How Our ACT Property Valuations Are Calculated

Transparent methodology for every free Canberra property valuation we generate — what data we use, how we weight it, where the estimate is reliable, and where it isn't.

Data sources

Our valuations draw from five categories of data, all from authoritative or licensed providers. We do not generate or estimate any of this data ourselves — we aggregate, weight and present it.

Source	What we use it for	Update frequency
ACT Government property records	Sold property prices, sale dates, sale methods, agency attribution, property attributes	Updated continuously as new transactions are recorded
ACT Revenue Office	Unimproved land value (UV), annual rates, zoning information	Annual UV revaluation cycle
Licensed real estate data providers	Property profiles, third-party automated valuation estimates, listing history	Real-time on each lookup
Google Maps / Places APIs	Address autocomplete, school locations and catchment data, geographic context	Real-time on each lookup
Public market commentary	Suburb median price trends, days-on-market patterns, seasonal demand patterns	Refreshed weekly

All data sources are either public records (ACT Government, ACT Revenue Office) or licensed under commercial agreements with established real estate and mapping data providers.

How the automated valuation model works

For each address you enter, our automated valuation model (AVM) runs the following sequence:

Identify the property — resolve the address to a specific record using ACT Government data, including bedrooms, bathrooms, land size, property type, sale history and unimproved land value.
Gather comparable sales — query all properties sold in the same suburb within the last 12 months, prioritising the same street, similar bedroom count, similar land size and similar property type.
Weight comparables by similarity — recent sales weighted higher than older sales; same-street sales weighted higher than same-suburb sales; same-attribute properties (bed/bath/type/land) weighted higher than dissimilar ones.
Apply suburb-level trend adjustment — older comparable sales adjusted for any median price movement that has happened in the suburb since the comparable sold.
Compute the price range — output a low / median / high estimate with a confidence indicator. The range width reflects the consistency of comparable evidence; tight clusters of similar comparables produce narrow ranges, sparse or inconsistent evidence produces wider ranges.
Present supporting context — the report shows the actual comparable sales used, the suburb median trend, days-on-market, ACT rates, unimproved land value and zoning so you can verify and adjust our estimate against your own knowledge of the property.

Accuracy bands

Across ACT properties with sufficient comparable evidence, our estimates typically fall within the following accuracy bands compared to actual sale prices:

Property type	Typical accuracy band	What drives it
Standard residential houses (3–4 bed, established suburbs)	Within ±5–8% of sale price	Plenty of recent comparables, similar attributes
Apartments and townhouses in mature complexes	Within ±5–10%	Internal complex sales provide strong comparables
Larger or unusual residential properties (5+ bed, large land)	Within ±10–15%	Fewer comparables; attribute differences harder to weight
New estates and recently subdivided land	Within ±10–20%	Limited sale history; market still establishing
Heritage-listed, mixed-use or rural properties	Material uncertainty — AVM not reliable	Comparable pool too thin; manual valuation required

When you should NOT rely on our estimate alone: bank lending applications, estate or family-law settlements, capital gains tax filings, or properties with unusual attributes (heritage, rural, mixed-use). For any of these, commission a formal valuation from a licensed valuer registered with the Australian Property Institute (API).

What we deliberately do not include

Personal opinions on individual agents — we publish factual sale data with agent attribution but do not rate or rank individual agents subjectively.
Speculative future projections — our valuations reflect current market evidence, not predictions about where prices will be in 6 or 12 months.
Internal property condition — we have no way to know whether a property has been recently renovated, has structural issues, or has any non-public characteristics. The AVM assumes typical condition for the property's age and type.
Off-market or private transactions — only publicly recorded transactions are in our comparable pool.

Editorial standards

Factual accuracy — every numeric claim in our reports and articles is sourced from the data layer described above. Where we cite suburb-level statistics, the underlying records are queryable from our sold property pages.
Conflict-of-interest disclosure — agencies and agents are not paid for inclusion in our database. We do not accept payment from agents, agencies or developers in exchange for favourable mentions in articles or reports.
Update cadence — sold property data is refreshed continuously; suburb medians are recomputed daily; long-form articles are reviewed at least every 6 months and dated accordingly.
Corrections — if you spot a factual error in any of our reports or articles, contact support@instantpropertyreports.com.au and we will investigate and correct as necessary.

Privacy and data handling

We do not require an account, email address or phone number to generate property reports. We do not store or share information about which addresses individual visitors look up. Aggregated, anonymised analytics are used to improve the service. Full details in our Privacy Policy.

Operating entity

This service is operated by Tender My Listing Pty Ltd (ACN 697 239 866, ABN 17 697 239 866), registered office 81–83 Campbell Street, Surry Hills NSW 2010. The business is governed by Australian law and Australian Privacy Principles. Reach the team at support@instantpropertyreports.com.au.