Australian Property AI OS.

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.

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 personalised strategy. Takes about seven minutes.

The gap between what you think you can borrow and what a lender will approve is where most first home buyer deals fall apart. Not at the property. Not at the negotiation. At the finance. This prompt maps every variable in your position before you brief a broker or make an offer.

Modelling gross yield is easy. Modelling what an investment property actually costs after vacancy, management fees, rates, insurance, and a 2% rate rise is the analysis most investors never run. Three minutes. Base case, bear case, and survival case.

Not all suburbs perform the same way. Not all lenders treat them the same way either. This prompt surfaces the supply, demand, employment, infrastructure, and lender appetite signals for any Australian suburb — and flags the questions your analysis can’t answer.

Your gross income divided by six is not your borrowing capacity. Serviceability buffers, HECS treatment, rental income shading, credit card exposure, and living expense assessments all affect the number. This prompt maps each variable so you understand what a lender actually sees.

Auctions in Australia are unconditional. You bid, you buy — no cooling-off period, no finance clause, no building inspection condition. This prompt builds your pre-auction checklist, your maximum bid framework, and the five questions you must answer before you register to bid.

The numbers on a renovator’s delight only work if the renovation budget is real. This prompt stress-tests scope, council constraints, comparable post-renovation sales, and whether the spend actually adds the value most buyers assume it will.

Apartments are not the same risk profile as houses. Strata levies, special levies, building defects, lender restrictions on high-density, and body corporate governance all add complexity that doesn’t show up in the listing. This prompt surfaces the flags before you commission any reports.

Regional property can produce strong yields. It can also produce extended vacancy, lender reluctance at high LVR, and limited buyer pools at exit. This prompt assesses employment, infrastructure, population trends, and lender appetite before you commit.

Buying Australian property from overseas involves FIRB approval, foreign income assessment, currency risk treatment, and lender policies that most brokers rarely encounter. This prompt maps the complexity before you engage a specialist.

Lenders assess self-employed income differently to PAYG income. Addbacks, business financials, trust distributions, company structures, and the two-year assessment window all change your borrowing position. This prompt maps the lender’s view of your income before you apply.

SMSF property is the most compliance-intensive structure in Australian property. The sole purpose test, in-house asset rules, limited recourse borrowing arrangement, and trustee obligations are all non-negotiable. This prompt generates the questions — your specialist answers them.

Construction loans draw down in progress payments. Builder insolvency, cost escalation, draw-down timing, and the transition to a standard mortgage at completion all need to be understood before you sign a building contract.

Refinancing is not just about the rate. It’s about your equity position, exit costs, serviceability at current income, and whether pulling equity out is the right structure for what you plan to do with it.

Renting where you live and investing elsewhere is a genuine strategy for buyers priced out of their preferred suburb. The maths only works under specific conditions — this prompt models the comparison honestly, including the lifestyle cost most rentvesting calculators ignore.

Downsizing unlocks capital but triggers CGT, stamp duty, and superannuation contribution rules that interact in ways most people don’t fully understand until after they’ve sold. This prompt maps the financial picture before the decision is made.

Short-stay rental income looks attractive on paper. Platform dependency, council restrictions, seasonality, and the lender’s refusal to count Airbnb income change the investment case entirely. This prompt stress-tests the numbers before you buy the dream.

Insurability is now a finance issue. In flood-prone or bushfire-affected areas, building insurance is either unavailable, unaffordable, or excluded. This prompt surfaces the risk before it becomes a settlement problem.

The strata report is where apartment buyers find out what they actually agreed to buy. Special levies, building defect proceedings, sinking fund shortfalls, and proxy-dominated AGMs all live in those documents. This prompt generates the questions that turn a strata report from a folder of paper into a decision framework.

A contract of sale is a legal document. Walking into your conveyancer’s review knowing what to look for means a more useful conversation about what actually matters.

Building and pest reports are written by inspectors for lawyers, not buyers. Most buyers read the summary and miss the detail. This prompt teaches you how to read one — what’s a standard finding, what’s a price negotiation, and what’s a walk-away signal.

Comparable sales analysis is not a valuation. It’s a way to frame whether the asking price is reasonable relative to what similar properties have actually sold for. This prompt structures the analysis and flags where the comparables stop being comparable.

Vacancy rates, tenant profiles, infrastructure, school catchments, and proximity to employment all affect how quickly your investment rents, at what rate, and to whom. This prompt maps the demand picture before you assume the gross yield holds.

How your loan is structured has a bigger long-term impact than the rate. Interest-only periods, offset accounts, redraw, cross-collateralisation, and the treatment of future investment properties can constrain your options years later. This prompt generates the questions your broker needs to answer before you sign.

Settlement is not the finish line. It’s where every outstanding assumption becomes a real problem. Finance clause expiry, pest inspection timing, vendor delays, and your bank’s turnaround time all converge. This prompt maps the risk before your deposit is at stake.

A portfolio looks healthy until rates rise 2%, two properties go vacant simultaneously, and you can’t refinance because the equity isn’t there. This prompt stress-tests the whole portfolio against the scenarios that break over-leveraged investors.

Every investment property you buy needs a credible exit. Not a plan to hold forever — an actual answer to: who buys this asset from me in five years, at what price, and what are the tax consequences? This prompt maps the exit before you buy the entry.

Most clients walk into a broker meeting with their payslips and a hope. This prompt generates your complete pre-meeting briefing: the documents to bring, the questions to ask, the scenarios to discuss, and the things you need to understand before you sign a loan application.

This is the final prompt in the series. The full series of analysis culminates in one decision framework. Not a formula that tells you what to do — a structured process that forces you to test every assumption, check every risk, and make the decision you can justify. Not just the one you want to make.

Short-term rental income looks attractive on paper. Gross yield calculations at the platform’s displayed occupancy are compelling. The investment case looks different when you model the full expense stack, calculate the break-even occupancy, and check what the local council, the body corporate, and the lender actually permit and count.

Short-term accommodation is generally a taxable supply for GST, unlike residential rent. Private use days affect what’s deductible. Setup costs are usually capital. Most STR investors run these through the wrong column until their tax agent finds it at EOFY. This tool handles the quarterly bookkeeping so the next conversation with your tax agent starts with a clean workbook, not a shoebox.

Most property investors spend the first half of every accountant appointment tracking down documents. The PM annual statement. The loan interest certificate. The repair receipts. This tool produces the complete document checklist, flags capital works vs maintenance, checks your depreciation schedule status, and generates specific questions for the appointment — so the conversation is productive, not remedial.