Is PropertyLens a licensed valuation service?

No. PropertyLens is an AI-powered research and analysis tool, not a licensed valuation service. Our predictions are estimates based on publicly available data and AI analysis. They should not be used as a substitute for a formal property valuation by a certified valuer, nor as financial advice. Always consult qualified professionals before making property decisions.

Where does the data come from?

All our data is sourced from publicly available datasets and official APIs. This includes historical sales data from Domain.com.au and PropTrack, demographic data from the ABS Census, planning overlay data from local council open data portals, economic indicators from the RBA, commercial listings from Domain Commercial, and fitout cost data from published industry sources.

How accurate are the property price predictions?

Property price predictions are inherently uncertain — no model can perfectly predict what a buyer will pay. Our system tracks prediction accuracy against actual sale prices, and we publish these metrics transparently. Predictions include confidence scores and price ranges to reflect uncertainty. Typical accuracy varies by suburb and property type.

What commercial property features are available?

PropertyLens offers comprehensive commercial analysis including: cap rate and yield calculators, Weighted Average Lease Expiry (WALE) analysis, Debt Service Coverage Ratio (DSCR) assessment, AI-powered investment analysis, commercial fitout cost estimation for 7 fitout types (office, retail, restaurant, medical, industrial, make-good, base building), make-good cost estimation, fitout ROI calculation, and multi-city cost comparison.

Which cities and suburbs are covered?

PropertyLens is live across four major Australian cities: Brisbane (33 suburbs), Gold Coast (24 suburbs), Sydney (42 suburbs), and Melbourne (38 suburbs). All cities include residential and commercial property analysis, AI predictions, construction and fitout cost estimation, and market intelligence.

How does the AI component work?

We use Claude by Anthropic, a leading safety-focused AI model, to analyse property descriptions, comparable sales data, feature adjustments, and market context. For commercial properties, the AI also assesses tenant covenant strength, lease structures, and market positioning. The AI prediction is blended with statistical analysis to produce the final estimate.

Can I use this for construction and fitout cost planning?

Yes. For residential properties, we provide detailed cost estimates for raise-and-build, second storey additions, and basement conversions. For commercial properties, we offer fitout cost estimation covering office, retail, restaurant, medical, and industrial spaces across budget, standard, and premium grades. All estimates include phased budgets, make-good costs, and ROI calculations. These are starting points for budgeting — always obtain professional quotes.

What planning constraints does the system check?

We check local council planning overlays relevant to each city, including character housing provisions, heritage listings (local and state), flood overlays, landslide hazard, and biodiversity overlays. We also monitor Development Application activity through Planning Alerts. These constraints affect what you can build on both residential and commercial properties.

We analyse publicly available property data — we do not collect, store, or sell personal information beyond what you voluntarily provide through our contact or waitlist forms. Property analysis is based on public listing data, public sales records, and public planning data. See our Privacy Policy for full details.

Back to All Features

Local Council Planning Overlay & Compliance Checking

Planning & Constraints Analysis

Understand what you can and cannot build on a property before you buy or design. Our planning constraints analysis automatically checks local council planning overlays, heritage registers, flood data, and development application history to identify restrictions and opportunities.

Key Capabilities

What's Included

Character Housing Overlay

Identifies properties within character housing or traditional building character overlay areas. These provisions affect demolition controls, building height, form, and materials for new construction and alterations.

Flood Overlay & Risk Assessment

Checks river and creek flood overlays with property-level flood depth data where available. Flood overlay status affects insurance, building requirements, minimum floor levels, and can significantly impact property value.

Heritage Overlay (Local & State)

Checks both local council heritage listings and state heritage register entries. Heritage-listed properties have strict controls on alterations, materials, and demolition.

Basement Compliance Testing

For properties considering basement construction, our tool tests the proposed design against the local planning scheme's basement definition at key perimeter points.

Process

How It Works

Property Location Lookup

Enter the property address to retrieve its cadastral lot and plan details, which are used to query the relevant council's spatial overlay databases.

Overlay Intersection Analysis

The system checks the property boundary against all relevant planning overlays: character, heritage, flood, landslide, and biodiversity. Results are returned as a traffic-light summary.

DA History Review

Planning Alerts API is queried for recent development applications within proximity of the property. This reveals what neighbours have built and approval trends.

Compliance Assessment

For specific build scenarios, the system assesses compliance with relevant overlay provisions and generates a summary of constraints, required approvals, and potential resolution options.

Data Sources

All data is sourced from publicly available datasets and official APIs. No proprietary or private data is used.

Local Council Planning Schemes — Spatial overlay data via open data portals
State Heritage Registers — State heritage listings
Local Council — Local heritage listings
Planning Alerts API — Development application tracking
Council Flood Maps — Property-level flood depth data
Council Open Data — Zoning and suburb boundary data

Key Benefits

Transparent, data-driven analysis to support, not replace, professional property advice.

Traffic-light constraint summary at a glance
Identifies all relevant planning overlays for the property's council
Flood depth data at the property level where available
Development application history in the surrounding area
Basement compliance testing against local planning scheme definitions
Heritage and character overlay impact assessment

Important Disclaimer

Planning constraint analysis is based on publicly available council data and may not reflect the most recent amendments or site-specific conditions. Always verify constraints directly with your local council and consult a qualified town planner.

Explore Other Features

Discover the full range of prediction and analysis tools available.

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