How to Compare Properties After Inspections
A practical evidence-based property comparison worksheet for Australian buyers, covering household fit, condition, documents, costs and unresolved checks.
Property comparisons become unreliable when memory, styling and the advertised price do most of the work. A useful comparison records the same fields for every home and keeps three things separate: what you observed, what a document or professional verified, and what remains unknown.
This is a decision worksheet, not a valuation model. It cannot turn a contract risk or an unidentified defect into a safe purchase by giving the property a high overall score.
Record evidence after each inspection
Write notes as soon as you leave. Consumer Affairs Victoria recommends taking a notebook when inspecting several properties and asking permission before photographs. The Victorian inspection guide also recommends several visits before deciding to buy.
Minimum record for each property
- Address, listing URL, inspection date, weather and people attending
- Property type, layout, advertised land or floor area and the source of each figure
- Visible observations written as symptoms, not diagnoses
- Questions asked and whether the answer was verbal or supported by a document
- Documents received, their dates and the professional still needed to review them
- The next visit, report, quote, search or advice required before commitment
Apply non-negotiables first
Write down genuine constraints before assigning preferences. A property that cannot meet an accessibility need, household budget or essential location requirement should not become the “winner” because it photographs well. Keep negotiable preferences—finishes, paint colours and styling—on a separate list.
Some issues are gates, not points
Unacceptable contract terms, finance outside your capacity, an unresolved safety concern or a property that fails an essential household need should pause the decision. Do not let unrelated positives offset a matter that requires legal, financial or technical resolution.
Compare the same categories
| Category | Record | Evidence or follow-up |
|---|---|---|
| Household fit | Layout, access, storage, work and privacy needs | Measurements, a return visit and household agreement |
| Location | Actual travel, services, noise and street conditions | Your own test trips and relevant government maps |
| Physical condition | Visible symptoms and areas not accessible | Independent building, pest or specialist report |
| Legal and planning | Title, disclosure, contract, strata and approval questions | Solicitor or conveyancer review and official searches |
| Price evidence | Recent comparable settled sales and material differences | Original data source, sale date and property attributes |
| Costs and finance | Upfront cash, repayments, ongoing costs and buffers | Lender figures, government calculators, quotes and statements |
Weighting is personal. If you use a score, write the weights before viewing results and retain the underlying notes. A “7 out of 10” without the evidence behind it is not auditable and can conceal a serious unknown.
Compare the whole purchase
Do not compare only the price. ASIC's Moneysmart buying guide tells buyers to allow for buying costs as well as the deposit. Build a property-specific cash and ongoing-cost sheet using current evidence rather than generic percentages.
- Deposit and lender-required cash contribution
- Transfer duty and any current concession, using the relevant revenue-office calculator
- Legal, conveyancing, inspection, search and loan costs from current quotes
- Insurance and immediate safety or maintenance work
- Rates, strata or owners-corporation levies and any documented special levy
- Repayments and a buffer tested against your own income and expenses
A building report is not automatically a repair quote. The NSW Government report guide says a standard report is not intended to estimate repair costs. If cost affects the decision, obtain a special-purpose assessment or written quote from the relevant qualified person.
Turn unknowns into next actions
Add an “unknown” column instead of guessing. For each unknown, name the source that can resolve it, the person responsible and the deadline before bidding or signing. Examples include a strata record inspection, survey, drainage assessment, insurance quote or clarification of a special condition.
Government checklists are a starting point, not property-specific clearance. For example, the Victorian due-diligence checklist covers issues such as owners corporations, flood and fire risk and recent renovations, while expressly noting that professional advice may still be needed. Use the equivalent official sources for the property's own jurisdiction.
Make the decision without hiding risk
- Remove properties that fail a genuine non-negotiable.
- Compare remaining properties using the same evidence fields.
- List unresolved legal, finance and condition questions separately from the score.
- Revisit the leading property to check the highest-impact uncertainties.
- Obtain contract advice and the appropriate independent reports before committing.
A comparison should make uncertainty visible. The strongest candidate is not simply the highest-scoring property; it is one that meets your needs and budget after the important evidence gaps have been resolved.
Use the open-home checklist for consistent observations and the building and pest guide for professional report scope. General information only. Last substantively updated 24 August 2026.