Photo by Gustavo Fring via A planning rule can suggest what might be possible. A nearby completed project shows what has already survived design, approval, construction and the market.
Think Property Club calls this evidence a Proven Track Record, or PTR. It helps investors move from theory to a more grounded development strategy.
Start With Comparable Approvals
Search for recent approvals involving a similar housing type, zone and site profile. Compare:
- lot size, frontage and shape
- slope, access and services
- proposed and approved dwelling yield
- setbacks, landscaping and parking
- conditions of consent
- the time between lodgement and determination
An approval on a larger, flatter corner site may not support the same outcome on a narrow sloping block.
Check What Was Actually Built
Some approvals are never constructed. Others are redesigned, delayed or sold with approval.
Where possible, confirm whether the project was completed and whether the finished form matches the approval you are relying on.
Connect Planning Evidence to Market Evidence
The strategy also needs demand. Review recent settled sales for genuinely comparable finished dwellings, not just current asking prices.
Adjust for location, size, parking, finish, orientation and sale date. Conservative end values protect the feasibility from optimistic comparisons.
PTR Is Evidence, Not a Guarantee
Nearby approvals and sales cannot guarantee approval or profit on another site. They make assumptions more testable and help identify the questions specialists need to answer.
TPC Takeaway
A strong PTR file links planning precedent, completed product and settled market evidence.
Use it to challenge the deal, not to justify a purchase you have already decided to make.
General information only. Planning decisions and market conditions vary between sites and over time. Obtain independent planning, valuation, legal, financial, tax and construction advice before purchasing or developing property.
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Watch the free masterclass →Frequently asked questions
What should investors know about Start With Comparable Approvals?
Search for recent approvals involving a similar housing type, zone and site profile. Compare:
What should investors know about Check What Was Actually Built?
Some approvals are never constructed. Others are redesigned, delayed or sold with approval.
What should investors know about Connect Planning Evidence to Market Evidence?
The strategy also needs demand. Review recent settled sales for genuinely comparable finished dwellings, not just current asking prices.
What should investors know about PTR Is Evidence, Not a Guarantee?
Nearby approvals and sales cannot guarantee approval or profit on another site. They make assumptions more testable and help identify the questions specialists need to answer.
What should investors know about TPC Takeaway?
A strong PTR file links planning precedent, completed product and settled market evidence.
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