Sample report

A real NSW off-the-plan, run through Realestate Lens.

Names changed, clauses real. This is what you get for $0 on the free tier.

Synthetic example. Property address, vendor name, and unit number have been changed to protect the buyer. The contract clauses, section references, and risk pattern are from an actual contract we analysed in May 2026. Not legal advice.

Risk report · 14 May 2026 · 58 seconds

12 Smithfield Road, Newtown NSW 2042

Off-the-plan apartment, 2 bed / 1 bath, level 4

Brookwood Living Pty Ltd · $895,000 · Contract for Sale of Land (NSW), off-the-plan

72

Risk

High caution

2 high · 2 medium · 2 healthy

Key dates

Cooling-off5 business days0.25% forfeiture if exercised. No s66W certificate issued.
Deposit10% on exchangeReleased to vendor's working account on day one. See risk #4.
FinanceNot a conditionBuyer carries finance risk.
Settlement14 days after registrationNo fixed date. Could be 18 months. Could be 3 years.
Sunset31 December 2028~3 years from exchange. Asymmetric, see risk #1.

True cost

Purchase price

$895,000

Stamp duty (NSW, OO)

$35,790

Annual strata levies

$5,760

To settle

~$933,140

Findings

#1. Asymmetric sunset clause

High

Special Condition 14 (page 47)

If the building isn't registered by 31 December 2028, the vendor can rescind and walk. The buyer can't. NSW reform requires the vendor to obtain the buyer's written consent (or a Supreme Court order) before rescinding under a sunset, but the clause sidesteps the prescribed buyer protections.

What to do: This is the most common trap in NSW off-the-plan. Don't sign until your solicitor secures a symmetrical buyer rescission right AND a deposit-with-interest clause. If the developer won't move on either, walk.

#2. Vendor variation rights are unusually broad

High

Special Condition 22 (page 51)

The vendor reserves the right to change unit dimensions by up to 5%, alter fixtures, and substitute materials without consulting the buyer. Standard NSW disclosure asks vendors to flag material changes; this clause papers over them in advance.

What to do: Negotiate a 'material adverse change' threshold (2% area change, or any change to fixtures listed in the inclusions schedule) that triggers a buyer rescission right. This is a standard pushback most developer lawyers will accept.

#3. Strata levies look high vs comparable buildings

Medium

Strata schedule (annexure C)

Quarterly admin fund levy is estimated at $1,180, roughly 38% above the median for buildings in postcode 2042 that we've analysed. Capital works fund estimate of $260/quarter looks underbaked for a new build that won't have its first 10-year plan until year two.

What to do: Ask the agent for the proposed strata budget and the draft 10-year capital works plan before you exchange. If they can't produce either, that's a flag.

#4. Deposit released to the vendor on exchange

Medium

Special Condition 8 (page 39)

Your 10% goes straight into the vendor's working account, not the agent's trust account. If the development tanks, you're an unsecured creditor.

What to do: Use a deposit bond instead, or insist on trust account custody until registration. Industry-standard for any deal over $700k.

#5. Section 10.7 planning certificate looks clean

Healthy

Annexure D

R3 zoning, no contamination flags, no heritage overlay, no compulsory acquisition proposals on record. Standard residential disclosure.

What to do: Nothing to do. Move on.

#6. Cooling-off intact

Healthy

Front page

Statutory 5-business-day cooling-off applies. 0.25% (~$2,237) forfeited if you exercise. No s66W certificate, so it hasn't been waived.

What to do: Use the window for your final solicitor sign-off, the building inspection, and the strata report.

Take to your solicitor

  1. Can we negotiate a symmetrical sunset (we can rescind on the same date the vendor can) with deposit-plus-interest if rescinded?
  2. Cap the variation clause at 2% area change, with rescission rights if breached?
  3. Brookwood Living, what's their track record on prior projects? Any sunset rescissions, any defects litigation?
  4. Deposit bond vs cash to vendor's working account, which are you happy to sign off on?
  5. Any caveats, easements, or covenants on the parent title that survive subdivision?
  6. Strata manager's contact, plus draft 10-year capital works plan before we exchange?

Healthy

  • Cooling-off statutory and not waived
  • Section 10.7 certificate attached, no contamination, no heritage overlay, no acquisition flags
  • Stamp duty itemised correctly at $35,790 (NSW owner-occupier, no concession)
  • Section 52A vendor disclosure compliant

Run your own contract.

First analysis free, no card needed. See what we do and don’t cover.