KERB Regional Property Intelligence

Central Highlands & Ballarat · Daylesford · Woodend · Castlemaine · Trentham

0
New This Week (≤7d)
0
Active Stock Monitored
0
Sales Listings
0
Competitor Price Drops
0 d
Avg Days on Market
0
Saturday Open Homes
Filter:
Territory Listings
Days on Market Listed Date Agency Address & Suburb Specs Type Price Guide Status Action
Auto-populates address, beds, baths, cars, land, guide & comps across all views and PDFs
–
Comparative Market Analysis & Vendor Appraisal
Prepared by KERB Property Intelligence · Confidential Listing Presentation
12 Grenville Street, Daylesford · 3 Bed House
0
Competing Active Listings
$0
Median Competitor Guide
$0 - $0
Competitor Price Range
0 d
Avg Competing DOM
0%
Competitor Discount Rate

🎯 Recommended Vendor Pricing Windows

🟢 High-Velocity Entry Window ≤ 21 Days to Sell
$0 - $0
Priced to trigger immediate multi-buyer tension and enquiry within the first 14 days of campaign launch. Avoids buyer fatigue and maximizes competition.
🔵 Fair Market Expectation 21 - 45 Days
$0 - $0
Directly aligned with competitor median ask. Represents realistic current vendor expectations without risking prolonged market exposure.
🔴 Extended Campaign Risk Ceiling > 60 Days / Stale Risk
> $0
Exceeding this guide risks severe campaign drag. Historically, properties in this bracket that sit past 60 days suffer an average 6-12% public discount.

📋 Direct Competing Inventory in Pocket

Agency Address Specs Asking Guide Days on Market Price History Status Link
KERB Property Intelligence · Prepared for Vendor · Confidential Comparative Market Analysis
Filter Weekend:
Radar Threshold:
0
🔴 Authority Expired (90d+)
0
🟠 Review Window (60-89d)
0
🟡 Fatigued Stock (45-59d)
$0
Stagnant Stock Value
0
Stale With Forced Cuts
Agency Active Listings Sales / Rentals Price Reduction Rate Avg Discount % Avg Days on Market Territory Focus
OPERATIONAL MANUAL & GLOSSARY

How to Use KERB for Regional Agency Intelligence

KERB is an AI-powered intelligence platform built for real estate agents, principals, and agency directors across Central Victoria (Daylesford/Hepburn Shire, Woodend, Castlemaine, Macedon Ranges, and Ballarat). It monitors 12 major competitor agency feeds, transforming unstructured listing announcements into live competitive benchmarks, strategic vendor pricing models, conflict-free Saturday schedules, and high-probability prospecting targets.

Jump to: 🛠️ Features & Tabs 📖 Metrics & Glossary 📋 Agent Playbooks ⚙️ Data Pipeline
🛠️ Feature-by-Feature Guide What each tab does and how to use it in your day-to-day workflow
📍
Territory Map
Visual Intelligence

What it does: Renders an interactive geospatial map of regional Victoria with custom agency-branded color pins for every active listing, under-offer home, and recent sale.

How to use it:

  • Spot geographical inventory clusters across Daylesford, Hepburn Springs, Trentham, Castlemaine, Woodend, and Ballarat.
  • Click any property pin to view its price guide, Days on Market, specs, and a direct link to the original listing post.
  • Browse the synchronized right-hand listing drawer as you pan across towns.
⚡
Just Listed Feed
Early-Warning Radar

What it does: Chronological live feed of newly launched competitor stock, updated continuously from agency announcements.

How to use it:

  • Use the Days on Market filter to isolate properties listed in the Last 24 Hours, Last 3 Days, or Last 7 Days (This Week).
  • Find out about competitor launches days before they appear on major portals or weekend papers.
  • Check rival launch price guides to advise your active buyers or prepare competitive counter-proposals.
📑
CMA & Vendor Appraisal
Listing Pitch Tool

What it does: One-click Comparative Market Analysis (CMA) generator engineered specifically for vendor listing presentations.

How to use it:

  • Select the subject property's suburb, property type (House/Acreage/Unit), and bedroom count.
  • Instant micro-market analytics: competing stock count, median competitor ask, average DOM, and rival discounting rate.
  • 3 Strategic Pricing Windows:
    • 🟢 High-Velocity Entry Window (≤21d): Creates multi-buyer urgency and launch momentum.
    • 🔵 Fair Market Expectation: Balanced benchmark based on competitor median.
    • 🔴 Extended Campaign Risk Ceiling: Warns vendors of the hazard of over-pricing into the 60d+ discount zone.
  • Click "🖨️ Print 1-Page PDF" to export a presentation-ready handout with navigation and controls stripped away.
🗓️
Weekend OFI & Auction Planner
Inspection Operations

What it does: Chronological Saturday command center mapping open inspection slots and scheduled auctions across the region.

How to use it:

  • Territory Conflict Detection: Automatically flags when 2 rival agencies schedule inspections at the same time in the same suburb (e.g. 11:00 AM in Daylesford).
  • Tactical Strategy: Shift your inspection by 30 mins (e.g. 10:30 AM or 11:45 AM) to capture 100% of visiting Melbourne tree-changer traffic without splitting attendees.
  • Click "🖨️ Print Saturday Run Sheet" for field agents or buyers touring weekend inspections.
🎯
Stale Stock & Authority Radar
Prospecting Weapon

What it does: Uncovers rival agency listings lingering past 45, 60, or 90 days on market, tracking forced price cuts and authority expiry dates.

How to use it:

  • Authority Expiry Targeting: In Victoria, exclusive sale authority agreements commonly expire at 60 or 90 days. Frustrated vendors nearing or past expiry are prime warm-conversion targets.
  • Campaign Diagnosis: Identifies why the listing stalled (over-quoted launch guide, stale photography, unengaged buyer pool).
  • One-Click Pitch Script: Click "📋 Copy Pitch Script" to copy a tailored, professional outreach script ready for a phone call, SMS, or letterbox drop.
📊
Agency Benchmarks
Competitor Intelligence

What it does: Territory-wide comparative league table evaluating all 12 tracked agencies across the Central Highlands and Ballarat.

How to use it:

  • Compare active stock volumes, sales/rental ratios, price reduction rates, and average days on market.
  • Identify competitors with unusually high discount rates (>25%) to prove in vendor meetings that those agencies over-promise on price to win listings before forcing deep cuts.
  • Defend your fee and commission structure with hard regional performance data.
🔍
All Property Comps
Database Archive

What it does: Comprehensive cards archive of all parsed regional properties with full lifecycle event histories.

How to use it:

  • View step-by-step price change timelines (launch guide → revised price → under offer → sold price).
  • Inspect detailed bedroom, bathroom, car parking, land size, and summary descriptions extracted by AI.
  • Click direct links back to original social media announcements and photo albums.
📖 Key Real Estate Metrics & Concepts Understanding the data models, calculations, and Victoria-specific regulatory terms
Days on Market (DOM)
The number of calendar days elapsed between a property's first public listing announcement and today (or its sold date).
Regional Victorian Dynamics: Listings under 21 days enjoy peak buyer enquiry. Once a listing passes 45 days, buyer interest drops significantly. At 60+ days, buyers perceive fatigue and begin submitting lowball offers.
Exclusive Sale Authority (Victoria)
Under Victorian estate agent regulations (Estate Agents Act 1980 / REIV standard forms), an exclusive sale authority grants an agency the exclusive right to sell a property for a negotiated period—typically 60, 90, or 120 days.
Strategic Value: When the exclusive period expires, the authority converts to a general authority or lapses. The vendor is legally free to appoint a new agency without paying double commission. KERB's Stale Radar tracks these exact expiry milestones.
Competitor Discount Rate (%)
The percentage of an agency's total active inventory that has undergone at least one public price reduction since launch: (Price Reduced Listings / Total Listings) × 100.
Pitch Advantage: If Competitor X has a 35% discount rate and an average price cut of -7.5%, an agent can demonstrate to a vendor: "More than 1 in 3 homes listed with Agency X end up being discounted by $70k+ because they over-quote to win the listing."
Territory Inspection Conflict
When two or more competing agencies hold open for inspections at the same or overlapping times (e.g., Saturday 11:00 AM – 11:30 AM) in the same suburb for comparable properties.
Impact: In lifestyle regional markets like Daylesford and Trentham, many prospective buyers travel from Melbourne for a single Saturday morning. Clashing times split foot traffic and reduce buyer competition. Staggering your inspection by 30 minutes captures 100% of the buyer pool.
High-Velocity Entry Window
A strategic launch pricing band modeled at approximately 92% to 97% of current competitor median asking price.
Why it works: Rather than testing an aspirational top-of-market figure that languishes for 80 days, pricing in this band attracts multiple competing buyers within the first 14 days, creating competitive urgency and driving the final sale price above initial expectations.
Stagnant Stock Capital
The aggregate dollar volume of property inventory sitting on the regional market for 45+ or 60+ days without selling.
Market Insight: Represents trapped vendor equity across the shire. In the Stale Radar, this figure shows the total market opportunity available for agents to unlock via fresh campaigns and proactive buyer re-matching.
📋 Agency Operational Playbooks Proven step-by-step strategies to win instructions and grow market share using KERB
PLAYBOOK 1
The 10/10 Vendor Listing Presentation
  1. Before the Meeting: Open the CMA & Appraisal tab, select the vendor's suburb, property type, and bedroom count.
  2. Enter Subject Details: Type the vendor's address and family name, then hit "⚡ Refresh CMA".
  3. Print Handout: Click "🖨️ Print 1-Page PDF" to generate a beautiful, clean presentation document for your listing kit.
  4. During the Pitch:
    • Show them the Competing Active Listings and the Median Competitor Guide.
    • Highlight the Competitor Discount Rate: "Notice that in Daylesford right now, 28% of homes have had to drop price because other agents over-quoted them at the start."
    • Walk through the 3 Pricing Windows. Advise launching in the High-Velocity Entry Window to force buyers into competitive tension during the first 14 days.
PLAYBOOK 2
The Authority Expiry Prospecting Engine
  1. Weekly Review: Every Tuesday morning, open the Stale Stock Radar and filter by "🔴 90+ Days: Authority Expired" or "🟠 60-89 Days: Review Window".
  2. Identify Frustrated Vendors: Look for properties with red or orange urgency badges, especially those with past price reductions (where the vendor has already suffered campaign fatigue).
  3. Generate Conversion Script: Click "📋 Copy Pitch Script" on the property card to grab the tailored outreach script.
  4. Execute Outreach:
    • Send a personalized SMS or call the vendor directly.
    • Drop a handwritten card in their letterbox offering a confidential 10-minute strategy review.
    • Present a fresh relaunch plan: 14-day off-market cooling period, revised digital styling, and a targeted 3-week private deadline campaign.
PLAYBOOK 3
Friday Afternoon OFI Schedule Lock
  1. Check Competitor Times: Every Thursday or Friday, open the Weekend OFI Planner.
  2. Review Conflict Alert: Check if rival agents have scheduled open homes in your suburb that clash with your planned time slots.
  3. Optimize Your Time: If Belle Property has a 3-bed house open at 11:00 AM in Daylesford, set your 3-bed listing for 10:30 AM or 11:45 AM. You capture buyers on their way in or out, ensuring maximum attendance.
  4. Print Run Sheet: Hit "🖨️ Print Saturday Run Sheet" to give your sales associates and buyer advocates a clean field clipboard.
PLAYBOOK 4
Defending Your Commission Against Rivals
  1. The Challenge: Vendor says: "Agency X offered to list our home for 1.5% commission and promised they could get $1.2M."
  2. The Response: Open the Agency Benchmarks tab in front of the vendor.
  3. Show the Data:
    • Point to Agency X's stats: 33% price reduction rate, averaging a -7.8% haircut ($93k off initial guide), and 64 average days on market.
    • Deliver the pitch: "Saving 0.5% on commission ($5,000) is meaningless if their strategy forces you into a 7.8% price reduction ($93,000) after sitting on the market for over two months. Our strategy sells in 28 days without public discounting."
⚙️ Technology & Pipeline Architecture How the autonomous data extraction and scoring engine operates behind the scenes
1. INGESTION
Social Scraper (Apify Facebook & Instagram Actors): Monitors public feeds of 12 regional agencies across Daylesford, Hepburn Shire, Castlemaine, Woodend, Trentham, and Ballarat daily at 6:00 AM, capturing new posts, captions, media links, and timestamps.
2. EXTRACTION
AI Property Intelligence (Gemini 2.5 Flash): Analyzes unstructured post captions. Distinguishes genuine property listings from brand fluff or reviews, and extracts structured specifications: Street Address, Suburb, Postcode, Bedrooms, Bathrooms, Car Spaces, Land Area, Price Guides, Numerical Guide, OFI Schedules, and Auction Dates.
3. ENRICHMENT
Property Entity Aggregator & DOM Engine (n8n): Normalizes property addresses, aggregates repeat posts across campaigns, computes exact Days on Market (DOM) from first launch, calculates cumulative price cuts and percentage discounts, flags 60d/90d stale milestones, and assigns brand color palettes and map coordinates.
4. DEPLOYMENT
Git & Cloudflare Edge CDN: The n8n pipeline commits updated datasets directly to GitHub (site/data.json) every 30 minutes, triggering immediate zero-downtime static edge compilation on Cloudflare Pages.