Locaytor Map User Guide

1. Median

The median is the middle value in a set of sales data, providing a clearer view of typical pricing than an average that may be skewed by outliers. In the Locaytor platform, we calculate the median at an SA3 level, grouping multiple suburbs into a single region for a more robust sample size. For instance, the Queanbeyan SA3 includes 34 suburbs, often yielding around 300 house listings per month. Because it’s based on so many sales, the median in this region offers a strong reflection of the true market, mitigating the distortion caused by exceptionally high or low transactions. Users can then refine their search to specific suburbs within that SA3 for more granular insights, but starting with a region-wide median ensures the data is statistically reliable. By focusing on the SA3 median, Locaytor helps you identify whether current prices align with broader regional trends, which is crucial for recognising whether a single suburb’s prices are genuinely high or simply an outlier within a larger market. Remember, the median is the middle value of the entire SA3, so expect to find many listings for well below this value when you apply the filters and do your search.

2. Growth Gap

The Growth Gap is designed to show how today’s prices compare to a long-term trend projected from pre-2020 data. Locaytor calculates a compound monthly growth rate up to early 2020, then applies that rate to the median price at the start of 2020 to project what prices “should” be if growth continued steadily. The difference between this projection and the actual current median highlights whether an SA3 might be undervalued or overvalued. If the current price falls below the trend, it suggests you may be looking at a market with upside potential and lower risk. Conversely, if prices sit well above the projected figure—say by 30% or more—it could indicate a market driven by short-term hype rather than sustainable fundamentals. This doesn’t guarantee a future price drop, but it does serve as a caution to investigate further. The Growth Gap filter, scored from low to high risk, is particularly useful for investors who want to balance potential capital gains with a realistic view of historical market performance. A score of 1 signifies that the current price lags behind long-term growth projections, indicating a potentially undervalued or lower-risk market. A score of 5 signals the opposite, where the market exceeds its historical growth path by a substantial margin, pointing to a higher-risk or overheated scenario. The in-between scores transition smoothly between these two extremes, reflecting how far above or below long-term expectations the market sits. This approach helps pinpoint whether a region is only modestly above its projected trend, moderately overvalued, or verging on levels that could indicate an unsustainable spike in prices.

3. 12-Month Price Change

Locaytor’s 12-month price change metric captures how much median prices have risen or fallen over the past year, giving you a glimpse into short-term market momentum. Suppose an SA3 exhibits a 10% increase in its median price; that indicates strong buyer interest and the potential for rapid capital growth, though it could also signal the risk of an overheated market. On the other hand, a moderate increase of around 3-5% might reflect a more stable environment where organic demand is steadily pushing prices upward. Negative or near-zero changes are not always red flags; they can reveal buying opportunities in markets where sentiment is low but fundamentals—like infrastructure or employment—remain solid. At the SA3 level, you are seeing trends across multiple suburbs, making the 12-month price change data more robust. However, Locaytor also allows you to zoom into suburb-level metrics, where you can confirm whether the overall change stems from a few high-performing suburbs or is evenly distributed throughout the region. A score of 1 reflects a market growing at 15 percent or more over the past year, suggesting a period of exceptionally strong demand and rapid price increases. A score of 2 applies when annual growth is at least 7 percent but below 15 percent, indicating healthy momentum that has not yet reached the highest tier. A score of 3 represents moderate growth between 2 and 7 percent, while a score of 4 is assigned if prices are relatively stable or show only slight changes from –3 to 2 percent. A score of 5 signals a decline of more than 3 percent in the past 12 months, pointing to a cooling market where prices have retraced notably.

4. Sales Turnover

Sales Turnover measures how many properties have been listed for sale over the past 12 months, relative to the total housing stock in an SA3. A low turnover rate—say 2-3%—often points to a tightly held area where homeowners are reluctant to sell, possibly because of lifestyle advantages or a belief in ongoing capital growth. This limited supply, especially when paired with stable or increasing demand, can result in upward pressure on prices. In contrast, a turnover rate upwards of 6-7% indicates a higher volume of listings, which might attract buyers seeking more choice. Sales Turnover is therefore critical for understanding how dynamic a market is. If you’re an investor who prefers stable, less volatile conditions, a lower-turnover SA3 might be your target. If you’re looking for rapid capital gains or faster entry and exit opportunities, you may want to search for markets with higher turnover, where listings cycle more frequently and price movements can be more pronounced. A sales turnover at or below 2.5 percent receives a score of 1, highlighting a tightly held area with minimal property turnover. Once turnover reaches 4 percent or above, the system assigns a score of 5, reflecting a faster-moving market where listings appear more regularly. Turnover values between these thresholds map proportionally to scores 2, 3, and 4, capturing whether conditions lean toward locked-down ownership or a more fluid marketplace. Lower turnover areas often see steadier prices due to limited supply, whereas higher turnover can indicate strong demand and potentially quicker price shifts. This spectrum allows investors to gauge how dynamic or stable an area may be.

5. Fully Owned

The Fully Owned risk rating in Locaytor reveals the proportion of properties owned outright in an SA3, highlighting the level of mortgage exposure among households. An area with a high share of fully owned homes—say 40-50% or more—tends to be less susceptible to economic shocks like interest rate hikes. Homeowners without a mortgage aren’t as pressured to sell if times get tough, meaning prices in these regions may be more stable. Conversely, a market where most properties are mortgaged could see faster and sharper price movements if owners face financial strain. This rating complements indicators like Sales Turnover and Growth Gap, helping users judge the overall resilience of a region. An SA3 that also shows strong growth trends and moderate turnover could be particularly appealing if its residents aren’t heavily leveraged, as that suggests a market capable of weathering economic fluctuations with minimal forced sales. A lower percentage of fully owned homes, at or below twenty percent, corresponds to a score of 5, reflecting greater reliance on mortgages and a market that can be more sensitive to financial or economic changes. As ownership levels rise, the score decreases; for example, areas where more than half the properties are owned outright receive a score of 1. In between these extremes, the scores move step by step according to set percentage bands. This progression conveys how much a community depends on borrowing, which can exacerbate risk if interest rates rise or employment conditions weaken. By referencing these brackets, users gain insight into how resilient a market may be in the face of shifting economic factors.

6. Buy Affordability

Buy Affordability in Locaytor compares an SA3’s median house price with the annual household income for that region. This helps clarify how many years of gross income it would take to purchase a median-priced home. A ratio below 7 often indicates a market that most local buyers can enter, suggesting robust demand that isn’t solely reliant on affluent external buyers. A ratio above 10, meanwhile, could mean a market dominated by investors or higher-income households, making it susceptible to shifts in sentiment or lending policies. Take a hypothetical SA3 where the median house price is $700,000 and the typical household income is $70,000. That’s a multiple of 10, potentially limiting the number of local buyers who can comfortably purchase. When combined with other metrics like Fully Owned or Growth Gap, affordability reveals a more nuanced picture of who can realistically drive demand and maintain price levels over time. A market requiring fewer than seven years of local household income to purchase a median-priced home receives a score of 1, reflecting greater affordability and a broader base of potential buyers. At the other end, when it takes more than thirteen years of income, the score is 5, indicating a more exclusive market that primarily draws wealthier buyers or those seeking a second or third property, often pricing out first-home buyers. Scores 2, 3, and 4 bridge the difference between these extremes, revealing how feasible homeownership is for average households in each region.

7. Rent Turnover

Rent Turnover tracks the percentage of rental properties in an SA3 that have changed tenants within a year, offering a window into tenant stability and market fluidity. If a region consistently sees under 2-3% turnover, it suggests that tenants stay longer, reducing vacancy periods and leasing costs. However, landlords in such low-turnover markets might have less scope for frequent rent reviews, potentially missing out on gradual increases in rent. In contrast, an area with rent turnover above 5% or 7% could reflect strong demand from tenants who move frequently, such as students, short-term workers, or people chasing job opportunities. This often leads to regular rent adjustments but also comes with more risk of vacancy gaps if turnover outpaces tenant supply. By looking at the Rent Turnover rating, landlords can weigh whether they prefer the predictability of a stable tenant pool or the potential for quicker rent escalations in high-churn areas. Rent turnover of 1 percent or less corresponds to a score of 1, reflecting a market with extremely stable tenancies and fewer vacancies. If turnover rises above 1 percent but remains at or below 3 percent, the score increases to 2, while ranges between 3 and 5 percent earn a score of 3, pointing to moderate tenant movement. Turnover from 5 to 7 percent moves the score to 4, and anything above 7 percent is scored 5, signalling a highly active rental market with increased potential for frequent vacancies and tenant changes.

8. Yield

Yield expresses a property’s gross rental return as a percentage of its purchase price, guiding investors who prioritise cash flow. Imagine a property bought for $600,000 that earns $600 per week in rent—around $31,200 annually. Dividing that figure by $600,000 and multiplying by 100 yields roughly 5.2%. Locaytor’s Yield filter lets you focus on SA3s matching your income goals. Some regions, particularly in metropolitan centres, may report lower yields but boast stronger long-term capital growth and higher price appreciation. Others, often in regional or lower-cost areas, might deliver higher yields with more immediate cash flow but slower capital growth prospects. Deciding which end of the spectrum suits your portfolio often depends on your risk tolerance and investment time frame, making the yield metric an invaluable guide for balancing day-to-day income against future price gains. A yield at or below two percent receives a score of 5, reflecting minimal immediate returns relative to property prices. As yields rise to between two and three percent, the score moves to 4, indicating modest but still limited cash flow. The midpoint, from three to four percent, is scored 3 and suggests a balance between rental income and capital growth potential. For returns between four and five percent, the score is 2, typically attractive for many investors seeking higher cash flow. Once the yield surpasses five percent, Locaytor assigns a score of 1, signalling a high-income environment where rental returns make up a more significant portion of the property’s value.

9. Rent Trend

The Rent Trend in Locaytor reflects how median rents have changed over the past 12 months, with filters indicating whether a region’s growth is above 5%, between 2% and 5%, or under 2%. A positive trend can point to rising tenant demand, driven by factors such as population growth, job opportunities, or limited housing supply. If an SA3 has jumped by, say, 6% in rent levels year-on-year, investors can reasonably expect strong rental yields, provided the broader market conditions remain supportive. On the other hand, a trend near zero or negative might mean tenants are negotiating lower rents due to oversupply or softer demand. Such markets aren’t always off-limits; they may be prime for value-seeking investors who anticipate future recovery based on local infrastructure projects or economic initiatives. The Rent Trend rating helps you balance your pursuit of growth with the realities of current tenant demand. Rent growth of up to two percent earns a score of 5, indicating minimal or subdued increases in rental prices and a potentially stagnant market. Once growth exceeds two percent but remains at or below three percent, the score shifts to 4, suggesting only modest upward movement. Growth between three and four percent is scored 3, reflecting a healthy, mid-range level of rent inflation. If rent trends climb above four percent and up to five percent, they receive a score of 2, pointing to a stronger upswing in tenant demand. Any growth above five percent is rated 1, signalling rapid increases in rent and robust rental market conditions.

10. Rent Affordability

Rent Affordability measures the percentage of a typical household’s income required to cover median rent in an SA3, revealing how financially stretched tenants might be. For instance, if median rent is $400 per week, that’s $20,800 annually. If the median household income is $80,000, renters are spending 26% of their income on housing. In Locaytor’s rating system, that might be classified as relatively affordable, suggesting a lower likelihood of rental stress or delinquency. Conversely, an SA3 where tenants must devote 35-40% of income to rent signals a higher risk of tenant turnover or vacancy if conditions worsen. Investors can use Rent Affordability alongside metrics like Rent Turnover and Rent Trend to develop a well-rounded profile of a market’s capacity to sustain rent increases and attract stable tenants. By knowing how close households are to financial strain, you can determine whether higher rent levels are achievable or if pushing them further might lead to a market backlash or rising vacancy rates. When rent requires less than 25 percent of household income, Locaytor assigns a score of 1, indicating a highly affordable market with minimal strain on tenants. As the ratio moves between 25 and 30 percent, it is scored 2, reflecting a still-manageable level of expenditure. Between 30 and 35 percent, the score becomes 3, while 35 to 40 percent lands at 4, signalling heightened financial pressure on renters. Above 40 percent, the system grants a score of 5, highlighting an unaffordable market where tenants may struggle to meet living costs, potentially leading to higher turnover and vacancy risks.

Key Features of the Locaytor Map

The Locaytor Map is a powerful visual tool designed to help users identify and evaluate investment opportunities across broader regions. It integrates multiple property market metrics to provide a comprehensive overview of selected areas.

Key Features:

• Interactive Filters: Adjust sliders for metrics like median price, growth gap, sales turnover, and yield to find areas that meet your investment criteria.
• Map Pins: Each pin represents an SA3 region. Clicking on a pin reveals the area name and links to a dedicated page with detailed insights for that region.
• Regional Perspective: By focusing on SA3 regions, the platform ensures a broader view of the property market, helping uncover opportunities often missed with suburb-level data.

This section enables a dynamic and visual approach to finding properties, with the added functionality of linking directly to comprehensive data for each selected area.

Filtered Results

The table below displays areas matching your applied filters in real-time. Click on an area name to access detailed insights for that region.