Free tool · Real government sale data
Listing Price Checker
Paste an asking price and see how it compares with the suburb's latest government-recorded median.
Paste an asking price and see how it compares with the suburb's latest government-recorded median.
Last reviewed 12 July 2026 · rates and thresholds verified against official FY2026-27 sources.
Every property listing asks you to accept one number on faith: the price. Agents set it, sellers hope for it, and buyers rarely have anything independent to test it against. This tool gives you that independent reference point. Enter the asking price of a listing, pick the suburb, and the checker compares it against the latest government-recorded median for that suburb — actual Valuer-General sale data and state rental-authority rents, not portal estimates or modelled "price guides".
The output is deliberately plain: how far the asking price sits above or below the suburb median, expressed in dollars and as a percentage, with a verdict band from "in line with the suburb median" through to "well above" or "well below". Where rent data exists, it also computes the implied gross rental yield at the asking price — a second, independent lens on whether the price is stretched relative to what the property can actually earn.
Sale medians © Valuer-General Victoria / Valuer-General (SA); rents © RTA Queensland / CBS South Australia — CC BY 4.0. These are open government datasets: the Victorian figures are suburb-level house and unit sale medians from the Valuer-General's property sales statistics (2025 full year, preliminary); the South Australian figures are metro Adelaide house sale medians from the Valuer-General (Q1 2026) plus median weekly rents from Consumer & Business Services (January–March 2026); the Queensland figures are median weekly rents from the Residential Tenancies Authority's bond data (March quarter 2026).
Every number the checker shows carries its period and source right next to it, because a median without a date is a trap. We do not blend, model, or extrapolate these figures — if a suburb or a state isn't in a free, lawfully republishable government dataset, the tool says so plainly rather than inventing a number.
The price check is a single honest ratio:
The verdict bands are: within ±5% of the median is treated as in line (normal listing-to-listing variation); 5–12% above is somewhat above; more than 12% above is well above; 5–12% below is below; and more than 12% below is well below — which in auction states can signal underquoting rather than a bargain.
The rental check uses the standard gross yield formula:
If you enter the advertised rent, the checker uses that; otherwise it uses the suburb's median weekly rent where one exists. Where the suburb also has a recorded house sale median, it computes the suburb's own reference yield (median rent against median price) and compares your listing to it. Where there's no local reference, it falls back to honest indicative bands: metro houses commonly sit around 2.5–4.5% gross, units around 4–6%. A markedly low implied yield means the asking price is high relative to the property's rental fundamentals. All yield output is labelled indicative — gross yield ignores rates, insurance, maintenance, management and vacancy.
Point Cook, VIC (house). The Valuer-General's preliminary 2025 median house price for Point Cook is $787,500. Suppose a listing is asking $830,000. The difference is $830,000 − $787,500 = $42,500, and $42,500 ÷ $787,500 = 5.4%. That lands just inside the "somewhat above the suburb median" band — not alarming, but you'd want the comparables to justify the premium (bigger land, renovated, better street).
New Farm, QLD (house). Queensland publishes no free suburb sale prices, so the checker switches to rental fundamentals. The RTA's March 2026 median rent for New Farm is $700 a week — $700 × 52 = $36,400 a year. Against a $1,300,000 asking price, the implied gross yield is $36,400 ÷ $1,300,000 = 2.8%. That's at the bottom of the typical metro house band, which is what you'd expect in a prestige inner-city suburb: the price is being carried by land value and capital-growth expectations, not rent.
Glenelg, SA (house). The Valuer-General's Q1 2026 metro median for Glenelg is $1,949,000 and the CBS median rent is $598 a week. A listing asking $1,850,000 sits $99,000 (5.1%) below the median — and the suburb's own reference yield ($598 × 52 ÷ $1,949,000 = 1.6%) tells you Glenelg pricing is driven almost entirely by the beachside land, not rental income.
Victoria has the best free coverage: suburb-level house and unit sale medians from the Valuer-General, republishable under CC BY 4.0. No free suburb rent medians yet. Note the current release is the preliminary 2025 series — final figures can differ.
South Australia provides metro Adelaide house sale medians (Valuer-General, quarterly) and suburb median rents (Consumer & Business Services). Unit sale medians and non-metro suburbs aren't in the free release.
Queensland is the honest outlier: there is no free suburb-level sale price dataset — that data is sold through commercial providers. The RTA's bond-based median rents are excellent, though, so for QLD the checker runs the rental-fundamentals test instead of a sale-median test and says so on screen.
Tasmania has no free suburb sale prices either, but the Department of Justice publishes raw rental-bond lodgements — we aggregate 12 months of them into suburb median rents (suppressing suburbs with fewer than 10 bonds), so TAS gets the same rental-fundamentals check as Queensland.
New South Wales publishes rich sales data, but the Valuer-General's bulk licence is non-commercial and no-derivatives, which means we cannot lawfully republish suburb medians derived from it. WA, the ACT and the NT aren't covered by a free, republishable suburb-level dataset yet. For these the tool degrades gracefully: it tells you there's no free public data for the state, and the general sanity checks (comparable sold prices, days on market, implied yield from an advertised rent you enter yourself) still work.
In auction-heavy markets — Melbourne and Sydney especially — advertised price guides are sometimes set below the vendor's real expectation to widen the buyer pool. If a guide sits more than about 12% under the suburb median, treat it as a flag, not a windfall. Check what comparable properties actually sold for in the last three months, and in Victoria request the agent's Statement of Information, which must list three comparable sales. Budgeting off an underquoted guide is one of the most common (and most expensive) first-buyer mistakes.
It doesn't value the specific property — no median can. It doesn't know the land size, build quality, renovation state, zoning, easements, strata health or anything else a valuer would inspect. It doesn't cover NSW, WA, TAS, ACT or NT sale prices (no free lawful source), QLD sale prices (paywalled), off-market sales, or brand-new builds where there's no comparable resale history — though QLD and TAS get real suburb rent medians for the fundamentals check. Medians also lag the market by at least a quarter. Treat the verdict as a starting point for negotiation research, not a price you can quote to an agent.
If your suburb or state isn't covered, the discipline is the same one professionals use: gather three to six genuinely comparable recent sold prices (same suburb, similar beds, land and condition), adjust roughly for differences, and see where the asking price falls in that range. Watch days on market and price revisions on the listing itself. If it's an investment, run the advertised rent through the yield formula above — and through our rental yield calculator for the net position. Then model the full purchase, including stamp duty and loan costs, with our stamp duty calculator and cost of purchase calculator.
This page provides general information only and is not personal financial advice or a valuation. Medians are republished from the credited government agencies under CC BY 4.0 and carry their stated periods; confirm current figures with the source before relying on them. For independent guidance on buying property, see Moneysmart (moneysmart.gov.au).