Analyse Any AustralianProperty Listingin 60 Seconds.
Most buyers read the listing, ask a friend if the suburb's 'good,' then call a broker without ever running the numbers. One prompt changes that. Below: the exact prompt, what comes back, and four things AI still gets wrong about Australian property.
Why this matters
A proper first-pass analysis of an Australian property used to take a competent buyer two to four hours. Pull the comparable sales. Estimate the stamp duty. Model the cash flow at 80% and 90% LVR. Check the suburb vacancy rate. Draft questions for the agent. Most buyers skip all of it.
They read the marketing copy, look at the photos, check the suburb on Google Maps, and call a broker. That worked when rates were at record lows and prices moved in one direction. The serviceability buffer is now 3% above the lending rate. The maths changed for everyone.
One structured prompt now produces the full first-pass analysis — property snapshot, finance readiness check, cash flow assumptions, suburb risk signals, red flags, and a question pack for every professional you'll speak to — in about 60 seconds.
“The deals that survive an honest first-pass are the only ones worth spending professional fees on.
What you're building
A structured educational analysis of any Australian property listing. Property snapshot, buyer and investor use cases, rental and cash flow assumptions at IO and P&I, finance readiness check with stamp duty by state, suburb risk signals, red flags, questions for your agent, conveyancer, broker, and building inspector, and a verification checklist.
Claude (free tier works for this prompt), a property listing from realestate.com.au or domain.com.au, or the address, price, and configuration written out. Your buyer profile: owner-occupier or investor, your state, first home buyer status.
Copy the prompt.Paste your listing.Send.
Open Claude, ChatGPT, or any capable AI assistant. Paste the prompt below, replace the bracketed field with your listing URL or property details, and send. The AI will ask a few clarifying questions about your situation before it starts. Answer them — the questions you can't answer are the ones you need to research.
The free tier of Claude handles this prompt without issue. You don't need a paid plan to run a first-pass property analysis. The paid tier becomes useful when you start building the more complex tools in Days 04 through 07.
Listing analysis
Property listing analysis · realestate.com.au · domain.com.au · any listing URL
You are a property intelligence assistant helping an Australian buyer or investor run a structured first-pass educational analysis. PROPERTY DETAILS: [Paste your property listing URL, or describe: address, asking price, bedrooms, bathrooms, car spaces, land size if known, property type, suburb, state] MY SITUATION: [Owner-occupier or investor / State / First home buyer yes or no / Approximate budget] Return a structured analysis with exactly these 9 sections: ## 1. PROPERTY SNAPSHOT Key details: type, configuration, land size, price guide, suburb, postcode. Flag anything missing or unusual in the listing. ## 2. BUYER AND INVESTOR USE CASE Most likely use cases: owner-occupier, investor, first home buyer, downsizer. Flag any use-case mismatch based on configuration, price, or location. ## 3. RENTAL AND CASH FLOW ASSUMPTIONS State clearly: these are assumptions only, not guaranteed figures. - Estimated weekly rent range for this suburb and configuration - Estimated gross rental yield at the asking price - Estimated annual outgoings: council rates, water, strata if applicable, insurance, property management at 8% - Net cash flow at 80% LVR: interest-only scenario and P&I scenario at current market rates - Flag: vacancy risk, rent growth not guaranteed ## 4. FINANCE READINESS CHECK State clearly: not credit advice. - Deposit required at 80% LVR (no LMI threshold) - Deposit required at 90% LVR (LMI likely) - Stamp duty estimate for the relevant state — note first home buyer concession if applicable - Total estimated funds to complete: deposit + stamp duty + legal fees estimate - Flag: borrowing capacity is lender-specific, income and liability dependent ## 5. SUBURB RISK SCAN - Employment and infrastructure signals - Supply and demand signals - Lender appetite flags: high density, regional, mining-dependent - Known risk overlay flags: flood, fire, industrial proximity — note these require council verification ## 6. RED FLAGS Every red flag identifiable from the listing, price, suburb, or property type. Label each as an assumption requiring professional verification. ## 7. QUESTIONS TO ASK Structured questions for: the selling agent / your conveyancer or solicitor / your mortgage broker / your building and pest inspector. ## 8. PLAIN-ENGLISH SUMMARY 3–5 sentences: what this property is, the key assumptions, and what must be verified before going further. ## 9. VERIFICATION CHECKLIST The most important things to verify with professionals before making any decision. --- IMPORTANT: First-pass educational analysis only. Not financial advice, credit advice, tax advice, legal advice, a valuation, or a recommendation to buy or sell. All figures are assumptions. Verify everything with qualified professionals.
The moment it changed how I prep clients.
A first home buyer came to me pre-approved at $750,000 in Melbourne's inner north. She'd already inspected twice, was emotionally committed, and had booked a building inspection. I ran the Day 01 prompt on the listing before our call.
The prompt flagged three things she hadn't considered.
The stamp duty flag alone justified the 60 seconds. She negotiated $748,500 — saving $39,000 in duty she hadn't budgeted for. The permit flag led to a further price reduction. She walked into our broker conversation knowing exactly what she needed, not what she hoped for.
Your first run is fine. Your fifth is sharp.
Spot what it skipped
Add it as an 'always include' line. Common Australian ones: body corporate special levy history, flood overlay status, development applications on neighbouring sites, school catchment zone verification.
Catch what it overstated
Add it as a 'never assume' line. Common ones: stamp duty concession thresholds change annually, rental yield assumptions for your specific street, LMI rates that vary by lender and LVR band.
Pin down the missing context
Pre-answer the question it keeps asking. After five runs you'll know what context your situation always needs — your state's specific concession rules, your target LVR, your investor versus owner-occupier framing.
Save your refined prompt as a Claude Project so every future analysis inherits your context automatically. Keep a running log of the properties you ruled out and why — that record is how you'll spot patterns across your next ten deals.
What it still gets wrong.
Stamp duty figures change
Thresholds, concession amounts, and state-specific rules are updated every budget. Verify every stamp duty figure with your conveyancer before relying on it.
Rental yield is a suburb estimate
AI uses whatever training data it has. It doesn't know the specific street, the aspect, the building condition, or what's currently vacant nearby. Verify with a local property manager.
Borrowing capacity is invisible to AI
The prompt cannot see your income, your HECS debt, your credit cards, or your existing liabilities. It flags the finance questions. Your broker answers them.
It will agree with you if you let it
Don't ask for a positive analysis. Ask for the worst case: rates up 2%, vacancy at 8%, rents flat for three years. Read that version before you call the agent.
How this stacks.
Day 01 is the screen. Day 02 builds the strategy that decides which properties are worth screening in the first place. Day 03 checks your finance readiness before you brief a broker. Run them in sequence.
By your fifth property.
You'll have screened more deals than most Australian buyers do in a lifetime of purchasing.
You'll have ruled out three in under five minutes each. The two that survived are the only ones worth booking an inspection on. You'll walk into every broker conversation knowing your deposit position, your stamp duty exposure, your total funds-to-complete, and the three questions you need answered before you sign anything. That's what prepared buyers look like. That's what brokers notice.
Build Your Australian Property Strategy Agent
Most buyers brief an AI in two sentences and accept whatever comes back. The fix: set Claude up as a dedicated Project with your full investor profile, let it interview you, and generate a strategy tied to your actual capital, goals, and risk tolerance. Seven minutes.
AI can analyse the property. It cannot approve the loan.
The prompts help you review the listing, the assumptions and the risks. But borrowing capacity, lender policy, valuation risk, deposit requirements and loan structure still need a human broker check before you make a decision.
Want a broker to sanity-check the finance side before you go further?
Prepare like a pro before the lending conversation.
Built by someone who has sat on both sides of the deal — formerly as an interest rate dealer and stockbroker reading how banks price risk, and now as a mortgage broker structuring the finance. That combination is rare. This series is what it produces.
Join the waitlist
Free. New tools and prompts land first with waitlist members.
One email per weekday. No spam. Unsubscribe whenever.