Property prices methodology

A property price on Districts is either a recorded sale, a published asking price, or a suburb median assembled from one of those series. Those are different observations. An asking price is a marketing figure. A recorded sale is a completed transaction Districts has stored. A suburb median is an area statistic, not the value of a specific lot.

None of these figures is a valuation, an appraisal, or financial advice.

On a property page, Districts shows the listing ask when a current or recent listing observation exists, and any recorded sale events attached to that property. Sale history is listed as recorded events with a date where the date is plausible. Missing sale prices stay missing.

On a suburb page, Districts may show a median recorded house price, a count of recorded sales, and a one-year change figure when those fields are present in the suburb market extract. Citation text treats that median as a suburb statistic for the stated observation window, not as the price of any one address.

On some property pages, if the suburb market extract has no median, Districts calculates a fallback suburb median from its own recorded sales for that suburb. When that fallback is used, the page carries a sample size and window.

Publicly available property market observations feed the suburb glance figures (median sale price, sales count, and related market cards). Districts stores those observations with an observation date. The stored payload labels those cards as houses and last 12 months. That label is Districts’ annotation of the extract, not a valuer-general series.

Property-level asking prices come from publicly available listing observations collected by districts. Property-level sold prices come from recorded sale events stored against the property. Those events are listing-derived observations. Districts does not ingest a statewide valuer-general sales file for suburb medians or last-sale history.

When Districts calculates a fallback suburb median, that calculation is used on the property-page suburb context if the glance extract has no median. It is not how the suburb profile page computes its headline median. The fallback uses non-synthetic properties in the same suburb and state that have a canonical recorded sale price and a sale date inside the window.

Source quote: a listing ask or a recorded sale is displayed as stored. Districts does not invent a mid-point when only a range or an “offers above” qualifier exists; the qualifier stays visible.

Source quote: suburb glance medians, sales counts, and one-year change figures on the suburb page are displayed from the suburb market extract when present. Districts does not re-compute those suburb-page cards from raw sales. There is no minimum sample size on that extract path.

Districts calculation: if the suburb extract has no median sale price, the property-page suburb context may take the median (50th percentile) of canonical recorded sale prices for the suburb. It tries the last 12 months first, then the last 24 months. The fallback is used only when the sample has at least five sales. Synthetic properties and rows without a sale price are excluded. That fallback is not filtered by dwelling type.

Missing values stay empty. Districts does not fill a sale price from an asking price, or a suburb median from a single listing.

A supported sale or ask is shown when Districts has a stored observation. If the suburb extract and the recorded-sales fallback both lack a usable median, Districts does not publish a suburb median.

A queried market extract that contains no usable price is not evidence that nothing sold. Absence of a recorded sale on a property page is not evidence the lot has never sold.

Listing and marketing figures remain listing evidence. They are not treated as settled prices.