How Our Property Intelligence Reports Work
Methodology, data sources, and assumptions behind every intelligence report we generate. Transparency is a core principle — here is exactly how we arrive at every number.
Valuation Methodology (CMA)
Every property report includes an automated Comparable Market Analysis (CMA). This is not a formal valuation — it is a data-driven estimate based on recent, nearby sales of similar properties.
Search Parameters
- Radius: 1–1.5 km from the subject property, expanding automatically if fewer than 5 comparables are found.
- Time window: 12–18 months (starts at 12 months and widens if needed).
- Data source: Agent-reported sales only, sourced via PriceFinder. Private sales and family transfers are excluded by filtering to
SaleType = 'Normal Sale'.
Relevance Scoring
Each comparable sale is classified into one of three relevance tiers:
| Tier | Criteria |
|---|---|
| HIGH | Bedroom match + land area within ±20% + distance < 0.8 km + sold within 18 months |
| MEDIUM | Partial match (bedroom or land) + distance < 1.0 km + sold within 18 months |
| LOW | Everything else within the search radius and time window |
Weighted Valuation Formula
The final estimate is a weighted average of adjusted sale prices across the three tiers:
When HIGH or MEDIUM tiers are sparse, fallback weights are applied: if only HIGH comps exist, the split becomes 85% HIGH / 15% ALL. If only MEDIUM comps exist, 85% MEDIUM / 15% ALL. If neither HIGH nor MEDIUM comps exist, the overall average of all comparables is used.
Price Adjustments
Each comparable sale price is adjusted to account for physical differences with the subject property:
- Land area: $800 per m² difference
- Bathrooms: $40,000 per bathroom difference
- Car spaces: $20,000 per car space difference
Confidence Rating
- High confidence: 3 or more HIGH-relevance comparables
- Medium confidence: 1–2 HIGH-relevance comparables
- Low confidence: 0 HIGH-relevance comparables (estimate relies on MEDIUM/LOW tier data)
Estimate Range
The low and high ends of the valuation range are calculated as ±7% of the mid-point estimate, with the final figure rounded to the nearest $5,000.
Scoring Methodology
Every property is assessed across 10 independent dimensions, each scored from 1 (poor) to 5 (excellent).
Scoring Dimensions
| # | Dimension | What It Measures |
|---|---|---|
| 1 | Capital Growth | Historical and projected price appreciation potential |
| 2 | Rental Yield | Gross rental return relative to purchase price |
| 3 | Owner-Occupier Appeal | Desirability as a home (layout, location, amenities) |
| 4 | Infrastructure | Proximity to transport, schools, shops, and future development |
| 5 | Exit Strategy | Ease of resale and buyer pool depth |
| 6 | Vacancy Risk | Likelihood of extended vacancy periods (higher score = lower risk) |
| 7 | Management Load | Ongoing maintenance and management burden (higher score = lower burden) |
| 8 | Prestige | Suburb reputation, streetscape, and market positioning |
| 9 | Price Fit | Whether the asking price aligns with our estimated value |
| 10 | Risk | Flood, planning, environmental, and market risk factors (higher score = lower risk) |
Overall Score
The overall score is a weighted average of all 10 dimensions.
Deal Ratings
| Rating | Overall Score | Interpretation |
|---|---|---|
| Strong Buy | 4.0+ | Exceptional opportunity across most dimensions |
| Buy | 3.0 – 4.0 | Solid fundamentals with manageable risks |
| Hold | 2.0 – 3.0 | Mixed signals — further research recommended |
| Avoid | < 2.0 | Significant risk factors identified |
Deal ratings may be adjusted downward from the raw score threshold when key risk factors (flood, low confidence valuation, or high vacancy risk) are present.
Cashflow Methodology
Each report includes a cashflow analysis to help investors understand the upfront costs and weekly position of the property.
Assumptions
- Deposit: 20% of purchase price
- Loan type: Interest-only
- Interest rate: 6.5% per annum
- Weekly rent: Derived from estimated yield × estimated value ÷ 52
QLD Stamp Duty Brackets
| Purchase Price | Stamp Duty Calculation |
|---|---|
| $0 – $5,000 | $0 |
| $5,001 – $75,000 | 1.5% of purchase price |
| $75,001 – $540,000 | $1,050 + 3.5% of amount over $75,000 |
| $540,001 – $1,000,000 | $17,325 + 4.5% of amount over $540,000 |
| $1,000,001+ | $38,025 + 5.75% of amount over $1,000,000 |
First-home buyer concessions, foreign buyer surcharges, and other adjustments are not included in this automated calculation. Consult your solicitor or conveyancer for exact duty payable.
Data Sources
Our intelligence reports draw on multiple authoritative data sources:
| Source | Data Provided |
|---|---|
| PriceFinder | Comparable sales data and on-market listing data (agent-reported only) |
| Brisbane City Council | Flood overlays (creek and overland flow), zoning, planning applications, character overlays, and heritage listings |
| Queensland Police Service | Crime statistics (rolling 12-month offence counts by category) |
| Australian Bureau of Statistics | 2021 Census data including tenure type and demographics |
| Queensland Department of Education | School locations and catchment boundaries |
Data Integrity
All comparable sales queries are filtered to SaleType = 'Normal Sale',
which excludes private sales, family transfers, deceased estates settled off-market, and other
non-arm's-length transactions. On-market listing data is agent-listed by nature and sourced
directly from PriceFinder's licensed feed. We do not scrape or infer listing data from
third-party portals.
Update Frequency
Intelligence reports are regenerated on request. Underlying data (comparable sales, listing status, flood overlays, crime statistics) refreshes within 48 hours of new data becoming available from the source. Suburb-level statistics (median price, momentum) are recalculated each time a report is generated.
Disclaimer
The information presented in our property intelligence reports is generated by automated systems and does not constitute a formal property valuation, financial advice, or investment recommendation.
Estimated values are derived from comparable market analysis using publicly available agent-reported sales data. These estimates may differ from formal valuations, bank assessments, or actual sale prices.
Always obtain independent professional advice — including a registered valuation, building and pest inspection, flood search, and legal review — before making any property purchase decision.