# Step 3: Finding Available Properties
## How to Answer "What Properties Are Available?" With Filtered, Qualified Listings
*This is Part 3 of a 4-part series on the data-driven property research workflow.*
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## The Bridge Between Research and Reality
You've completed the analytical work. Step 1 identified suburbs with strong fundamentals. Step 2 drilled down to specific pockets and streets that meet your criteria and pass your risk thresholds. You know exactly where you want to buy.
Now comes the practical question: what's actually for sale there right now?
This is the moment where research meets reality. All the suburb analysis in the world means nothing if there are no suitable properties available, or if you waste weeks researching properties that fail your basic criteria.
Property Finder bridges this gap. It takes the criteria you've established through Steps 1 and 2 and applies them to current listings, showing you only properties that are worth your time to investigate.
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## The Problem With Portal-Based Property Searching
### The Exhausting Traditional Approach
The conventional way to find properties goes like this:
1. Open Domain or REA
2. Type in a suburb name
3. Set basic filters (price, bedrooms)
4. Scroll through every listing
5. Click on promising ones
6. For each property, manually research:
- Is it in a flood zone?
- Is it near public housing?
- What's the likely rental yield?
- What's the land size?
- Is the school catchment good?
7. Discover many properties fail on one of these criteria
8. Repeat for the next property
This process is backwards. You're doing detailed research on properties that might fail basic criteria. A property might look perfect in photos, but if it's in a flood zone, none of that matters. Yet you only discover the flood risk after investing time researching it.
Multiply this by dozens of listings across multiple suburbs, and you're talking about weeks of effort with high wastage rates.
### The Hidden Cost: Missing Opportunities
The exhaustion of manual filtering creates another problem: you miss opportunities.
When every property requires significant research before you know if it's viable, you can only practically evaluate a small number. Properties that might be perfect slip through because you didn't have time to research them before they sold.
The traditional approach creates a trade-off between thoroughness and coverage. You can either evaluate a few properties very carefully, or scan many properties superficially. Neither is ideal.
### The Agent's Advantage
Real estate agents don't have this problem. They know which properties have flood issues, which streets are near public housing, which areas have soft rental demand. They've learned through experience.
Property Finder gives you that same advantage through data. Instead of relying on years of local experience to know what to avoid, you filter upfront based on objective criteria.
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## How Property Finder Works
### The Inversion Principle
Property Finder inverts the traditional search model. Instead of:
1. Find properties
2. Research each one
3. Eliminate failures
You get:
1. Set criteria (once)
2. Only see properties that pass all criteria
3. Research only qualified properties
Every property in your results has already passed your filters. You're not screening for failures—you're choosing among successes.
### Integration With Steps 1 and 2
The power of Property Finder comes from integration with your earlier analysis:
- **Geographic targeting** from Step 1 (which suburbs to include)
- **Pocket/street focus** from Step 2 (which areas within those suburbs)
- **Risk exclusions** from Step 2 (flood, bushfire, public housing)
- **Investment criteria** from your overall strategy (yield requirements, growth thresholds)
You're not starting fresh. You're applying everything you've learned to current listings.
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## Basic Filters: The Foundation
### Price Range Configuration
Setting your price range seems straightforward, but there's strategic nuance.
**Set your maximum slightly above your actual budget.** Here's why:
Listing prices are asking prices, not final sale prices. In a buyer's market, properties listed at $850,000 might sell for $800,000. If your actual budget is $800,000 and you filter to $800,000 maximum, you miss that property entirely.
By setting the filter to $850,000 or $900,000, you see properties that might negotiate down to your range. You'll need to assess negotiability, but at least you're aware of the opportunity.
**Consider minimum prices too.** Properties priced significantly below market might have undisclosed issues. A minimum price filter can screen out potential problems (though some bargains are genuine).
### Bedroom Requirements
Select the minimum number of bedrooms that suits your strategy.
**For capital growth:** More bedrooms generally means more land (especially for houses), which supports long-term appreciation.
**For rental yield:** Bedroom count affects rental demand and rent levels. A 4-bedroom house rents to different tenants than a 2-bedroom unit.
**Listing nuance:** Real estate listings aren't always consistent. "3 bed + study" might be listed as 3 bedrooms or 4 bedrooms depending on the agent. If bedroom count is flexible, consider setting the minimum slightly lower and manually screening.
### Land Size Filtering
This is one of the most valuable basic filters, especially for land-focused investors.
**Why land size matters:**
Buildings depreciate. Land appreciates. Over 30 years, a house needs maintenance, repairs, potentially complete renovation or rebuild. The land underneath just... grows in value.
Properties with larger land sizes have more exposure to the appreciating asset (land) relative to the depreciating asset (building). This is why houses generally outperform units for capital growth.
**Strategic uses of land size filtering:**
- **Subdivision potential:** Set minimum 600-700+ sqm to find blocks that might support subdivision (subject to council regulations)
- **Development potential:** Larger blocks in areas zoned for density might have future development upside
- **Standard family homes:** Even if not developing, larger blocks appeal to families with kids and pets—expanding your buyer pool at resale
**Customer feedback quote:** *"I like all of the features, especially the fact that I can input the land size and a price. That's really handy."*
It sounds simple, but the ability to filter by land size isn't standard on property portals. It eliminates hours of clicking through listings only to find 300sqm blocks.
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## Risk Exclusions: The Automatic Screen
### Translating Step 2 Decisions Into Filters
Remember the risk overlays from Suburb Reports? Now they become automatic filters.
You've already decided—at the pocket level—which risks you're comfortable with. Property Finder applies those decisions to individual listings, so you never waste time on properties that would fail your risk criteria.
### Flood Zone Exclusion
**Tick "Exclude Flood Zone"** and any property located in a flood-affected area is removed from results.
This single filter can eliminate dozens of listings that would have required individual research. Instead of finding a property, getting excited, researching its flood status, and then discovering it's affected—you simply never see those properties.
**The time savings are substantial.** Flood research typically requires checking council flood maps, understanding flood levels, potentially calling council for clarification. For each property. Across multiple suburbs. The filter makes this effort unnecessary.
**When to NOT exclude:** Some investors deliberately target flood-prone properties because they're cheaper, accepting the risk for lower entry prices. If that's your strategy, leave this filter off—but go in with eyes open about insurance costs and resale limitations.
### Bushfire Zone Exclusion
**Tick "Exclude Bushfire Zone"** and properties in designated bushfire areas disappear from results.
Particularly valuable when searching in:
- Outer suburban areas near bushland
- Hilly suburbs with significant vegetation
- Semi-rural or tree-change locations
If you're searching inner-city apartments, this filter is irrelevant. But for house searches in green suburbs, it screens out significant risk.
**Insurance implications:** Properties in designated bushfire zones face significant insurance premium increases—sometimes 3-5x standard rates. This affects both your holding costs and your future buyer pool.
### Public Housing Proximity Exclusion
**Tick "Exclude Near Public Housing"** and properties within a specified radius of public housing are removed.
This is the most nuanced exclusion because impact varies significantly:
- Distance matters (next door vs. two streets away)
- Concentration matters (one unit vs. large estate)
- Type matters (family housing vs. emergency accommodation)
The filter applies a radius-based exclusion. You're not making the nuanced judgment—you're setting a policy. If public housing proximity is a deal-breaker for you, the filter enforces it.
**The strategic alternative:** Some investors specifically target areas near public housing because prices are discounted. They're betting on:
- Eventual public housing redevelopment
- Area gentrification overcoming the proximity effect
- Buying well below intrinsic value
If that's your strategy, leave this filter off and use the Property Report to assess specific situations.
### The Workflow Transformation
**Previous workflow:**
Search → Find property → Research flood → Research bushfire → Research public housing → Discover it fails one criterion → Start over
**New workflow:**
Set exclusions once → Search → Every result has already passed risk criteria → Focus only on properties worth your time
Customers report this turns days of research into hours. You're not wasting effort on properties that were never going to work—you're investing effort in properties that might.
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## Investment Filters: Aligning With Your Strategy
### Growth Forecast Filter
Property Finder can filter by the suburb-level Growth Forecast score.
**How to use it:**
- **Set a minimum threshold** to only see properties in suburbs positioned for near-term growth
- **Higher thresholds** = more selective, fewer results, potentially stronger timing
- **Lower thresholds** = more inclusive, more results, broader opportunity set
**Strategic consideration:** The Growth Forecast tells you about suburb-level positioning. You've already done pocket-level analysis in Step 2. This filter is useful for:
- Searching across multiple suburbs simultaneously
- Ensuring you don't accidentally look at properties in suburbs that have slipped since your initial analysis
- Maintaining consistency with your Step 1 criteria
### Rental Yield Filter
Calculate expected yield based on the property's estimated rental value divided by listing price.
**For cash flow investors:** Set a minimum yield (4%, 5%, whatever your threshold is). Only properties that meet your cash flow requirements appear.
**For capital growth investors:** You might leave this filter open. Low-yield properties in high-growth areas can still be good investments if capital appreciation is your priority.
**The calculation nuance:** Estimated rental value is based on comparable rentals in the area. It's an estimate, not a guarantee. If a property shows as 5.2% yield and your threshold is 5%, the actual rental achieved might be slightly different. Use the filter for screening, not as definitive yield prediction.
### The Competition Insight
Here's strategic thinking about filters that most investors miss:
**Most investors filter for:**
- Low rental percentage (owner-occupier areas)
- High growth forecast (positioned for appreciation)
- Good school catchments (family appeal)
- No flood/bushfire/public housing risk
If everyone filters for the same criteria, everyone competes for the same properties. Competition bids up prices and reduces potential returns.
**The contrarian approach:**
- Accept slightly higher rental percentage areas (less investor competition)
- Prioritise yield over growth forecast (different buyer pool)
- Look beyond premium school catchments (lower prices, still appreciation potential)
Property Finder lets you adjust filters to find overlooked properties. You're not limited to the conventional criteria—you can deliberately seek properties that other investors pass over.
This doesn't mean buying bad properties. It means recognising that "everyone's looking for X" means X is expensive, and sometimes Y delivers better risk-adjusted returns.
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## School Quality Filter: The Family Appeal Screen
### How the Filter Works
The school quality filter identifies properties near highly-ranked schools based on NAPLAN test scores.
Set the filter to require proximity to schools in the top 20% (or whatever threshold you choose), and only properties meeting that criterion appear.
### Important Nuance: "Near" vs. "Catchment"
This is a common point of confusion that's worth understanding clearly.
**What the filter measures:** Proximity to any highly-ranked school—public, private, or selective—within a reasonable distance.
**What the filter does NOT measure:** Whether the property is specifically in the catchment zone for that school.
**Why this matters:**
A property might show as "near quality schools" because there's an excellent private school 2km away. But the public school catchment for that address might be average or below average.
If your strategy depends on **public school catchment quality** (because your target buyer/tenant will use public schools), you need to verify the actual catchment in the Property Report—not just rely on proximity to quality schools.
If your strategy just requires **access to quality education options** (because buyers/tenants might use private or selective schools), the filter works well.
### Strategic Application
**When public catchment matters most:**
- Family buyers who will use local public schools
- Tenants who specifically need public school access
- Markets where public school quality is a major price driver
**When proximity to any quality school matters:**
- Markets with strong private school uptake
- Tenants who might use private or selective schools
- Properties near selective school entry points
Understand which scenario applies to your target market and interpret the filter accordingly.
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## Using Multiple Filters Together
### The Compound Effect
Each filter individually reduces your result set. Combined, they create a highly qualified shortlist.
Consider a search with these filters:
- Price: $700,000 - $900,000
- Bedrooms: Minimum 3
- Land size: Minimum 500sqm
- Exclude flood zones
- Exclude bushfire zones
- Exclude public housing proximity
- Minimum growth forecast: Medium-High
- Minimum yield: 4%
A search without filters might return 500 properties across your target suburbs. With filters, you might see 30.
Those 30 properties:
- Fit your budget
- Meet your land requirements
- Aren't in flood or bushfire zones
- Aren't near public housing
- Are in suburbs with growth potential
- Generate acceptable rental yield
That's not just a shortlist—it's a qualified shortlist. Every property deserves investigation.
### Balancing Selectivity and Opportunity
There's a trade-off between selectivity and volume:
**Too restrictive:** Very few results. You might miss good opportunities that just barely fail a threshold. Risk of analysis paralysis with nothing to choose from.
**Too inclusive:** Too many results. You're back to manually screening, defeating the purpose of the filters.
**The sweet spot:** Enough results to have meaningful choice (10-50 properties), few enough that each can receive proper attention.
If your filters return 3 properties, consider loosening constraints. If they return 200, consider tightening. Iterate until you have a manageable, qualified set.
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## What Property Finder Outputs
### A Qualified Shortlist
Each property in your results has passed:
- Basic criteria (price, bedrooms, land size)
- Risk exclusions (flood, bushfire, public housing)
- Investment thresholds (growth forecast, yield)
You're not starting from scratch with each property. You're choosing among properties that have already cleared your hurdles.
### Listing Information
For each property, you typically see:
- Address and listing details
- Asking price
- Basic property characteristics
- How it scores on your filter criteria
- Link to generate Property Report
### The Path to Step 4
Property Finder gets you to specific properties worth investigating. The next step—Property Reports—is where you do deep due diligence on individual properties.
Not every property that passes filters will be right for you. Property-level issues (easements, neighbouring developments, specific valuation concerns) require individual analysis. But you've narrowed from thousands of possibilities to dozens of qualified candidates.
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## Common Mistakes in Property Finder
### Mistake 1: Over-Filtering to Zero Results
Stacking every possible filter at maximum selectivity can eliminate all results. "I want 4 bedrooms, 800sqm land, 5% yield, top-20% schools, and maximum growth forecast" might describe zero properties currently for sale.
**Solution:** Start with core requirements, add filters gradually, see how result counts change. Prioritise which criteria are non-negotiable vs. nice-to-have.
### Mistake 2: Under-Filtering to Analysis Paralysis
The opposite problem: minimal filters resulting in hundreds of properties. You're back to manually screening, defeating the efficiency purpose.
**Solution:** Apply at least your risk exclusions (flood, bushfire, public housing) and basic budget/size requirements. That alone typically reduces results significantly.
### Mistake 3: Ignoring Filter Implications for Competition
If you've only applied the most conventional filters (exclude all risks, require high growth, demand good schools), you're seeing the same properties as every other data-driven investor.
**Solution:** Consider what makes your strategy different. Are you more yield-focused? Consider areas others reject for being "too rental." Accepting one unconventional criterion can dramatically reduce your competition.
### Mistake 4: Treating Filter Results as Final Decisions
Properties that pass all filters are candidates, not winners. The filter can't assess:
- Individual property condition
- Specific easement issues
- Neighbouring development applications
- Micro-valuation accuracy
- Whether you'll actually want to own this specific property
**Solution:** Use Property Finder to qualify properties for further investigation. Use Property Reports (Step 4) for the actual due diligence.
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## What You Should Have After Step 3
At the end of the Property Finder process, you should have:
### A Manageable Property Shortlist
- 10-50 specific properties across your target areas
- Each property has passed your basic criteria and risk exclusions
- Geographic distribution across your qualified pockets/streets from Step 2
### Confidence in Your Filtering
- Every property is worth investigating further
- You haven't wasted time on flood-prone, bushfire-affected, or public-housing-adjacent properties
- Properties align with your investment thesis (growth, yield, or balanced)
### Readiness for Deep Due Diligence
- You know which properties to generate Property Reports for
- You understand what additional analysis each property needs
- You're prepared to move from screening to detailed evaluation
### Clear Next Steps
For each property on your shortlist:
- Generate a Property Report (Step 4)
- Evaluate micro-environment, valuation, comparables, risks
- Decide whether to pursue, pass, or flag for further research
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## The Transition From Finding to Evaluating
Property Finder completes the "what's available" phase of your research. You've moved from:
- All of Australia (before Step 1)
- To 5-10 promising suburbs (after Step 1)
- To specific pockets and streets (after Step 2)
- To specific properties that pass your criteria (after Step 3)
Each step has narrowed your focus while increasing your confidence. You're not randomly browsing—you're systematically qualifying.
The final step—Property Reports—is where you determine which of these qualified properties are actually worth pursuing. This is the deep due diligence phase: valuation analysis, comparable sales, easement checks, development application review, and micro-environment assessment.
You've done the broad work. Now it's time to go deep.
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*Next in this series: [Step 4: Property Reports - Due Diligence on Individual Properties](/blog-step-4-property-reports.md)*
