Workflow overview
- Open the generator at property.timar.com.au (password: timar2026)
- Section 1 - paste the listing text to auto-fill address, specs, and price in one step (see below)
- Select report type - Investor or Owner Occupier - it changes which sections appear
- Section 6 - load a suburb preset if you've done that suburb before, or fill manually and save it as a preset for next time
- Fill the remaining sections - comparables, risk, photos, yield (investor) or due diligence / negotiation (OO)
- Write narratives in section 13 - the four text callouts that appear on the cover and summary
- Save and copy the link - send to client
- To edit later - load by slug from the top of section 1, make changes, re-save
Shortcut
Import from REA / Domain - saves 20-30 minutes
Instead of typing address, specs, and pricing manually, paste the listing text and the generator fills it all in automatically.
| Step | What to do | What gets filled |
|---|
| 1 |
Open the property listing on REA or Domain in your browser |
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| 2 |
Click anywhere on the page, then press Ctrl+A (Windows) or Cmd+A (Mac) to select all |
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| 3 |
Press Ctrl+C or Cmd+C to copy |
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| 4 |
In the generator, go to Section 1 and paste into the "Import from REA / Domain" box |
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| 5 |
Click Parse & Fill |
Address, suburb, state, beds, baths, cars, land area, floor area, property type, asking price, days on market, list date |
Important: Always check what was filled in - the parser is smart but not perfect. If anything looks wrong, correct it before continuing. Photos still need to be added manually in Section 8.
Shortcut
Suburb Presets - saves 15-20 minutes
The 20-odd suburb fields in Section 6 (median price, vacancy rate, growth drivers, rental demand etc.) don't change from property to property in the same suburb. Save them once and load them in seconds next time.
| Action | How to do it | Notes |
|---|
| Save a preset |
Fill Section 6 fully, then click Save Current in the preset bar. Name it after the suburb (e.g. Sandy Bay). |
Saves to your browser. Stays there until you clear browser data. |
| Load a preset |
In Section 6, select the suburb from the preset dropdown and click Load. |
All 20+ suburb fields fill instantly. Then just update any figures that have changed. |
| Update a preset |
Load it, make your changes in the fields, then click Save Current with the same suburb name. |
Overwrites the old version. Do this monthly when you refresh your data. |
| Delete a preset |
Select it from the dropdown and click Delete. |
Use if a suburb name was entered wrong or you no longer need it. |
Tip: Presets are saved in your browser's local storage - they don't sync between computers. If David and Ben both use the generator, each person builds their own preset library on their own machine. Refresh suburb data monthly when you pull your CoreLogic and SQM reports.
Data source key
REA / Domain
CoreLogic / Cotality
Property Manager
Client Brief / GHL
Agent Assessment
Council Records
SQM Research
Section 1
Basics
The cover information - what the client sees at the top of their report.
| Field | What to enter | Where to get it |
|---|
| Report Type |
Investor or Owner Occupier. Select this first - it shows or hides the relevant sections. |
Client Brief / GHL |
| Address Line 1 |
Street number and name only. e.g. 16 Regent Street |
REA / Domain |
| Suburb |
Suburb only. e.g. Sandy Bay |
REA / Domain |
| State & Postcode |
e.g. TAS 7005. Optional - only add if needed for clarity. |
REA / Domain |
| Report Date |
Today's date. e.g. 4 July 2026 |
Today |
| Client Name |
First names only. e.g. Sarah & James |
Client Brief / GHL |
| Presenting Agent |
Select your own name from the dropdown. |
You |
Section 2
Signal & Pricing
The headline verdict and pricing analysis. This is what the client reads first after the cover.
| Field | What to enter | Where to get it |
|---|
| Buy Signal |
Investor: YES or NO - your overall recommendation on the deal. OO: PROCEED or DON'T PROCEED. |
Agent Assessment |
| Gross Yield |
Estimated gross yield as a percentage. e.g. 4.8%. Calculate: (weekly rent x 52) / purchase price x 100. |
Property ManagerAgent Assessment |
| Weekly Rent Desc |
Short phrase contextualising the rent. e.g. $595/wk - above suburb median |
Property ManagerCoreLogic / Cotality |
| Risk Score |
A number out of 10. Lower is less risky. e.g. 3 |
Agent Assessment |
| Risk Level |
Low, Moderate, or High - to match the score. |
Agent Assessment |
| Risk Description |
One line explaining the risk rating. e.g. Tightly held suburb, low vacancy, strong owner-occupier demand. |
Agent Assessment |
| Asking Price |
The advertised price or price range from the listing. |
REA / Domain |
| List Date |
When the property was first listed. e.g. 18 June 2026 |
REA / Domain |
| Days on Market |
How many days since listing. REA shows this on the listing page. |
REA / Domain |
| Fair Value Range |
Your assessed market value range. e.g. $650,000 - $675,000. Use the Cotality AVM and comparable sales. |
CoreLogic / CotalityAgent Assessment |
| Fair Value Desc |
One line on how this compares to asking price. e.g. Asking price is at the top of fair value range. |
Agent Assessment |
| Offer Range |
The range you recommend the client offer. e.g. $645,000 - $660,000 |
Agent Assessment |
| Offer Description |
Brief strategy note. e.g. Open at $645K. Comfortable up to $660K. Walk away above $670K. |
Agent Assessment |
Tip: For the Cotality AVM, use the same workflow as the Client Valuation Reports - log in to Cotality, run the AVM for the address, and use the value range as your fair value guide.
Section 3
Client Criteria
How the property stacks up against what the client told you they want. Up to 8 criteria.
| Field | What to enter | Where to get it |
|---|
| Criterion |
The specific thing the client wants. e.g. Gross yield above 4.5% / 3 bedrooms minimum / Within 10km of CBD |
Client Brief / GHL |
| Status |
Met, Partial, or Not Met - based on your assessment of this property against that criterion. |
Agent Assessment |
| Note |
Optional clarification. e.g. Yield is 4.8% at asking price. or Technically 2 bed but sunroom converts to 3rd room. |
Agent Assessment |
Tip: Pull these directly from the client's brief in GHL or from notes taken during the onboarding session. Aim for 4-6 criteria that are most relevant to this specific property.
Section 4
Property Specs
The property snapshot grid - beds, baths, land size, year built, etc.
| Field | What to enter | Where to get it |
|---|
| Bedrooms |
Number only. e.g. 3 |
REA / Domain |
| Bed Sub-label |
Optional context. e.g. Master with ensuite + 2 bedrooms |
REA / DomainInspection notes |
| Bathrooms / Cars |
Numbers only from the listing. |
REA / Domain |
| Floor Area |
Internal living area in square metres. e.g. 118. Not always on REA - check the contract or council records if needed. |
REA / DomainCouncil Records |
| Land Area |
Total land in square metres. e.g. 612. Always on the listing or in the contract. |
REA / DomainCoreLogic / Cotality |
| Year Built |
Approximate build year. e.g. 1965. Use approx if unsure - check council or building report. |
Council RecordsCoreLogic / Cotality |
| Year Sub-label |
e.g. Approx. 61 years old |
Calculate from year built |
| Property Type |
e.g. House / Townhouse / Unit / Villa |
REA / Domain |
| Council |
Abbreviation of the council area. e.g. HCC for Hobart City Council, CHCC for Clarence. |
Council Records |
| Council Sub-label |
Full name. e.g. Hobart City Council |
Council Records |
Section 5
Comparable Sales
Up to 5 recent sales that support your fair value assessment. Use sales from the past 6-12 months in the same suburb or nearby.
| Field | What to enter | Where to get it |
|---|
| Address |
Street address of the comparable property. e.g. 24 Clarence St, Sandy Bay |
CoreLogic / CotalityREA Sold |
| Link URL |
Optional - paste the REA or Domain listing URL if it's still live. Makes the address a clickable link in the report. |
REA / Domain |
| Sold Date |
Month and year. e.g. Mar 2026 |
CoreLogic / Cotality |
| Price |
The sale price. e.g. $672,000 |
CoreLogic / Cotality |
| Land |
Land area in sqm. e.g. 580 sqm |
CoreLogic / Cotality |
| Yield (Investor) / Beds (OO) |
Investor: the yield at sale price. e.g. 4.3%. OO: number of bedrooms. e.g. 3 |
CoreLogic / CotalityProperty Manager |
| Notes |
One-line note on relevance or differences. e.g. Similar block, newer kitchen. or Smaller land but better condition. |
Agent Assessment |
| Avg Price / Yield |
The average across your selected comps. Calculate manually. |
Calculate |
| Data Note |
Optional footnote. e.g. Sales data sourced from CoreLogic, March 2026. |
CoreLogic / Cotality |
Where to find comps: CoreLogic (Property Comparable Report), Cotality, or the Sold section on REA/Domain. Filter by same suburb, similar bed/bath count, within 12 months. Aim for 3-5 good comps.
Section 6
Suburb Profile
Suburb-level data to give the client context on the market they're buying into.
| Field | What to enter | Where to get it |
|---|
| Median House Price |
Current median for the suburb. e.g. $842K |
CoreLogic / Cotality |
| Median Rent (3BR) |
Current median weekly rent for 3-bedroom houses. e.g. $530/wk |
SQM ResearchProperty Manager |
| Vacancy Rate |
Current vacancy rate for the suburb. e.g. 0.8% |
SQM Research |
| Days on Market |
Median days on market for the suburb currently. e.g. 28 days |
CoreLogic / Cotality |
| Owner-Occupier Rate |
% of properties that are owner-occupied. e.g. 68% |
CoreLogic / Cotality |
| 10-Year Capital Growth |
Total or annualised growth over 10 years. e.g. 6.8% p.a. |
CoreLogic / Cotality |
| Trend arrows |
Set Up (green) or Down (red) for each stat to show direction vs last period. |
CoreLogic / Cotality |
| Growth Drivers (Investor) |
Key factors driving demand. e.g. University of Tasmania campus / Infrastructure investment / Population growth |
Agent AssessmentCoreLogic / Cotality |
| Rental Demand (Investor) |
Who is renting and why. e.g. Student + young professional mix / Government workers / Healthcare workers |
Property ManagerAgent Assessment |
| Lifestyle Rows (OO) |
Nearby amenities the client would care about. e.g. Waterfront walking track / Sandy Bay village cafes / Top school catchment |
Agent Assessment |
| Suburb Callout (OO) |
One strong sentence about the suburb's appeal. e.g. Sandy Bay is consistently one of Hobart's most sought-after addresses for families and professionals alike. |
Agent Assessment |
| Data Note |
Source and date. e.g. Data sourced from CoreLogic and SQM Research, June 2026. |
Add your sources |
SQM Research: Go to sqmresearch.com.au - free suburb-level vacancy rates and rental data. CoreLogic suburb report gives you median prices, growth, days on market, and owner-occupier rate.
Section 7
Risk Assessment
Your professional risk opinion on this specific property. Be honest - clients trust this section.
| Field | What to enter | Where to get it |
|---|
| Risk Score |
Your score out of 10. e.g. 3. Lower = less risk. This should match what you put in Section 2. |
Agent Assessment |
| Risk Level |
Low (1-3), Moderate (4-6), High (7-10). |
Agent Assessment |
| Risk Description |
Two or three sentences summarising the overall risk picture. e.g. Well-located asset in a tightly held suburb with strong owner-occupier demand. Low vacancy risk. Main exposure is price - currently at the top of fair value. |
Agent Assessment |
| Risk Rows (up to 6) |
Individual risk factors. Common ones: Price overpayment / Structural condition / Vacancy risk / Interest rate sensitivity / Rental income shortfall / Planning overlay / Flood or bushfire overlay |
Agent AssessmentCouncil Records |
| Badge per row |
Low, Moderate, or High for each specific risk factor. |
Agent Assessment |
Tip: Always include a mitigation for each risk in the detail field. e.g. Structural - minor cracking noted in building report, assessed as cosmetic only. Recommend independent assessment before settlement.
Section 8
Photos & Video
Up to 8 photos and 2 videos. Photos display in a grid - the first one is the hero (bigger).
| Field | What to enter | Where to get it |
|---|
| Photo URL |
A direct image URL (must end in .jpg, .png, .webp, or similar). Right-click a listing photo on REA/Domain and copy the image address. |
REA / Domain |
| Photo Caption |
Optional short label. e.g. Street frontage / Open plan living / Rear yard |
Your description |
| Video URL |
YouTube, Vimeo, or a direct video link. Paste the full URL - the report embeds it automatically. |
REA / Domain |
| Video Title |
e.g. Property walkthrough / Virtual inspection |
Your description |
Getting image URLs from REA: Open the listing, click on a photo to fullscreen it, then right-click and select "Copy image address". Paste that URL into the field. If REA images don't load (they sometimes expire), upload the photos to a service like Cloudflare Images, Imgur, or your own hosting and use that URL instead.
Section 9
Yield Analysis (Investor only)
The rental income and expense breakdown. Get a rental appraisal from a property manager before completing this section.
| Field | What to enter | Where to get it |
|---|
| Yield Intro |
One sentence framing the yield section. e.g. Based on a rental appraisal from Timar Property Management, this property presents a compelling income profile for investors. |
Write this |
| Weekly Rent |
The appraised weekly rent figure. e.g. $595 |
Property Manager |
| Annual Rent |
Weekly rent x 52. e.g. $30,940 |
Calculate |
| Gross Yield |
(Annual rent / purchase price) x 100. e.g. 4.8% |
Calculate |
| Net Yield |
(Annual rent minus all expenses) / purchase price x 100. e.g. 3.2% |
Calculate |
| Income Rows |
3 rows: Gross rental income / Vacancy allowance (usually 3-4%) / Net rental income. Pre-filled with defaults - update the numbers. |
Property Manager |
| Expense Rows |
6 rows: Property management (9%) / Council and water rates / Landlord insurance / Maintenance / Total expenses / Net annual income. Pre-filled - update with real figures where you have them. |
Property ManagerCouncil RecordsEstimate |
Council and water rates: Request from the selling agent - they should be in the vendor disclosure statement. If not available, call the council directly or use $3,500-$4,500 as an estimate for Tasmania and label it as estimated.
Section 10
Renovation Potential (Investor only)
Only fill this in if the property has genuine renovation upside worth presenting to the client. Leave blank if not applicable.
| Field | What to enter | Where to get it |
|---|
| Renovation Desc |
Brief overview of the opportunity. e.g. The property presents a clear cosmetic renovation opportunity. Updating the kitchen and bathrooms to a modern standard could unlock meaningful equity uplift above purchase cost. |
Agent Assessment |
| Estimated Cost |
Your cost estimate for the renovation scope. e.g. $45,000 - $60,000. Label as an estimate. |
Agent Assessment / Tradie quotes |
| After Reno Value |
Your estimated value post-renovation based on comparable improved sales. e.g. $780,000 - $810,000 |
CoreLogic / CotalityAgent Assessment |
| Equity Uplift |
After reno value minus (purchase price + reno cost). e.g. $80,000 - $110,000 |
Calculate |
| Floor Plan URL |
Optional - if the listing includes a floor plan image, paste the URL here. |
REA / Domain |
| Renovation Items |
The specific scope - up to 5 items. e.g. Kitchen: full replacement, open plan, island bench. / Bathrooms: retile, new vanities. |
Agent Assessment |
Section 11
Due Diligence (Owner Occupier only)
Summary of the key checks you've done or recommended for this property.
| Field | What to enter | Where to get it |
|---|
| Overall Condition |
Good, Fair, or Poor - your overall read on the property's physical condition. |
Inspection notes |
| Condition Desc |
Two or three sentences. e.g. The property is in good original condition for its age. Building report identified minor maintenance items only - nothing structural. Well-maintained by long-term owner. |
Inspection notes |
| DD Rows (up to 6) |
Specific checks. Common ones: Building Report / Pest Inspection / Title Search / Council Planning Check / Flood / Bushfire Overlay / Easements and Encumbrances |
Inspection / SolicitorCouncil Records |
| Badge per row |
OK, Monitor, or Concern - your assessment of each check item. |
Agent Assessment |
Council planning check: Go to the council's online mapping tool (Hobart: cityofhobart.com.au/planning - Clarence: ccc.tas.gov.au) and look up the property address to see zoning, overlays, and any planning alerts.
Section 12
Negotiation Strategy (Owner Occupier only)
Your recommended approach for the offer and negotiation. This section is for the client's eyes - keep it clear and actionable.
| Field | What to enter | Where to get it |
|---|
| Opening Offer |
The first offer amount. e.g. $645,000 |
Agent Assessment |
| Target Price |
The price you'd be satisfied securing it at. e.g. $655,000 |
Agent Assessment |
| Walk-Away Price |
The absolute maximum - above this, let it go. e.g. $672,000 |
Agent Assessment |
| Conditions (up to 4) |
Recommended offer conditions. e.g. Subject to building and pest inspection / Subject to finance approval / Inclusions: dishwasher and window furnishings / Settlement: 60 days |
Agent Assessment |
| Auction? |
Yes or No - is the property selling by auction? |
REA / Domain |
| Auction Date |
If auction, the date. e.g. 19 July 2026 |
REA / Domain |
| Strategy |
Your overall approach. e.g. Private treaty - present a clean offer with minimal conditions to stand out. or Auction - set a hard ceiling, register early, open confidently. |
Agent Assessment |
| Leverage Points |
Factors that give the client negotiating power. e.g. 67 days on market - vendor may be motivated / Comparable at $648K sold nearby last month / No other offers currently registered. |
Agent AssessmentREA / Domain |
Section 13
Narratives & Save
The written callouts that appear on the cover and in the pricing and yield sections. These are the "voice" of the report - write them in your own words.
| Field | What to enter | Where to get it |
|---|
| Verdict |
GO / NO-GO / CONDITIONAL (Investor) or PROCEED / DON'T PROCEED / CONDITIONAL (OO). This is your headline call. |
Agent Assessment |
| Verdict Sub-text |
Optional qualifier. e.g. at the right price / subject to building report / strong buy at asking |
Agent Assessment |
| Downloads |
Optional links for the client - e.g. a Buying Roadmap PDF, the building report, the rental appraisal. Paste the URL and give it a label. |
Your documents |
| Cover Description |
Two or three sentences that appear under the address on the cover. Introduce the property and your recommendation. e.g. This is a well-positioned 3-bedroom house in a tightly held pocket of Sandy Bay. Our assessment supports an offer strategy in the $645,000-$660,000 range. This report outlines our full analysis. |
Agent Assessment |
| Asking Price Callout (Investor) |
Two or three sentences contextualising the price relative to fair value and the market. e.g. The asking price of $685,000 sits at the upper end of our fair value range. Based on comparable sales evidence and current market conditions, we see scope to negotiate to $660,000-$668,000. |
Agent Assessment |
| Yield Callout (Investor) |
Two or three sentences on the income profile. e.g. A rental appraisal from our property management team supports $595/wk, delivering a gross yield of 4.8% at our target price. This sits above the suburb median of 4.2%, reflecting strong tenant demand in this pocket of Sandy Bay. |
Property ManagerAgent Assessment |
| Pricing Callout (OO) |
Two or three sentences on the price relative to market. Similar to Asking Price Callout for investors. |
Agent Assessment |
| Lifestyle Callout (OO) |
Two or three sentences on the suburb's appeal for the buyer's lifestyle. e.g. Sandy Bay is one of Hobart's most prestigious and sought-after suburbs, offering a rare combination of waterfront access, village cafes, and top school catchments - all within 10 minutes of the CBD. |
Agent Assessment |
| Assessment Text |
Your overall written assessment - 3 to 5 sentences. This appears in the final verdict section. Be direct and honest. e.g. This property ticks the majority of your stated criteria and represents a sound investment at the right price. The suburb fundamentals are strong and rental demand is well above the state average. Our primary concern is price - the vendor is asking at the top of our assessed range. We recommend opening at $645K and holding firm unless competing offers emerge. We're confident in securing this at or below fair value. |
Agent Assessment |
| Assessment Points |
3 to 5 bullet points summarising the key reasons for your verdict. One per line. e.g. Strong gross yield of 4.8% at target price / Suburb vacancy rate under 1% / 7 of 8 client criteria met / Minor cosmetic renovation opportunity / Asking price negotiable based on 67 days on market |
Agent Assessment |
| URL Slug |
Auto-generated from the address. Leave as-is unless you need to change it. This becomes the link: property.timar.com.au/the-slug |
Auto-generated |
Re-saving: If you update a report and save again with the same slug, it overwrites the existing version. The client link stays the same - they just see the updated report next time they open it.
Realistic time to complete
Without shortcuts (first time using the generator)
| Data gathering |
Pulling comps, suburb stats, rental appraisal, property specs |
30-45 min |
| Filling the generator |
Sections 1-12 manually |
20-30 min |
| Writing narratives |
Section 13 - the four callouts and assessment |
15-20 min |
| Total |
|
65-95 min |
With REA import + suburb preset loaded
| Data gathering |
Comps + rental appraisal (specs + suburb pre-filled) |
15-20 min |
| Filling the generator |
Paste import + load preset + remaining sections |
10-15 min |
| Writing narratives |
Section 13 |
15-20 min |
| Total |
|
40-55 min |