State-by-State LGA vs Suburb Divergence Report

Description

State-by-State LGA vs Suburb Divergence Report + Companion Whitepaper

What’s Inside

This premium data pack proves — with hard statistical evidence — that LGA-first property research misses high-performing suburbs. It includes two comprehensive reports:

1. State-by-State LGA vs Suburb Divergence Report (NEW)

The full per-state breakdown covering all 8 Australian states and territories, 1,741 suburbs, and 333 LGAs across 35 Dex-weighted metrics:

• Per-state weighted R² analysis — see exactly how poorly LGA data predicts suburb investability in your target state
• Category R² tables — which metric categories (Supply, Demand, Yield, Fundamentals, Risk, Growth Cycle, Price) are reliable at LGA level and which are not
• LGA-First Filter Simulations — the exact miss rate at every cutoff (Top 50% down to Top 20%) for each state
• Top 25 Suburbs by Dex Score — BA-ready presentation tables with suburb name, LGA, Dex score, LGA Dex, and gap
• Hidden Gems — top-30% suburbs trapped inside bottom-half LGAs that an LGA-first filter would eliminate
• Intra-LGA Variance — which metrics show the most divergence within LGAs, by state
• Full 35-Metric R² Table — every metric with its per-state R², weight, category, and direction

2. LGA vs Suburb Whitepaper

The companion national-level analysis that provides the statistical foundation:

• National weighted R² of just 34.5% across 35 metrics
• 41.5% miss rate when filtering to Top 25% of LGAs
• Category-by-category analysis showing Supply metrics at only 10.2% R²
• Complete methodology and confidence intervals
• Executive summary and key recommendations

Who Is This For?

• Buyers agents who need to demonstrate to clients why suburb-level research matters
• Property investors who want to understand the limitations of LGA-based shortlisting
• Research analysts who need state-specific data for presentations and reports

How to Use It

Use the state-specific filter simulation tables in client presentations to show the exact miss rate. Reference the hidden gems table to give concrete examples of suburbs that would be missed. The Top 25 tables are ready-to-present shortlists for each state.

Data Source

All metrics are sourced from HtAG Analytics’ February–March 2026 Market Insights dataset. Houses only, all bedrooms, high-confidence suburbs with sufficient quarterly sales volume.