Property intelligence · New South Wales

Know the property before you sign or build.

One address, or one document, in — a decision you can defend, out. What you can build, whether it stacks up, what the contract hides, and whether the DA passes.

Request early access See what it does

Grounded in real NSW open data and codified council rulebooks — every figure sourced, every verdict cited.

Due diligence5 Ridgeline Ave, Kellyville

Dual occupancy likely — The Hills Shire

2.7%

gross yield

3.9%

12-mo growth

+16%

feas. margin

$1.65M

median

passMin lot size — needs ≥ 600 sqm, has 640

passMin frontage — needs ≥ 15 m, has 16

confirmFrontage estimated from lot geometry

Three answers, one platform.

The same codified-rulebook engine and real-data backbone, pointed at the three moments that carry the most risk.

01 Buy

Property due diligence

Type an address — what you can build, an illustrative feasibility, and the market, auto-selecting the council's rulebook.

address → design plan · margin · yield

02 Build

DA compliance audit

Drop a development application and get cited findings — computed deterministically against the council's controls, before you lodge.

DA → pass / fail / review, each cited

03 Sign

Contract review

Abstract a Contract of Sale or Section 32 and flag the risks — no cooling-off, short settlement, easements, covenants.

contract → red flags before you sign

WHY NOW NSW Housing SEPP
Council LEPs & DCPs
Valuer-General sales & land values
Fair Trading rental bonds

In 2024, NSW made dual occupancy permissible in R2 zones statewide — and most council controls hadn't planned for it. Every R2 dual-occ decision now threads between a state policy and a local plan that don't fully agree, priced against a market only public data can tell you honestly. AI Prop reads both, and shows its working.

The AI reads. Code decides.

The model is confined to reading messy documents; every verdict is computed deterministically and cited to its control. Every market figure traces to a named NSW source, labelled with its as-of date — and what isn't known is marked "confirm", never invented.

NSW Planning Portalzoning · overlays

Valuer-Generalsales · land values · growth

Fair Trading bondsrents · yield

Codified LEP / DCPpermissibility · controls

Deep before wide.

Each council's controls are codified into a machine-readable rulebook the audit runs against — and the report auto-selects the right one by address. Adding a council is one rulebook file.

● LiveBlacktown City Council — dual occupancy (R2)
● LiveThe Hills Shire Council — dual occupancy (R2)
◐ NextNeighbouring Western Sydney LGAs
○ LaterSecondary dwellings · transaction documents at scale

Controls not yet verified against the source instrument are shown as provisional; map-driven standards (lot size, height) are resolved per lot from the geospatial layer.

Early access

Put a real property through it.

We're onboarding a first group of NSW planners, developers, buyer's agents and investors. Bring an address or a document — we'll show you the report.

You're on the list — we'll be in touch.