Methodology
The depth below mirrors how we work behind the scenes. We share it because most poor property outcomes are strategy errors, not market errors — and the antidote is structure.
01 · Goal formulation
Start at the top of the tree.
Every engagement begins with a structured conversation about what you’re actually solving for. Capital growth is an outcome, not a goal. We translate intent into a measurable strategy.
The framework below shows how a goal cascades into a strategy and then into the right property type. Skip the top of this tree and you’re optimising the wrong things.
02 · Borrowing capacity
Small inputs. Large swings.
Borrowing capacity isn’t a single number — it’s a sensitivity table. The example below shows how everyday financial decisions move serviceability by tens or hundreds of thousands of dollars. We model these before any property is shortlisted.
| Variable (illustrative) | Borrowing impact |
|---|---|
| Income +$10,000 (7.5× multiplier) | +$72.5k |
| Rental income +$10,000 (80% shading) | +$50k |
| Credit card limit +$10,000 (3% repayment rule) | −$50k |
| Discretionary spending +$10,000 / yr | −$115k |
| Car loan ($1,250 / month) | −$180k |
| One child (HEM adjustment) | −$45k |
| Interest-only loan (25-yr term) | −$32.5k |
| HECS debt ($20k balance) | −$70k |
| Novated car lease ($20–60k) | −$60k |
| Rent vs own (~$650 / month) | +$65k |
Illustrative figures only — based on indicative lender sensitivities. Your numbers will differ.
03 · Ownership structure
The wrong structure is hard to undo.
Stamp duty alone makes restructuring expensive — sometimes prohibitive. We compare four common structures across the variables that matter, before you sign anything.
| Feature | Own name | Trust | Company | SMSF |
|---|---|---|---|---|
Land tax thresholds | Usually available | May be limited | Not available | May be limited |
Negative gearing | Allowed | Trapped | Trapped | Trapped |
50% CGT discount | Yes | Yes (if distributed) | No | 1/3 (~10% effective) |
Limited liability | No | Yes (corp trustee) | Yes | Yes (corp trustee) |
Flexible distribution | No | Yes | Fixed dividends | Member balance |
Setup cost | Low | Higher | Higher | High + ongoing |
Asset protection | No | Yes | Yes (corp veil) | Yes |
Borrowing capacity | Highest | May reduce | May reduce | Strictly limited (LRBA) |
Income tax rate | Marginal personal rate | Marginal rate (distributed) | 25–30% | 15% complying (45% non-complying) |
Estate planning flexibility | Limited | Yes (pass control without triggering CGT / stamp duty) | Yes (via share transfers) | Limited (binding nominations needed, succession complex) |
Ongoing compliance | Minimal | Relatively high (annual returns, trust deeds) | Relatively high (ASIC, tax returns) | Relatively high (annual audit and strict rules) |
Principal-residence CGT exemption | Yes | No | No | Not allowed |
04 · Suburb selection
Demand and Supply related factors
We screen suburbs nationally using a database of demand, supply and yield metrics. Only suburbs that pass the quantitative screen reach the qualitative drill-through.
Quantitative inputs include demand-to-supply ratio, vacancy rate, days on market, gross yield, building approvals, stock-on-market, and price-to-cycle position. Qualitative drill-through covers infrastructure, employment diversity, owner-occupier appeal, schools, amenity and liveability.
05 · Property selection
50+ filters. Two tiers. No exceptions.
A suburb shortlist gives you geography. The right property gives you the outcome. We apply a primary screen first — anything that fails is rejected outright — then a secondary screen for tie-breakers.
Primary filters
- · Housing-commission concentration
- · Dwelling age & build condition
- · Land-to-asset ratio
- · Subdivision / extension potential
- · Council zoning & dwelling type
- · Land slope, dimensions, orientation
- · Build material (brick preferred)
- · Flood, bushfire, environmental, heritage overlays
- · Title easements (drainage, sewer, etc.)
- · Proximity to major roads & power lines
- · Median value alignment
- · Immediate maintenance / safety
Secondary filters
- · Flight path corridors
- · Soil quality, aspect & natural light
- · Proximity to schools (catchment grade)
- · Proximity to train, bus, retail, medical
- · Future noise risks & cell-tower exposure
- · Internet connectivity
- · Street appeal & neighbourhood presentation
- · T-junction / corner lot exposure
- · Quality of neighbours (visual scan)
- · Community amenity
- · Parks and open space proximity
- · Security and privacy features
06 · Due diligence
Boring, repeatable, expensive to skip.
Before you sign anything unconditional, we want every overlay, easement, infrastructure plan and inspection report sitting in front of us — not on settlement day.
- Title search and encumbrance review
- Council overlays: flood, bushfire, environmental, heritage
- Drainage, sewer and water authority infrastructure plans
- Independent building & pest inspection
- Local agent inspection with photo report
- Independent rental appraisal
- Walk-through video for remote buyers
- Yield and cashflow model with sensitivity
- Renovation feasibility (where applicable)
- Exit liquidity and re-sale evidence
07 · Negotiation, contract & settlement
Win at the table. Hold the line to the keys.
Most deals are won or lost in the seven days after “we like it.” Price is one lever — terms are the other half. We negotiate the contract as a complete package: price, deposit, settlement length, finance and building & pest clauses, special conditions, inclusions and access for inspections.
Strategy is situational. In a hot market with strong finance pre-approval, going unconditional or shortening the finance clause can win the property at a lower number. In a soft market, longer due-diligence and subject-to clauses protect the downside. We decide deliberately — never by default — and brief you on the trade-offs before any offer goes in.
From signed contract through to settlement, we coordinate the moving parts so you don’t have to: solicitor / conveyancer instructions, broker and lender milestones, valuation access, building & pest, insurance from exchange, pre-settlement inspection and final figures. We also onboard a vetted local property manager before settlement, so the property is leased — or actively listed — from day one.
- Offer strategy: price, terms, clauses, timing
- Finance, B&P and special-condition drafting
- When (and when not) to go unconditional
- Solicitor / conveyancer coordination
- Broker & valuation milestone tracking
- Insurance bound from exchange
- Pre-settlement inspection & final figures
- Local property manager onboarding pre-settlement
Negotiation playbook
Want our offer-strategy framework for your next purchase?
We’ll walk you through clause structure, when to go unconditional, and how we read the other side of the table.
08 · Post-settlement
Properties don’t self-optimise.
Acquisition is one moment. Holding well is everything else. We run a periodic portfolio review covering rent, equity, structure, costs and your evolving goal. The loop below is how the portfolio compounds.
Get in touch
Ready for a goal-based property strategy?
Book a no-obligation strategy call. We’ll listen first, then tell you whether property is the right tool for your goal — and which strategy fits.