HtAG Data Dictionary

This data guide covers the most important metrics that you should be taking into account when making decisions about investing in real estate. If you are new to data-driven property investment, we encourage you to follow the hyperlinks on this page. Most metrics have a dedicated post which explains the rationale behind the data with guiding points and examples.

A real estate investor who uses the key performance indicators on this page will be able to make more informed decisions about which markets have better prospects for increased returns and create more wealth for themselves in the long run.

Public & Starter Plan Metrics

The metrics in this table are in public access with additional detail provided for subscribers on the Starter Plan.

MetricDescriptionRange
Typical PriceHtAG’s solution to the shortcomings of the Median Price metric. Typical Price for a council area or suburb fit via HtAG Machine Learning model. $50K-$4M
Median RentMedian Rent for a particular council area or suburb produced via HtAG statistical model.$50-$5K
SalesNumber of property sales recorded online during the calendar quarter. Resets every quarter.0-5,000
RentalsNumber of properties listed for rent online during the calendar quarter. Resets every quarter.0-5,000
YoY ChangeYear on Year Change is the percent difference of the current value to the same value a year ago. Applies to all metrics listed above.-50% to +50%
Cashflow YieldGross Rental Yield is the value you generate from an investment property represented as a percentage. Derived from Typical Price and Median Rent metrics. Calculated for the current quarter.0%-15%
PopulationPopulation in LGA or suburb recorded during the most recent census.1-100,000
Error RateError represented as an average difference between actual values and the forecasted values. Uses the mean absolute percentage error (MAPE) formula to measure prediction accuracy of HtAG model.0%-25%
ConfidenceMetric that indicates reliability of the data. Derived from the error rate produced when fitting the data via the model. The lower the confidence, the higher the forecast uncertainty. High Confidence – error rate under 5%, Medium Confidence – error rate under 10%, Low Confidence – error rate under 15%, Very Low Confidence – error rate indeterminate.High, Medium, Low
HtAG property market metrics presented on the dashboard, LGA pages and downloadable reports. Reported for the current calendar quarter, unless otherwise stated. Updated at the end of the month.

Personal Plan Metrics

Personal subscription unlocks algorithmic projections for Capital Growth, Total RoI and Rent Increase metrics. Values calculated based on 2 year forecast, averaged annually. Sign up on the Personal Plan to access this data.

MetricDescriptionRange
Capital GrowthCapital Growth is the percent difference between the projected future typical value of a property and its current purchase price. Estimated per annum based on 2 year forecast produced by HtAG ML model.0%-50%
Total RoIReturn on Investment is a performance measure used to evaluate the efficiency of an investment. Calculated as a sum of Rental Yield + Capital Growth metrics above.0%-50%
Rent IncreaseProjected per annum growth for Rent prices. Estimated per annum based on 2 year forecast produced by HtAG Statistical model.0%-50%
Metrics available on the Personal & Professional Subscriptions.

Professional Property Market Metrics

These tables summarise HtAG professional metrics available via LGA Pages and downloadable reports from the HtAG Store. Unless otherwise stated, all metrics are calculated for the 3-month rolling period and updated every month. Sign up on the Professional Plan to access this data.

Supply Metrics

MetricData TypeStatusDescriptionLow SupplyBalancedHigh Supply
SoM NumericalStore ReportsStock on Market. Total number of active ‘for sale’ listings on market.0-55-2020-50
SoM%PercentageStore Reports, LGA PagesStock On Market Percentage is the ratio of SoM to the total number of dwellings in the area. Number of dwellings is calculated based on Australian address database.0-0.5%0.5-1.5%1.5-5%
InventoryNumericalStore Reports, LGA PagesInventory Level is the average number of properties sold over the past 4 quarters divided by SoM. Used to define how absorbent the property market is of the new listings. Measured in Months.0-2.12.1-4.54.5-15
Hold PeriodsNumericalStore ReportsHold period is calculated by comparing and averaging all properties’ sold dates to their previous sold dates. “Tightly held” markets have higher Hold Periods. Measured in Years. >10.46.4-10.40-6.4
The Low Supply / Balanced / High Supply ranges are dynamic and are subject to change. Defined for the current market conditions as of year 2021.

Demand Metrics

MetricData TypeStatusDescriptionLow DemandBalancedHigh Demand
DoMNumericalStore Reports, LGA PagesDays on Market. Average number of days ‘for sale’ listings remain active on the web. Measured in Days.80-20035-800-35
DiscountingPercentageStore ReportsTypical discount given by property vendors when selling a property.3-8%0-3%-5-0%
Vacancy RatePercentageStore Reports, LGA PagesSee this blog post for detailed explanation. There are instances where Vacancy Rate cannot be calculated and is presented as -1.00%.3-15%1-3%0-1%
DoRMNumericalStore ReportsDays on Rental Market. Average number of days ‘for rent’ listings remain active on the web. Measured in Days. Only use this metric when Vacancy Rate is -1.00%.35-6021-350-21
VacanciesNumericalStore ReportsVacancies is the average number of rental listings that remain online for more than 21 days.25-1505-255
Buy SINumericalStore Reports, LGA PagesBuy Search Index. Ratio of online Buy searches to the state average. Value of 5 signifies that Buy searches are at state average.0-23-56-10
Rent SINumericalStore ReportsRent Search Index. Ratio of online Rent searches to the state average. Value of 5 signifies that Rent searches are at state average.0-23-56-10
Auction Clearance RatesPercentagePlannedPercentage of auctions resulting in a sale.0-50%50-70%70-100%
The Low Demand / Balanced / High Demand ranges are dynamic and are subject to change. Defined for the current market conditions as of year 2021.

Fundamental Metrics

MetricData TypeStatusDescriptionUnfavourableNeutralOpportune
GRCCategoricalStore Reports, LGA PagesGrowth Rate Cycle indicates projected growth or decline in YoY price change. Values are listed in order of significance i.e. (+)Increasing is better than (+)Bottom, (-)Decreasing is worse than (-)Increasing(-)Decreasing
(-)Bottom
(-)Increasing
(+)Decreasing(+)Increasing
(+)Bottom
(+)Peak
R|O RatioScaleStore Reports, LGA PagesRenter to Owner Ratio is the proportion of Renter households to the Owner Occupier or Mortgagee Households. The higher the number, the more renters there are relative to owner occupiers.45-100%15-45%0-15%
U|H RatioScaleStore ReportsUnit to House Ratio is the proportion of total unit dwellings to that of houses in the area. Calculated by apportioning the number of units sold in the last 2 years to that of houses. The higher the number, the more units there are relative to houses.50-100%10-50%0-10%
U|H Value RatioPercentageStore ReportsUnit to House Value Ratio is the proportion of Typical Price of units to that of houses. The higher the percentage, the closer unit prices are to house prices. Only use this metric if intending to purchase a unit.70-100%30-70%0-30%
IRSADIndexStore ReportsIRSAD stands for Index of Relative Socio-economic Advantage and Disadvantage from ABS. Index defined in terms of people’s access to material and social resources, and their ability to participate in society. For details see SEIFA Technical Paper.1-23-89-10
The Unfavourable / Neutral / Opportune ranges are static.


Frequently Asked Questions

How do I get the HtAG Market Insights data?

1. Download a report from the HtAG Store.
2. Unzip the downloaded file and open the excel file within it.
3. You will then need to apply number filters to columns based on the ranges defined on this page or rely on provided colour coding.

Note that percent column filter values should be typed in as decimal points i.e. 3% will be “less than” or “more than” 0.03.

How do I shortlist suburbs based on supply and demand metric ranges?

The starting point should be to shortlist suburbs by filtering out Unfavourable, Low Demand and High Supply markets. The resulting list is then up to you to work through by applying additional filters based on property market metrics of your choice, whilst also gauging the potential Capital Growth and ROI based on provided data.

The more metrics fall into the Favourable, High Demand, Low Supply bands for a particular market, the more likely it is that Capital Growth will be towards the high range of the forecast. Be mindful that Neutral/Balanced markets frequently provide great outlooks and should not be discounted from research.

How did you establish the High / Balanced / Low and the Unfavourable / Neutral / Opportune ranges?

The ranges are determined by data distribution for every metric with 25th and 75th quantiles serving as cut offs between the 3 bands. Note that the data distribution is reflective of the current market conditions. Whereas fundamental metrics such as R|O Ratio have a constant distribution and ranges, Demand and Supply ranges are subject to change. Given that the ranges are established based on data for the past 3 months, they can migrate up or down as new data is collected between data releases.

Why is the HtAG reported metric value different from another provider i.e. SQM?

When comparing the data from two or more data providers it is always important to ensure that the providers use the same data curation method. If the method is different, then the property market metric values will most likely also be different.

For example, differences in the HtAG Vacancy Rate and that reported by SQM can be explained by different reporting period. HtAG reports it for the rolling quarter (3 months), whereas SQM reports it for the fixed month period.

We are working on a change that will report vacancy rates for the relevant market segment i.e. houses or units. Currently Vacancy Rates are reported for these segments jointly by all data providers.

Why did a metric value increas or decrease since the last data release?

Most metrics are known to fluctuate at the suburb level quite notably between data releases. For example, a change in Vacancy Rate from 2.4% to 2.0% is not significant. This fluctuation is not because the rates are changing, but because of the sparsity in the underlying data, which results in data noise between updates. That’s why the rates should always be ball-parked against a wide enough range.

Why did the Capital Growth and Total ROI values change since the last data release?

As HtAG projections are based on a forecast algorithm, which caries a degree of uncertainty, the CG (Capital Growth) values should be treated as an estimate of the general trend in the rate of growth and not as an exact percentage value. Note that changes of up to plus or minus 3% in CG and all other property market metrics are common between data releases. Changes in low and very low confidence suburbs can be higher than 3%. This is due to the underlying data sparsity at the suburb level.

Although changes are common between data releases, we find that fluctuations in the reported data even out over time. This is another reason why the values should be treated as ballpark ranges and not exact figures.


Time-series Data

Time-series data is not yet available for purchase from the HtAG store. Please contact us for a custom quote.

AttributeData TypePeriodUpdate FrequencyStatusDescriptionExample
PriceNumericalQuarterlyMonthlyLiveHistorical + forecasted price time-series fit via ML model$530,000
RentNumericalQuarterlyMonthlyLiveHistorical + forecasted rent time-series fit via statistical  model$350
SalesNumericalQuarterlyMonthlyLiveHistorical + forecasted number of sales time-series fit via statistical model23
RentalsNumericalQuarterlyMonthlyLiveHistorical + forecasted number of rentals time-series fit via statistical model23
YieldPercentageQuarterlyMonthlyLiveHistorical + forecasted time-series Gross Yield derived from Price and Rent metrics above4.60%
Price YoY ChangePercentageYearlyQuarterlyLiveYearly time-series data derived from Price Metric above3.50%
Rent YoY ChangePercentageYearlyQuarterlyLiveYearly time-series data derived from Rent Metric above3.50%
Sales YoY ChangePercentageYearlyQuarterlyPlannedYearly time-series data derived from Sales Metric above3.50%
Yield YoY ChangePercentageYearlyQuarterlyLiveYearly time-series data derived from Yield Metric above3.50%
This section details the time-series data, which is made available by HtAG for LGAs and suburbs. Data range is year 2008 to present quarter + 8 future quarters.

Reference Data

Column / Table FilterData TypeDescriptionValuesAbbreviations
Property TypeStringProperty type for which the data is reported for.House, Unit, Residential LandType
BedroomsStringNumber of bedrooms for which the data is reported for. All, 1,2,3,4,5Beds, Bdrms
SuburbStringName of suburb for which the data is reported for.Approximately 15,000 suburbsSuburbs
Council Area (LGA)StringName of LGA for which the data is reported for.Approximately 450 LGAsLGAs, Councils
The table presents reference values that are used to filter data in HtAG reports and dashboards.

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