What's in a Property Decision Report

Every report is the same full analysis whichever pack you buy. It is built for one property, from recorded sales and the listing's own campaign, and checked against our compliance rules before it ships. Here is what the sixteen pages hold, in the order they arrive.

The sections

1. At a glance. The property, the campaign, and the headline numbers on one page: the fair-value range, where the asking price sits against it, and the three negotiation numbers.
2. Why is it on the market? What the listing, the price history and the campaign structure say about the vendor's position and motivation.
3. Who is selling it? The agent and agency read: their recent campaigns, their pricing habits, and what their wording usually means.
4. What the evidence supports. The fair-value range, built from recorded comparable sales, each one shown so you can check the working. When the pool of sales is thin, the report says so and widens the range rather than faking precision.
5. Where it sits. The suburb and street context that actually moves the price, and the things to verify for this block.
6. When. Time on market, campaign stage and seasonality, and what they do to your leverage.
7. How to approach it. Your opening, target and walk-away numbers, with the reasoning, plus the tactics that fit this campaign and this agent.
8. Risks. A traffic-light view of the structural, hazard, title, market and property-specific risks the evidence raises, and which ones a building and pest inspection or a conveyancer needs to close.
9. Questions to ask the agent. Eight to ten questions tailored to this property, each with the answer that would be a red flag.
10. Due-diligence checklist. The ten things to do before you sign anything, in order.

Read one for your state

The samples are illustrative: the property and the figures are modelled on suburb-level data as at the date on the cover, not delivered client reports. They show the shape, the depth and the voice of a delivered report.

• New South Wales sample (PDF)
• Victoria sample (PDF)
• Queensland sample (PDF)
• South Australia sample (PDF)
• Western Australia sample (PDF)
• Tasmania sample (PDF)
• ACT sample (PDF)
• Northern Territory sample (PDF)

What it is not

It is not a valuation, not a building inspection, and not financial, legal or property advice. It organises the recorded evidence so the decision stays yours. The methodology page explains how each number is reached, and the Independence Charter explains who pays us and who never does.