What passed the screen. What failed. And why.
Published every quarter. Same metrics, same thresholds, every market in the country. No sponsorship, no developer stock, no hotspots.
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Three briefs. Same day, same screen, different budget.
All three were run on 31 August 2026 against identical criteria. The only variable was the price band. No suburb names — those belong to the clients who paid for them — but everything about the shape of the answer is here, and the shape is the interesting part.
Native GHL table + custom barNot one suburb appears in both the entry brief and the top brief. Zero. They are not the same list with different prices on it — they are different countries. The entry brief returned seven suburbs across two states, all of them regional. The top brief returned thirty-six across five states, most of them metropolitan. Your budget does not just set what you can afford in a suburb. It decides which suburbs exist for you at all.
Every extra dollar bought a worse return
Median gross yield ran 4.74% → 3.76% → 3.32% as the budget rose. Median ROI ran 19.1% → 14.4% → 13.6%. Three briefs, one direction, no exceptions. The cheapest list produced the best returns on paper — which is the opposite of what most buyers assume when they stretch.
But the cheap list is short, and it is all regional
Seven suburbs. Two states. Ballarat, Bendigo, and four regional towns across Victoria and New South Wales. Nothing metropolitan, and nothing in South Australia, Queensland, the ACT or Tasmania. Better numbers, far fewer doors, and 43 days on market against 30 at the top end — thinner demand is the price of the yield.
Budget buys geography
The mid brief was trapped in Victoria: 28 of its 33 suburbs. Only above $860,000 did Adelaide, Brisbane, Newcastle and the Blue Mountains appear at all. If you want a particular city, the honest answer is that your borrowing capacity decided that before you did.
The expensive suburbs scored worst
In the top brief the bottom of the list was the famous names, and it wasn't close. That list is published below, because nobody pays me not to buy in Hawthorn.
Named, because rejections cost nothing to publish.
Every agency shows you what it bought. The list below is what came back on the screen and got struck out — by name, with the numbers that did it. This is the half that tells you whether there is a filter at all.
Native GHL table| Suburb | Brief | Price | 1yr price | Yield | Score | Why it failed |
|---|---|---|---|---|---|---|
| Hawthorn | B | $1.17m | −12.13% | 3.37% | 44 | Worst score of 69 suburbs across both briefs. Down 12% in a year. |
| Prahran | B | $1.08m | −6.19% | 3.85% | 47 | Falling prices against 54% renters and 58 days on market. |
| West Footscray | A | $707k | −4.22% | 4.19% | 56 | Highest stock on market in the band. Supply is winning. |
| Caroline Springs | A | $618k | +4.74% | 3.66% | 61 | Vacancy 2.02%, 42 days on market. Growth without scarcity. |
| Graceville | B | $1.39m | +5.54% | 2.89% | 64 | Sub-3% yield at $1.4m, 48 days on market. |
| Ballarat Central | A | $668k | +7.68% | 3.49% | 66 | 53 days on market and 0.29% stock on market — thin demand. |
What stays behind the engagement. The suburbs that passed, at your price point, this quarter. That list is the product — it is tailored to a brief, it moves every quarter, and publishing it would hand it to people who haven't paid for it and to every competitor in the country. Everything else on this page is free.
Sixty-six suburbs. Twelve markets. Six states.
This is all three August briefs combined, rolled up to the market level. The screen runs suburb by suburb — it is not a state or region call — but grouped like this you can see which markets are actually producing candidates right now and which are producing one or two.
| Market | State | Suburbs | Vacancy | Days on mkt | Yield | Status |
|---|---|---|---|---|---|---|
| Melbourne | VIC | 25 | 1.50% | 32 | 3.31% | Surfacing |
| Regional VIC | VIC | 7 | 0.49% | 38 | 3.82% | Surfacing |
| Geelong | VIC | 7 | 1.23% | 26 | 3.72% | Surfacing |
| Bendigo | VIC | 5 | 0.73% | 46 | 3.83% | Surfacing |
| Canberra | ACT | 4 | 1.31% | 27 | 3.99% | Surfacing |
| Regional NSW | NSW | 4 | 1.71% | 43 | 4.70% | Surfacing |
| Adelaide | SA | 4 | 0.74% | 22 | 3.58% | Surfacing |
| Hobart | TAS | 3 | 0.96% | 18 | 4.12% | Thin |
| Newcastle | NSW | 2 | 1.10% | 20 | 3.97% | Thin |
| Blue Mountains | NSW | 2 | 1.19% | 20 | 3.46% | Thin |
| Brisbane | QLD | 2 | 0.99% | 58 | 3.07% | Thin |
| Ballarat | VIC | 1 | 0.92% | 53 | 3.49% | Thin |
Medians across every suburb that surfaced in the three briefs run 31 August 2026. Surfacing means the market produced four or more candidates; thin means it produced one to three. Suburb names go to clients.
Named suburbs go to clients, not to the internet. The screen publishes at region level so you can see the method working and check it against your own view. The specific suburbs, streets and price points that pass — and the assets inside them — are the engagement, and they go to clients under brief. If you want the names, that's what the call is for.
What the screen said two years ago
The honest test of a method isn't what it says today — it's what it said before the result was known. Each quarter I republish the calls from two years prior, and what happened since.
One list. Two things on it.
A short email every fortnight — what the data is doing, a market worth watching, a deal I walked away from and why. Then every quarter, the full screen: every market, the thresholds, the walk-away list and what changed. Most people who eventually engage me read a season of these first.
Book a 15-minute callFree, by phone or video. I'll tell you straight whether I can help.