This is what an Estait brief covers
Every brief is generated specifically for the property address you enter — not a template, not suburb averages. Below is a live example for a 4-bedroom house in Werribee, VIC.
Property
14 Heathwood Blvd, Werribee VIC 3030
4 bed · 2 bath · 2 car · 558 m² · House
Purchase price
$649,000
AVM Estimate (Estait valuation model)
Low
$618,000
Mid
$649,000
High
$682,000
Werribee market snapshot
Median house price
$648,932
Werribee VIC
1-yr price growth
+10.3%
Above VIC average
5-yr CAGR
5.4%
Steady long-run growth
Rental vacancy
1.5%
Tight rental market
Days on market
22 days
Seller's market (<30)
Demand score
6.7 / 10
Estait AI ranking
Strategy comparison — annual cash flow
| Strategy | Gross rent/wk | Gross yield | Net cash flow/yr |
|---|---|---|---|
| Long-term rental (LTR) | $460 | 3.68% | −$8,200 |
| Short-term rental (Airbnb) | $910 | 7.27% | +$4,100 |
| Granny flat added | $690 | 5.52% | +$1,900 |
| Dual occupancy | $840 | 6.72% | +$9,600 |
Based on 80% LVR at 6.2% interest. Airbnb occupancy estimated at 72%. Granny flat adds 60m² studio at rear. Dual occ assumes subdivision approval.
Zoning & council rules — Wyndham City Council
Zone
General Residential Zone 1 (GRZ1)
Min lot size
300 m² (after subdivision)
Max site coverage
60% of lot area
Front setback
4–6 m from street boundary
Side setback
1.0–2.0 m (height dependent)
Max building height
9 m (2 storeys)
Granny flat (as-of-right)
Yes — up to 60 m²
Dual occupancy
Permitted subject to planning permit
Short-term rental
Permitted — no registration required in VIC
Subdivision
Possible — min 300 m² per lot, rear lane preferred
Tax position
Negative gearing
On the LTR strategy, this property produces a gross loss of ~$8,200/year (interest + costs exceed rent). At a 37% marginal tax rate (income $120K–$135K bracket), this saves approximately $3,034/year in tax — reducing the effective holding cost to ~$5,166/year out of pocket.
Capital gains tax (CGT)
If sold after 12+ months of ownership, only 50% of the capital gain is assessable. On a 10-year hold at 5.4% CAGR, a $649K purchase grows to ~$1,088K — a gain of ~$439K. With the 50% discount, taxable gain is ~$219K. At 37% MTR, CGT payable is approximately $81,000.
Depreciation
For a property of this age (estimated post-2000 construction), division 43 building depreciation applies. Estimated first-year depreciation deduction: ~$6,500–$8,200 (quantity surveyor report required for exact figures). Depreciation reduces taxable income without cash outlay.
Land tax (VIC)
VIC land tax applies to investment properties. At a site value of ~$310,000, land tax is approximately $1,100/year. Note: primary residence exemption does not apply to investment properties.
AI investment brief (excerpt)
Executive Summary
14 Heathwood Blvd is a 4-bedroom, 2-bathroom house on 558m² in Werribee VIC 3030, listed at $649,000. The Estait AVM puts fair value at $618K–$682K — the asking price is within range. Last sold in 2019 for $498,000, implying 30% capital growth over 5 years (5.4% CAGR). Current market rent is $460/week, a 3.68% gross yield on purchase price.
Verdict: Buy — dual occupancy play. The standard LTR yield is thin, but the GRZ1 zoning permits subdivision to 300m² lots and dual occ. A second dwelling on the rear adds ~$380/week in rent, flipping the annual cash flow from −$8,200 to +$9,600. Werribee is 28km from Melbourne CBD and 3 minutes walk from Werribee train station (40 min to CBD). At 22 days on market and 1.5% vacancy, this is a seller's market with genuine rental demand. The dual occ path justifies the price.
A full brief continues with: Location & Lifestyle (transit, schools, employers), Werribee Market Snapshot (12-month trend, comparable sales), Financial Projections (10-year capital growth table, holding cost breakdown), Development Feasibility (granny flat + dual occ step-by-step), Risk Factors, and a final recommendation with exit strategy.
10-year capital growth projection
| Year | Conservative (4%) | Base (7%) | Optimistic (10%) |
|---|---|---|---|
| Year 1 | $675K | $694K | $714K |
| Year 3 | $730K | $795K | $864K |
| Year 5 | $790K | $911K | $1.05M |
| Year 10 | $961K | $1.28M | $1.68M |
Werribee 5-yr CAGR: 5.4%. Base case uses suburb long-run average. Projections exclude rental income and holding costs.
This is a representative example using real suburb data from Estait's database and a fictional property address. Figures are illustrative — your brief uses real comparable sales, live zoning data, and your specific purchase price. Not financial advice.
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