Property Report
This is the format, the depth and the honesty you get. On an invented address, so nothing here is real advice about a real property.
See it before you buy it
A real report on an invented address, so you can see the format and the level of detail before you spend anything.
Property
Value range
$612,000 – $648,000
Asking offers over $669,000
Sold for $431,000 in 2016 and has not traded since. Listed in March 2024 at $699,000, withdrawn after nine weeks, relisted this year lower.
Three genuine comps within 400m sold between $604,000 and $641,000 in the last four months. All similar land size, two in better condition.
Council mapping shows the rear third of the block in an overland flow path. Not a flood zone, but it affects insurance and any future extension.
Low density residential. A development application was lodged in June for a two-storey duplex directly behind. Currently a single-storey cottage.
1974 brick and tile, original kitchen and bathroom, north-facing rear. Roof looks recently repointed. Budget for a kitchen inside five years.
Priced 4 to 8 percent above the comparable sales and marketed over summer. The withdrawal last year suggests the seller has tested a higher number already.
What I'd do
Listed above where the comparables sit, and it has been on the market six weeks after a withdrawal last year. That combination usually means the price moves before the property does. Open below the range and let the time on market do the work.
Every figure above is invented for this example. A real report shows the actual comparable sales, screenshots of the council mapping, and a link to every source so you can check it yourself.
Before you look
Tells you what a lender will actually approve, which is the only number that matters when you make an offer. Also knows which lenders suit your situation and which schemes you qualify for.
Usually free to you. Paid by the lender.
After your offer is accepted
Goes into the roof cavity and under the house and finds what photos never show. Termites, movement, drainage, illegal work. This is the check that stops a purchase becoming a decade of regret.
Around $400 to $700 for both
Before you sign anything
Reviews the contract, runs the legal searches, checks title, easements and encumbrances, and handles settlement. A conveyancer handles a straightforward purchase. Use a solicitor if there is anything unusual: a trust or company purchase, a deceased estate, a boundary or building dispute, or a contract with terms you do not like. My report tells you what to ask them. It does not replace them.
Conveyancer $800–$1,500 · Solicitor $1,500–$2,500
Tell me where you're at and I'll put you in touch with people I'd use myself. No cost to you, and no obligation.
I'm a licensed real estate agent, not a broker, inspector, conveyancer or accountant. These are introductions, not advice, and you should satisfy yourself about anyone you engage. If I'm ever paid a referral fee I'll tell you before I introduce you, and I'll never refer you to an inspector on a property I'm selling.
Two to three business days from when I have the address. If you are up against an auction, say so when you order and I will tell you honestly whether I can make it.
No, and nothing does. I work from public records, listing data and photos. An inspector goes into the roof and under the house. Get both.
I tell you and refund you. I cannot give an independent view on something I am being paid to sell.
I will tell you what it is worth, what is wrong with it, and what would make me nervous. The decision is yours, because I do not know your financial position.