THE BUYER'S GRAILBuyer's agent
~$14,500
average full-service fee, Sydney · paid on settlement, either way
Property Decision Report · Australia-wide
Know before you offer.
Thoughtful due diligence on the biggest purchase you will ever make. A comprehensive Property Decision Report on any live Australian listing — in writing, within 24 hours. $29.99 for peace of mind.
One-off, no subscription · Checked by a person before it ships · Compare with a buyer's agent
versus
Property Decision Report
$29.99
the numbers in writing, within 24 hours · paid the same whether you buy or walk
Fee source: WhichRealEstateAgent, Buyer's Agent Fees Guide 2026 (Sydney average; typical range 1.5–3% or flat fee). We don't bid, inspect or negotiate for you — see “What we don't do” below.
A buyer's agent, or the report?
Everything a buyer's agent gives you, next to everything a Property Decision Report gives you. Including the four things they do that we honestly don't.
A buyer's agent is a pair of hands. We're the homework — and it's the homework that decides the price.
What you're buying
Buyer's agent~$14,500
This report$29.99
Valuation & evidence
Estimated fair-value rangewhat the property is actually worth
Verbal
In writing
Every recorded comparable saleeach one listed and individually verified
A few cited
Full table
Suburb market contextmedian, growth, days on market, sold vs listed
Partial
Yes
Tells you when the evidence is thininstead of dressing a guess as gospel
No
Yes
You keep it, in writingto re-read, to argue with, to show your partner
Mostly verbal
16 pages
The agent & the vendor
Decodes the selling agent's campaignwhat “price guide over” and “another interested party” really mean
From experience
Tactic by tactic
Reads the vendor's positionsale history, time held, why they're selling
Partial
Yes
Checks the selling agent's licence recordagainst the state register
No
Yes
What it will actually cost you
Stamp duty for your state, at your price
Ballpark
Calculated
First-home concession eligibility
Ballpark
Yes
Deposit, LMI and repayment scenariosat 5%, 10% and 20% down
No
Yes
Annual cost of owning itrates, water, insurance, strata, maintenance, land tax
No
Yes
Rental yield if you ever let it out
Partial
Yes
Risk & due diligence
Risks ranked by severitymaterial · investigate · flag, each with an action
Verbal
In writing
Zoning, flood, bushfire, heritage, easementsas recorded for the lot
Partial
Yes
Schools, transport, hospital, CBD distance
Yes
Yes
Inspection checklist for this exact propertywhat to look at, and who should look
No
Yes
Negotiation
Opening offer, target zone, walk-away numbernamed, with the reasoning for each
Advises
In writing
Offer ladder — how each level tends to landby campaign state
No
Yes
How buying works in your statecooling-off, disclosure, deposit, settlement, auction rules
Yes
In writing
The psychology being used on youanchoring, scarcity, loss aversion — and the counter-move
No
Yes
What a buyer's agent does that we don't · left column: buyer's agent | right column: this report
Searches and shortlists properties for you
Yes
You choose
Access to off-market stock
Yes
No
Physically inspects the property
Yes
No
Negotiates and bids at auction for you
Yes
No
Terms & incentives
Paid the same whether you buy or walk awayso “don't buy this one” costs nothing to say
Paid on purchase
Yes
Costs more when you pay morea percentage fee rises with the price
Often
Never — fixed
Tie-in or exclusivity period
Typically 3–6 months
None
If you don't end up buying
Engagement fee often kept
You keep the report
Turnaround
Weeks to months
Within 24 hours
Buyer's agent fees: $8,000–$33,000+ depending on the state, the price and the firm — around $14,500 on a Sydney full-service engagement, typically 1.5–3% of the purchase price or a flat fee (WhichRealEstateAgent, Buyer's Agent Fees Guide 2026). We compare the category, not any particular firm, and the rows above describe what a full-service engagement typically includes — individual agents vary, so check your own engagement letter.
Get your report — $29.99 →
One property, decided. Delivered within 24 hours. Read a full sample first if you'd rather see it before you buy.
$74,040
average parental gift toward a child's deposit — up from $69,907 in 2021
47%
of first-home buyers admit they paid more than they budgeted — up from 38% in 2022
$64,750
what a $30,000 overpay costs by the end of a 30-year loan
#1 regret
“not being thorough enough before we signed”
Sources: Mozo Bank of Mum and Dad Report 2025 (n=1,019) · Finder First Home Buyer Report 2025 (n=1,006) · Compare the Market 2025 · 30-yr P&I at 6.0% p.a. (RBA average new owner-occupier rate), full term, no extra repayments — an upper-bound illustration.
Three steps. No calls, no meetings.
You never speak to a salesperson, and nobody contacts the agent or the vendor on your behalf.
1
Pay $29.99
At checkout you paste the listing link or type the address. That's the whole form — name, email, property.
2
We build it
Recorded sales, comparable properties, the listing's own history and the agent's campaign, analysed against the report standard — and checked by a person before it ships.
3
In your inbox within 24 hours
A 16-page PDF: verdict, fair-value band, the vendor's position, and your opening / target / walk-away numbers.
From a real report · regional NSW · details anonymised
Bought for $325k. Relisted at $320k. Looks like a discount.
Add the seller's stamp duty and agent's commission and their break-even is closer to $345,000 — a vendor relisting below what they paid is a motivated seller, and we mapped exactly where their floor sat.
Our fair-value band said $305k–$330k. So the strategy read: open around $295k, target $305k–$312k, walk away above $320k. Same process, every property you're serious about.
$255–295k
v1 band (no sale record) $320k asking ~$345k
seller break-even $305k $330k
v1 band (no sale record) $320k asking ~$345k
seller break-even $305k $330k
- Open~$295,000
- Target zone$305,000 – $312,000
- Walk away above$320,000
Informational estimate, not a sworn valuation. Outcomes depend on your negotiation — no promises, just the full picture.
Every report.
One standard.
Every figure is benchmarked against recorded sales, comparable properties and the listing's own history — and when the evidence is thin, the report says so instead of dressing up a guess as gospel.
On the property above, before the sale price was on record our band was $255k–$295k. When the record came in, we moved it to $305k–$330k — and told the client exactly why. We'd rather be right than sound certain.
Recorded facts beat estimates. Estimates beat guesses. Guesses don't ship — no verified sale record, no report.
Reviews for Theo Holmes.
Creator of the Property Decision Report, and a decade in the industry helping Australians into homes of their own. These are verified Google reviews from buyers he has guided through it.
★★★★★
“Theo and the team carried us through a journey which we thought was not possible. Full credit to Homeowner Assist for helping us achieve ownership of our first home in WA.”
A. PILLAY — Google review · Jul 2025
★★★★★
“Wow! What a great service. Theo and Hadleigh were great to deal with — from clicking a Facebook ad to owning our very own home was a seamless process and I highly recommend!!”
BROOK J. — Google review · Dec 2024
★★★★★
“Thank you to Theo and all the team — they helped make our dreams come true. Everyone was so supportive and helpful all the way from start to finish. 100% recommended.”
JASON F. — Google review · Sep 2025
Verified Google reviews · full text public on Google
What's inside every report
Not a glossy brochure — a decision tool. Each report answers the only two questions that matter: should I buy this property, and at what price?
A clear verdict
Proceed, proceed with caution, or walk away — with the reasoning spelt out. A decision, not a data dump.
Fair value — honestly
A value band benchmarked against real comparable sales — and honest about the difference between independent evidence and a model restating the property's own last sale.
Decode the agent
What “Price Guide Over”, “another interested party” and “make your best offer up front” are actually doing — and your move for each.
Read the vendor
Sale history, time held, vendor economics, why-selling signals — and where their real floor sits.
Your negotiation — named numbers
Opening offer, target zone, walk-away number, with the rationale for each, plus every leverage point on this specific property.
Forces in motion
Anchoring, scarcity, loss aversion, sunk cost — every psychological force the selling side uses on you, mapped to this property, with the counter-move.
See a full report from your state.
Every state and territory prices, taxes and regulates property differently — so every report does too. Tap your state to read a complete 16-page sample, free, no email required.
Tap a state or territory
New South Wales
Wallsend NSW 2287
House (1965) · 607㎡ · 3 bed · 1 bath · 2 car
- Advertised
- Guide $800,000–$850,000
- Our fair-value range
- $820,000 – $860,000
- Your state's costs
- Transfer duty $30,187 · FHB $0
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required.
Victoria
Werribee VIC 3030
House (1984) · 604㎡ · 3 bed · 1 bath · 2 car
- Advertised
- Advertised $620,000–$660,000
- Our fair-value range
- $640,000 – $680,000
- Your state's costs
- Duty $32,270 · FHB $4,303
- Cooling-off
- 3 clear business days
Free to read. No email required.
Queensland
Kallangur QLD 4503
House (1994) · 652㎡ · 3 bed · 2 bath · 4 car
- Advertised
- Offers Over $850,000
- Our fair-value range
- $875,000 – $915,000
- Your state's costs
- Duty $31,275 · home concession $24,100
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required.
Western Australia
Baldivis WA 6171
House (2012) · 512㎡ · 4 bed · 2 bath · 2 car
- Advertised
- From $679,000
- Our fair-value range
- $690,000 – $730,000
- Your state's costs
- Duty $26,268 · FHB $12,759
- Cooling-off
- None — O&A binds on acceptance
Free to read. No email required.
South Australia
Morphett Vale SA 5162
House (1974) · 712㎡ · 3 bed · 1 bath · 3 car
- Advertised
- Price guide $790,000
- Our fair-value range
- $810,000 – $850,000
- Your state's costs
- Duty $37,280 · no FHB relief
- Cooling-off
- 2 clear days after Form 1
Free to read. No email required.
Tasmania
Kingston TAS 7050
House (1994) · 712㎡ · 3 bed · 2 bath · 2 car
- Advertised
- Offers Over $695,000
- Our fair-value range
- $715,000 – $760,000
- Your state's costs
- Duty $26,535
- Cooling-off
- None — binding on signing
Free to read. No email required.
Australian Capital Territory
Ngunnawal ACT 2913
House (1996) · 452㎡ Crown lease · 3 bed · 2 bath
- Advertised
- Offers Over $820,000
- Our fair-value range
- $840,000 – $880,000
- Your state's costs
- Duty $23,338 · HBCS may apply
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required.
Northern Territory
Woodroffe NT 0830
House (1990) · 813㎡ · 3 bed · 3 bath · 7 car
- Advertised
- Offers Over $690,000
- Our fair-value range
- $700,000 – $750,000
- Your state's costs
- Duty $34,155
- Cooling-off
- 4 business days
Free to read. No email required.
What we don't do — and what you can count on
Straight answers to the three questions every buyer asks before trusting a report over a person.
We won't bid, inspect or negotiate for you
We won't sit across the table. What you get is the number in writing, before you offer — fast enough to move before the agent expects you to. A building & pest inspection is still yours to book; we'll flag when it's critical.
Every report is checked by a person
This isn't a black box. A person prepares and checks your report before it ships — and if anything in yours doesn't make sense, reply to the email it arrives in and Theo will walk you through it.
Information, not advice
Every report is general information to empower your own decision — not financial or personal advice, and no promises. Honest about data limitations, always. Just the full picture, while you can still use it.
Less than dinner — against the biggest cheque you'll write.
Launch pricing: a single report is $49.99 $29.99. Every pack is the same full Property Decision Report — the only difference is how many properties you're serious about. One-off, AUD, GST included, no subscription.
1 report
$49.99$29.99 AUD
One property, fully decided.
Launch price · save $20
- Verdict + fair-value band
- Agent decode & vendor read
- Opening / target / walk-away numbers
- Within 24 hours
2 reports
$99.98$49.99 AUD
Compare your two front-runners.
Save 50% · ~$25 a property
- Everything in the single report, ×2
- Same-standard comparison
- Order the second whenever you're ready
- Two reports for one list price
Your whole shortlist
5 reports
$249.95$99.99 AUD
One for every property on your shortlist.
Save 60% · ~$20 a property
- Everything in the single report, ×5
- Run it on everything you're considering — not just the one you've fallen for
- Redeem across your search, no expiry
- Five reports for the list price of two
Not sure yet? Read a full 16-page sample before you spend anything.
Questions buyers ask us
Which properties can you report on?
Any residential listing in Australia with a public listing page — realestate.com.au and Domain links work best. Houses, units and townhouses.
How fast will I get it?
Within 24 hours of payment, usually much sooner. If an auction or offer deadline is looming, reply to your order confirmation and we'll prioritise it.
What exactly happens after I pay?
Your payment confirmation goes to you and to us at the same moment, with the property you entered at checkout. We build the report by hand, check it, and email you the PDF within 24 hours — usually sooner. Nobody calls you, and we never contact the selling agent or the vendor.
How do the 2- and 5-report packs work?
You pay once and give us the first property at checkout. For the rest, reply to your receipt with each new listing link whenever you're ready — no expiry, and each one is the same full report.
Can I see one before I buy?
Yes — there is a complete 16-page sample for every state and territory on this page, free to read, no email required. They're real reports with the address withheld.
Where does the data come from?
Recorded sales, comparable properties, suburb statistics and the listing's own history and campaign language. Where the evidence is thin, the report says so. If we can't verify a sale record for the property, we don't ship the report — and you're refunded in full.
Is this financial or property advice?
No. The report is general information — it organises the data so you can make your own informed decision. Always do your own due diligence and consult licensed professionals before buying.
Do you inspect the property?
No — this is a data and market analysis, not a building inspection. We'll flag when a building & pest inspection is critical, but it doesn't replace one.
Know before you offer.
Send us the property you're looking at. The numbers come back in writing within 24 hours — for less than the cost of dinner, against the biggest cheque you'll ever write.
Get your report — $29.99 →2 reports $49.99 · 5 reports $99.99 · one-off, GST included, no subscription