	this home 528 m² · comparable 420 m²	+$9,677
Distance to beach	this home 3.76 km · comparable 3.59 km	−$4,222
Year built	this home 1995 · comparable 1994	+$3,066
Net adjustment		−$208,932

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

8 Cumberland Drive

Sold 3 June 2026 · 0.21 km away

Sold for

$1,415,000

Adjusted to this home

$1,246,934

What we added and subtracted to make this sale comparable to 9 Belrose Boulevard
Floor area	this home 125 m² · comparable 167.88 m²	−$71,901
Condition	this home 6 · comparable 7	−$56,600
Street	this home 0.0359 · comparable 0.0563	−$23,093
Land size	this home 528 m² · comparable 703 m²	−$15,680
Year built	this home 1995 · comparable 1992	+$9,199
Distance to beach	this home 3.76 km · comparable 3.55 km	−$5,349
Micro-location	this home 0.0421 · comparable 0.0462	−$4,642
Net adjustment		−$168,066

A further 11 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 9 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 9 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 →

9 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 Pascali Court

9 Gainsborough Drive

28 Pristine Court

3 Dorothy Place

6 Pristine Court

39 Brier Crescent

31 Roundelay Drive

8 Cumberland Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 9 Belrose Boulevard sit?