How we get to the numbers

Every report shows the fair-value range the recorded sales support, where the asking price sits against it, and how offers at each level have tended to play out. This page explains exactly how those numbers are made — because "trust us" is not a methodology.

Recorded evidence only

The fair-value range is built from recorded comparable sales — properties that actually changed hands, at prices actually paid. Every comparable used is shown in the report itself, so you can check our working. Portal trend widgets and automated estimates are never the answer on their own: where one exists it is shown as one input beside the recorded sales, never in place of them, and we use nobody's forecast of where the market is going. Where we show growth history, it is the last year and the last five years of recorded suburb medians — history, never a prediction.

How comparables are chosen

Comparables are selected for likeness first, recency second: same property type and tenure, similar land or internal size, similar condition band, as close as the evidence allows, sold as recently as the evidence allows. When the pool is thin — and in some suburbs it is — the report says so plainly and widens the stated range instead of faking precision.

What is checked before a report ships

Automated parts gather the records and build the analysis. Before a report ships it passes a compliance check built from this page: the comparables match this property on type, size, condition and recency; the state-specific rules are current; the listing's campaign language has been read for what it is doing; the agent's licence matches the public register; and nothing in the report tells you what to pay. A report the check flags, for thin or mismatched comparables, a range wider than its evidence supports, conflicting records or an unusual property, is read by Theo Holmes before it goes out. Of the twelve most recent reports to 26 September 2026, none needed a change after that reading (Theo's own review log). Every question about any report is answered by him: reply to the email it arrives in.

When the evidence isn't there

If we can't verify a sale record for the property, we don't ship the report — you're refunded in full. Where a data point can't be verified, the report prints "not available" rather than a guess. We'd rather be right than sound certain: where new evidence moves our range, we say so and explain why.

What the report is — and isn't

A Property Decision Report is general information and education: an independent research report that organises the recorded evidence so you can make your own decision. It is not a professional valuation, and not financial, legal or property advice. It never considers your personal financial situation, and your own conveyancer and licensed advisers are the people to speak to before you sign anything.

Our guarantee

If a report doesn't meet the standard described on this page, tell us within 7 days of delivery and we'll revise it or refund it in full. Delivery is within 24 hours of payment — if we ever miss that, we revise or refund.

See also: our Independence Charter — who pays us, and who never does. The rules and figures the library relies on, and when each was checked, are on the data sources page.

The Buyers Grail · T&H Collective Pty Ltd · ACN 687 127 984 · howdy@thebuyersgrail.com