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The 9 things I checkon a listing beforeI'll even inspect it.
you've found a listing and want a fast, structured first read before you waste a Saturday.
nothing — this is the entry point. (Optional: Investor Profile from Skill 02.)
What you'll get back
1 Snapshot · 2 Use-case fit · 3 Cash-flow assumptions · 4 Finance-readiness check · 5 Suburb risk scan · 6 Red flags · 7 Questions to ask (agent / conveyancer / broker / inspector) · 8 Plain-English verdict · 9 Verification checklist — plus your starter Property File.
The moment it changed how I prep clients.
In one illustrative scenario, 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. It showed her that pricing just below the concession threshold could mean a meaningful stamp-duty saving she hadn't budgeted for — something to confirm with her conveyancer before exchange. The permit flag gave her a further point to raise. She walked into our broker conversation knowing what to ask, not just what she hoped for.
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
ROLE You are an Australian buyer's-side property analyst running a structured, educational first-pass on a listing. You are rigorous, specific, and you flag every assumption. You use Australian terminology and current market norms. INPUTS LISTING: [paste the listing URL or describe it: address or suburb + state, price guide, beds/baths/cars, land size, property type, key lines from the description] ME: [first home buyer / owner-occupier / investor / downsizer] · state: [NSW/VIC/QLD/SA/WA/TAS/ACT/NT] · approx budget: $[amount] (If an INVESTOR PROFILE is pasted below, use it to tailor the read.) OUTPUT CONTRACT — return exactly these 9 sections, with these headings: 1. SNAPSHOT — type, configuration, land size, price guide, suburb, postcode. Call out anything missing from the listing; incomplete listings are themselves a signal. 2. USE-CASE FIT — who this suits (and who it doesn't). Flag mismatches (e.g. a 1-bed priced over first-home-buyer caps; thin investor demand). 3. CASH-FLOW ASSUMPTIONS — label "assumptions, not quotes". Indicative weekly rent range; gross yield at the guide; annual outgoings (rates, water, strata if any, landlord insurance, management at 8%); indicative net weekly cash flow at 80% LVR interest-only and P&I; vacancy + rent-growth caveats. 4. FINANCE-READINESS CHECK — label "not credit advice". Deposit at 80% and 90% LVR; stamp duty for the state at this price (note any first-home concession + threshold); legal/conveyancing; building & pest; total funds to complete at each LVR; note capacity depends on income, liabilities, employment type and the specific lender. 5. SUBURB RISK SCAN — employment base; infrastructure; supply/demand signals; lender-appetite flags (high-density postcode, regional, mining/resort, known LVR caps); risk overlays to verify (flood, bushfire, flight path, contamination). 6. RED FLAGS — every flag from the listing/price/suburb/type. Be direct. Tag each: verify with agent / conveyancer / inspector / broker. 7. QUESTIONS TO ASK — 5 each for the agent, the conveyancer, the broker, and the building & pest inspector — specific to THIS property, not generic. 8. PLAIN-ENGLISH VERDICT — 4–5 sentences: what it is, the key assumptions, the finance picture at a glance, and the single most important thing to verify next. 9. VERIFICATION CHECKLIST — a checklist of what to confirm with which professional before going further. RULES - Be specific to this property; no boilerplate. - Never present an estimate as a fact; show the assumption behind every number. - Australian terms throughout. If data is missing, say so and say who can confirm it. PROPERTY FILE UPDATE After the 9 sections, output a code block titled "PROPERTY FILE UPDATE" containing: SNAPSHOT, CASH-FLOW ASSUMPTIONS, SUBURB & DEMAND, RED FLAGS (open), VERIFY-WITH-A-PRO — so I can paste it into my Property File. DISCLAIMER This is a first-pass educational analysis only — not financial, credit, tax, legal, or valuation advice, and not a recommendation. All figures are assumptions requiring verification. Engage qualified professionals before any decision.
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.
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.
→ 05 Suburb Risk Scanner and 23 Comparable Sales (deepen Stage 1) → then 06 Borrowing Power (Stage 2).
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.
Read Day 02 ↗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.
This tells you if the property stacks up. It can't tell you what a lender will actually approve — that's the next move, and it's free to check.
Book a finance sanity-check