10
ACQUISITION INTELLIGENCE ADVISORY · MELBOURNE & SYDNEY

AI commoditises search.
Judgement is the
new scarcity.

PDR™ is a 30-dimension, three-lens property intelligence review that tells you what a property is worth, what the vendor needs, and exactly what to pay. Before you buy, make sure it’s your 10.

Commission a PDR™ See the Intelligence
30
DIMENSIONS PER VERDICT
8–12
INSPECTIONS TO EXCHANGE
1.5%
FULL ACQUISITION FEE
$0
VENDOR FEES · EVER
34 Warncliffe Rd · Ivanhoe East
8.7
✅ ACQUIRE
EOI $2.2M–$2.4M · Evidence gap $400K
92 Page St · Albert Park
9.2
✅ ACQUIRE
$9.0M–$9.9M · Renovation at zero uplift
389 Barkers Rd · Kew
9.1
✅ ACQUIRE
$5.0M–$5.5M · 1,298m² ★★★
ACQUISITION INTELLIGENCE  ·  SELECT · CONNECT · UNLOCK · NEGOTIATE · ACQUIRE  ·  PDR™ PROPERTY DECISION REVIEW  ·  SMARTER ACQUISITION · LESS COMPETITION · BETTER OUTCOMES  ·  AI COMMODITISES SEARCH · JUDGEMENT IS THE NEW SCARCITY  ·  BEFORE YOU BUY, MAKE SURE IT’S YOUR 10  ·  ACQUISITION INTELLIGENCE  ·  SELECT · CONNECT · UNLOCK · NEGOTIATE · ACQUIRE  ·  PDR™ PROPERTY DECISION REVIEW  ·  SMARTER ACQUISITION · LESS COMPETITION · BETTER OUTCOMES  ·  AI COMMODITISES SEARCH · JUDGEMENT IS THE NEW SCARCITY  ·  BEFORE YOU BUY, MAKE SURE IT’S YOUR 10  · 
THE PDR™ THESIS

Every acquisition deserves
a scored verdict.

The PDR™ Property Decision Review examines 30 dimensions across three weighted lenses and produces a single score out of 10 and a three-word verdict: ✅ ACQUIRE · ⚠ NEGOTIATE · ✗ PASS.

No ambiguity. No hedging. No agent narrative. A decision built from evidence, scored by structure, delivered before you step into the negotiation.

0.0
PDR™ SCORE
✅ ACQUIRE
TOP 30 INTELLIGENCE DIMENSIONS

What PDR™ looks at.
And why it matters.

Every PDR™ Standard and Premium examines all 30 dimensions across three lenses before any verdict is issued — 10 per lens, one composite score.

LENS 01 · PROPERTY QUALITY · 40%
L1
01
Land Quantum
Land is the only asset that doesn't depreciate. Scored against the suburb's distribution — a 600m² Albert Park allotment and a 150m² terrace at adjacent prices are structurally different acquisitions.
L1
02
Suburb Tier & Trajectory
Where does this suburb sit in the metropolitan hierarchy — and is it ascending, stable, or correcting? The right property in a declining suburb is still a poor acquisition.
L1
03
Street Quality
Arterial vs internal residential: a 15–25% price differential in the same suburb. Street noise, through-traffic, aspect, and tree canopy all affect resale. Scored as a standalone dimension.
L1
04
Configuration vs Suburb Demand
Bedrooms, bathrooms, and parking scored against what buyers in this specific suburb actually require. A 2-bathroom deficit in a suburb where families expect 3 is a permanent resale constraint.
L1
05
Renovation Quality & Condition
Is the property original, cosmetically updated, or comprehensively renovated? A property that appears renovated but carries deferred structural work is the market's most dangerous acquisition.
L1
06
Heritage Overlay Exposure
Does the property carry a heritage overlay, and what is its scope? Heritage overlays are permanent. PDR™ confirms scope via planning registers before any verdict is issued.
L1
07
Flood, Bushfire & Risk Overlays
Risk overlays affect insurance costs, lender appetite, and future saleability. A property in a LSIO flood overlay carries embedded costs that must be priced into the acquisition.
L1
08
Renovation Potential & Extension Ceiling
What can realistically be done within the planning framework, at what cost, to what post-renovation resale ceiling? The renovation thesis must be priced into the offer — not discovered after exchange.
L1
09
Development Feasibility
For properties above 400m²: does a subdivision, dual-occupancy, or rebuild scenario create a materially superior return? Assessed in PDR™ Premium for all qualifying properties.
L1
10
Evidence Ceiling
The maximum price comparable sold evidence supports. Not the guide. Not the agent's verbal. The market evidence. The single most important number in any acquisition — and the number most buyers never calculate.
LENS 02 · BUYER ALIGNMENT · 30%
L2
01
Brief Fit — Current
Does this property match what the buyer needs today? A property that meets 8 of 10 brief requirements is not a near-match — it is a compromise that will be lived with for the hold period.
L2
02
Brief Fit — Projected
Does this property still match the buyer's brief in 3 years? In 5? The most expensive buyer mistake is acquiring a property that forces a sale before the hold period generates its return.
L2
03
Financial Capacity Alignment
Is genuine capacity — net of all acquisition costs — aligned with the evidence ceiling? A buyer who stretches to the top of their capacity at auction has no buffer for a building inspection defect.
L2
04
Hold Horizon Fit
Does the suburb's evidence-based growth trajectory support the return needed over the intended hold period? A 3-year hold in a suburb growing at 4% pa after 5.5% acquisition costs produces a negative real return.
L2
05
School Zone Alignment
For family buyers, school zone quality is one of the most durable demand drivers in Australian residential property. Properties within high-performing state school catchments trade at a persistent 10–20% premium.
L2
06
Lifestyle & Walkability Fit
Does the suburb's lifestyle offer match the buyer's declared priorities? Buyers who sacrifice lifestyle alignment for price frequently resent the trade-off and sell earlier than intended.
L2
07
Competition Depth for This Buyer Pool
How many qualified buyers will pursue this specific property at this price? Competition depth determines offer urgency, risk of delay, and whether a conditional offer is viable.
L2
08
Investment Return Thesis
For investor buyers: rental yield, gross-to-net yield differential, and capital growth thesis — all built from evidence, not vendor claims or property manager estimates.
L2
09
Emotional Risk Assessment
Emotional overexposure to a target property is one of the strongest predictors of overbidding. PDR™ flags it explicitly and recalibrates the recommended offer range accordingly.
L2
10
Alternative Stock Comparison
Is this the best property available at this price in this corridor? Every PDR™ includes an explicit note on current corridor alternatives — ensuring the buyer is choosing the best available option.
LENS 03 · CONDITIONS · 30%
L3
01
Sale Method Strategy
Auction, EOI, private sale, tender — each demands a completely different buyer strategy. PDR™ analyses the sale method and delivers a written strategy recommendation tailored to the format.
L3
02
Guide Calibration
Is the guide honest, aspirationally set above evidence, or strategically set below reserve to maximise auction competition? PDR™ explicitly states which — and adjusts the buyer's strategy accordingly.
L3
03
Vendor Motivation Score
Updated campaigns, extended DOM, deceased estates, separation sales — all signal elevated motivation. Vendor motivation is the most underutilised buyer advantage in the Australian market.
L3
04
Campaign Stage Timing
Week-1 new listings favour speed. Relaunched campaigns favour evidence. The vendor has already rejected the market once — they need a buyer who understands the property's value.
L3
05
Days on Market Analysis
A property listed for 45+ days where similar stock clears in 28 is signalling a pricing or motivation issue. Extended DOM is the market's most consistent motivated-vendor signal.
L3
06
Agent Intelligence Profile
Dominant corridor agent vs boutique. Senior vs junior. Each demands a completely different buyer strategy. PDR™ profiles the agent's track record and current campaign load.
L3
07
Price Negotiation Window
Given the guide, evidence ceiling, vendor motivation, and competition depth — does a negotiation window actually exist? Most buyers negotiate from the wrong starting position because they haven't determined this.
L3
08
Conditional Offer Viability
Can a building inspection condition be included without disadvantaging the buyer relative to competing offers? A buyer who submits unconditional offers when conditions were available has assumed avoidable risk.
L3
09
Settlement Term Alignment
A vendor who needs 30-day settlement may accept a lower price from a buyer who can match it. Settlement term is a negotiation variable most buyers never deploy. PDR™ identifies and recommends whether to use it.
L3
10
Recommended Offer Range
The operative output all other L3 dimensions build toward: open at X, resist until Y, do not proceed above Z. Not a range to negotiate within — a number to submit with confidence.
THE THREE LENSES

30 dimensions. One verdict.

Select a lens to explore all 10 sub-dimensions and the specific buyer mistakes each prevents.

L1
PROPERTY QUALITY
Is this a good property — independently of its price?
WEIGHT 40% · 10 DIMENSIONS
L2
BUYER ALIGNMENT
Is this the right property for this specific buyer?
WEIGHT 30% · 10 DIMENSIONS
L3
ACQUISITION CONDITIONS
Is now the right time and method to acquire?
WEIGHT 30% · 10 DIMENSIONS
01
Land Quantum
Land is the only element that doesn't depreciate. Scored against the suburb's distribution — not an abstract number.
02
Suburb Tier & Trajectory
The right property in a declining suburb can underperform by 2%+ pa — a $200K+ compounding penalty over a 10-year hold.
03
Street Quality
Arterial vs internal residential: 15–25% price differential in the same suburb. Scored as a standalone dimension.
04
Configuration vs Suburb Demand
Scored against what buyers in this suburb actually require. A 2-bathroom deficit is a permanent resale constraint.
05
Renovation Quality & Condition
A property that appears renovated but carries deferred structural work is the market's most dangerous acquisition.
06
Heritage Overlay Exposure
Heritage overlays are permanent. Confirmed via planning registers before any verdict is issued.
07
Flood, Bushfire & Risk Overlays
Risk overlays affect insurance, lender appetite, and future saleability. All overlay registers checked as standard.
08
Renovation Potential & Extension Ceiling
What can be done within the planning framework, at what cost, to what post-renovation resale ceiling?
09
Development Feasibility
For properties above 400m²: does a development scenario create a materially superior return? Assessed in PDR™ Premium.
10
Evidence Ceiling
The maximum price comparable sold evidence supports. Not the guide. Not the agent's verbal. The market evidence. Always.
SCORE OUTPUT
A property quality score (0–10), an evidence ceiling, a heritage and overlay risk flag, a development feasibility note (PDR™ Premium), and a clear statement of the asset's intrinsic strengths and structural weaknesses — independent of guide, agent, or vendor narrative.
01
Brief Fit — Current
A property that meets 8 of 10 brief requirements is a compromise that will be lived with for the duration of the hold period.
02
Brief Fit — Projected
The most expensive buyer mistake is acquiring a property that forces a sale before the hold period generates its return.
03
Financial Capacity Alignment
A buyer who stretches to capacity at auction has no buffer for a building inspection defect or holding cost overrun.
04
Hold Horizon Fit
A 3-year hold in a suburb growing at 4% pa after 5.5% acquisition costs produces a negative real return.
05
School Zone Alignment
Properties within high-performing state school catchments trade at a persistent 10–20% premium over otherwise identical properties.
06
Lifestyle & Walkability Fit
Buyers who sacrifice lifestyle alignment for price frequently resent the trade-off and sell earlier than intended.
07
Competition Depth for This Buyer Pool
Competition depth determines offer urgency, risk of delay, and whether a conditional offer is viable.
08
Investment Return Thesis
Yield, gross-to-net differential, and capital growth thesis — all built from evidence, not vendor claims.
09
Emotional Risk Assessment
Emotional overexposure is one of the strongest predictors of overbidding. PDR™ flags it and recalibrates the recommended offer range.
10
Alternative Stock Comparison
Every PDR™ includes an explicit note on current corridor alternatives — ensuring the buyer is choosing the best available option.
SCORE OUTPUT
A buyer alignment score (0–10), a brief-fit assessment across current and projected requirements, a 5-year and 10-year hold-horizon return projection, an emotional risk flag where applicable, and an explicit comparison to the best available alternative stock in the corridor.
01
Sale Method Strategy
Auction, EOI, private sale, tender — each demands a completely different buyer strategy. PDR™ delivers a written strategy tailored to the format.
02
Guide Calibration
Victorian auction guides are frequently set 10–20% below reserve. PDR™ explicitly states whether a guide is honest, below-reserve, or aspirational.
03
Vendor Motivation Score
Updated campaigns, extended DOM, deceased estates, separation sales — vendor motivation is the most underutilised buyer advantage.
04
Campaign Stage Timing
Week-1 new listings favour speed. Relaunched campaigns favour evidence. The vendor has already rejected the market once.
05
Days on Market Analysis
Extended DOM is the market's most consistent motivated-vendor signal — the buyer who identifies it first has a structural advantage.
06
Agent Intelligence Profile
Senior corridor-dominant vs boutique. A Marshall White Stonnington EOI and a boutique private treaty require completely different approaches.
07
Price Negotiation Window
Does a negotiation window actually exist? Most buyers negotiate from the wrong starting position because they haven't determined this.
08
Conditional Offer Viability
A buyer who submits unconditional offers when conditions were available has taken on risk they did not need to accept.
09
Settlement Term Alignment
Settlement term is a negotiation variable most buyers never deploy. PDR™ identifies and recommends whether and how to use it.
10
Recommended Offer Range
Open at X, resist until Y, do not proceed above Z. Not a range to negotiate within — a number to submit with confidence.
SCORE OUTPUT
An acquisition conditions score (0–10), a sale-method-specific strategy, a vendor motivation read, a guide calibration verdict, a conditional offer viability assessment, a settlement term recommendation, and — the operative output — a specific recommended offer range: open at X, resist until Y, do not proceed above Z.
THE S10 ACQUISITION FRAMEWORK

Five steps. One outcome.

The operational sequence through which every buyer engagement is managed — from brief definition to settlement. Each step is discrete, deliverable, and evidence-anchored.

01
SELECT
Define the brief. Eliminate the noise.
Before the first inspection, before the first offer, Select10 defines with precision what you are looking for and why. Configuration, corridor, price band, school zone, hold horizon, deal-breaker conditions. A precisely written brief eliminates 80% of the market before a single inspection is attended.
02
CONNECT
Access the property. Read the agent. Read the vendor.
Select10 connects buyers to the right properties at the right moment — on-market, pre-market, and off-market. Agent dominance maps identify who controls each corridor. Vendor motivation signals are read before the first inspection. The connection phase creates the information advantage that converts into negotiation leverage.
03
UNLOCK
Score it. Evidence-ceiling it. Understand what it's really worth.
The PDR™ Property Decision Review examines 30 dimensions across three weighted lenses — L1 Property Quality (40%), L2 Buyer Alignment (30%), L3 Acquisition Conditions (30%) — and produces a single score out of 10 and a three-word verdict: ✅ ACQUIRE · ⚠ NEGOTIATE · ✗ PASS. The evidence ceiling is the operative output.
04
NEGOTIATE
Use the evidence. Hold the ceiling. Never bid against yourself.
Select10 prepares the offer strategy before the negotiation begins. For auctions: a pre-agreed ceiling built from evidence, held in the room. For EOI and private treaty: a submission strategy anchored to the evidence ceiling, not the agent's expectation. Vendor motivation, settlement terms, and guide calibration are all deployed as negotiation variables.
05
ACQUIRE
Exchange with confidence. Settle without surprises.
Select10 manages the full due diligence process — building inspection coordination, planning certificate review, heritage overlay confirmation, conveyancer briefing, and post-inspection renegotiation where applicable. On settlement, the buyer receives keys and a post-acquisition intelligence brief: the permanent record of the evidence, the hold-period strategy, and the renovation or development thesis.
BUYER MISTAKES PDR™ PREVENTS

Seven mistakes.
Each measurable.

Every one of these outcomes has a dollar figure. PDR™ addresses all seven before any offer is made.

M1
OVERBIDDING AT AUCTION
No written evidence ceiling. The auctioneer's momentum carries the buyer past the point where the property represents value. Studies suggest Australian buyers overpay by 8–12% at auctions where they have no independent ceiling.
→ PDR™ FIX: The evidence ceiling is the auction's hard stop. Written in advance. Held in the room.
M2
UNDER-OFFERING AND MISSING
Lacking evidence confidence, the buyer offers below the vendor's realistic expectation and loses a property they could have acquired at fair value. Happens most to buyers who overcorrect after overbidding.
→ PDR™ FIX: The recommended offer range gives confidence to open at fair value without leaving money on the table.
M3
BUYING IN THE WRONG SUBURB
Buyers seeking affordability compromise suburb tier without understanding the long-term cost. A property $200K cheaper in a suburb that underperforms by 1.5% pa costs the buyer $300K+ in foregone growth over 10 years.
→ PDR™ FIX: L1 scores suburb tier and trajectory explicitly, with a direct alternative-suburb comparison at the same price point.
M4
HERITAGE OVERLAY BLINDNESS
Plans a rear extension. Exchanges. Discovers the heritage overlay prevents the works. This adds $40K–$80K to the renovation budget and 6–12 months to the timeline.
→ PDR™ FIX: L1 confirms heritage overlay scope via VicPlan before any offer. Every PDR™ includes an explicit heritage risk assessment.
M5
BRIEF MISALIGNMENT
Acquires a property that meets the brief today but not in three years. Forced sale follows. The average forced-resale buyer loses 12–18% of their acquisition price across two transactions.
→ PDR™ FIX: L2 stress-tests the brief against the buyer's projected circumstances over the intended hold horizon.
M6
GUIDE MISREADING
Takes the auction guide at face value. Arrives expecting $1.8M. Reserve is $2.1M. This is legal market practice — but it is deeply predictable, and PDR™ identifies it every time.
→ PDR™ FIX: L3 guide calibration explicitly states whether a guide is honest, aspirationally set, or strategically set below reserve.
M7
MISSING THE MOTIVATION SIGNAL
Doesn't notice the Updated tag, the 62-day DOM, the deceased estate marker. Buyers who identify these signals acquire properties at 5–15% below what an unprepared buyer would have paid.
→ PDR™ FIX: L3 vendor motivation scoring reads every campaign signal and translates it into a specific negotiation strategy.
THE FULL ACQUISITION SERVICE

Brief to keys.
Six phases. One fee.

Select10™ manages the entire buying process. 1.5% of purchase price. Paid by the buyer. $0 vendor fees. Click each phase to expand.

01
BRIEF DEFINITION
WEEK 1 · FOUNDATIONS
Understanding the buyer before understanding the market
›

A disciplined interrogation of genuine constraints vs stated preferences. Most buyers cannot distinguish between the two until someone asks the right questions. The output is a written acquisition brief that governs the entire search. A precisely defined brief eliminates 80% of the market before the first inspection.

WRITTEN ACQUISITION BRIEFCAPACITY CONFIRMATIONCORRIDOR PRIORITISATIONDEAL-BREAKER DEFINITION
02
MARKET MAPPING
WEEK 1–2 · INTELLIGENCE
Building the evidence base before the search begins
›

Corridor-level evidence base across every suburb in the brief: sold comps for 12 months, days on market, clearance rates, and agent dominance maps. The difference between a buyer who has done market mapping and one who hasn't is the difference between bidding with a number and bidding with a feeling.

CORRIDOR EVIDENCE BASESUBURB MEDIAN REPORTAGENT DOMINANCE MAPOFF-MARKET CHANNEL ACTIVATION
03
ACTIVE SEARCH
ONGOING · WEEKLY BRIEFING
Systematic identification, scoring, and shortlisting
›

Every new listing within the brief assessed against the PDR™ 30-dimension framework within 24 hours of listing. Properties scoring below 8.0 eliminated before inspection. The buyer attends inspections only for properties that have cleared a rigorous evidence screen. Rather than 47 inspections, the buyer attends 8–12 — and exchanges on one of them.

DAILY MARKET MONITORINGWEEKLY RANKED BRIEFPDR™ SCORECARD PER SHORTLISTOFF-MARKET ACCESSINSPECTION PRIORITISATION
04
ACQUISITION STRATEGY
PER PROPERTY · PRE-OFFER
Building the offer strategy before the negotiation begins
›

PDR™ Premium scorecard, sale-method-specific negotiation plan, building inspection brief, vendor motivation assessment, and a written offer range. For auctions, Select10™ attends and bids on the buyer's behalf. The agent's information advantage is neutralised by Select10™'s independent evidence.

PDR™ PREMIUM SCORECARDBUILDING INSPECTION BRIEFVENDOR MOTIVATION ASSESSMENTWRITTEN OFFER RANGEAUCTION BIDDINGEOI SUBMISSION MANAGEMENT
05
DUE DILIGENCE
POST-ACCEPTANCE · PRE-EXCHANGE
The gap between accepted offer and exchange
›

Building inspection coordination, planning certificate review against the PDR™ heritage assessment, conveyancer briefing on contract risks, and post-inspection renegotiation. Most buyers discover due diligence issues without a framework for responding. A buyer who exchanges without completing all due diligence has assumed risk that was avoidable.

BUILDING INSPECTION COORDINATIONPLANNING CERTIFICATE REVIEWCONVEYANCER BRIEFCONTRACT RISK ASSESSMENTPOST-INSPECTION RENEGOTIATION
06
SETTLEMENT & HANDOVER
EXCHANGE TO KEYS · COMPLETION
From exchange to keys — and the post-acquisition intelligence brief
›

Settlement coordination, pre-settlement inspection, and on settlement the buyer receives keys and a post-acquisition intelligence brief — the permanent record of the evidence, the PDR™ score, the hold-period strategy, and the renovation ceiling. It is also the starting point of the Portfolio Advisory relationship.

SETTLEMENT COORDINATIONPRE-SETTLEMENT INSPECTIONPOST-ACQUISITION INTELLIGENCE BRIEFHOLD-HORIZON STRATEGYPORTFOLIO ADVISORY PATHWAY
RESULTS

The evidence gap.
Captured every time.

Real outcomes from buyers and vendors who chose structured intelligence over intuition.

★ BUYER · BUYER · ALISTAIR KNOX MUDBRICK · TEMPLESTOWE VIC · PDR™ PREMIUM
“
Select10 understood the assignment before I'd finished explaining it. They sourced every Knox comparable across the Yarra corridor and built an evidence ceiling from first principles. I bought it well below what I would have paid without that brief.
RESULT CONFIDENTIAL
PURCHASED WELL BELOW EVIDENCE CEILING · KNOX MUDBRICK
Chelsea M.
★ BUYER · BUYER · 4-BED SEMI · BELLEVUE HILL NSW · PDR™ PREMIUM · 22HR DELIVERY
“
Select10 produced a PDR™ Premium in 22 hours. The evidence ceiling came back $190,000 below the agent's verbal expectation. I used that ceiling to structure my offer. The vendor accepted.
$190,000
BELOW AGENT'S VERBAL · EOI ACCEPTED FIRST ROUND
Daniel C.
★ VENDOR · VENDOR · 3-BED INVESTMENT · HEIDELBERG HILL VIC · SELECTED PROPERTY GROUP
“
Every agent came in with lowball comps and a conservative strategy. Selected Property Group did something different. They built a pricing strategy based on real evidence. We achieved over 35% more than the agent comps suggested.
35%+
ABOVE AGENT COMPS · EVIDENCE-BASED PRICING
Frank D.
★ VENDOR · VENDOR · 3-BEDROOM TERRACE · PORT MELBOURNE VIC · SELECTED PROPERTY GROUP
“
Every agent could feel I was under pressure. Selected Property Group sat with me, looked at the data, and helped me understand what a competitive campaign looked like versus a rushed one. Those three extra weeks returned an extra $85,000.
$85,000
ABOVE QUICK-SALE QUOTE · THREE EXTRA WEEKS · ZERO ADDITIONAL COST
Lucy R.
THE COMMERCIAL LADDER

Five tiers. One thesis.

Every tier is buyer-side. $0 vendor fees at any level.

$495
PDR™ STANDARD
30-dimension scored review
Evidence ceiling
Vendor motivation read
Recommended offer range
✅ / ⚠ / ✗ verdict
48hr delivery
$995
PDR™ PREMIUM
Everything in Standard
Deep comparable analysis
Development feasibility
Heritage architect review
Agent intelligence profile
22hr urgent delivery
$1,200–$2,400
NEGOTIATION SUPPORT
PDR™ Premium included
Offer preparation
Auction bidding
EOI submission management
Post-result analysis
One property · full support
1.5%
FULL ACQUISITION
All six phases managed
Brief to keys
Weekly ranked brief
All PDR™ scorecards included
Due diligence managed
Post-acquisition brief
$8,500/yr
PORTFOLIO ADVISORY
Ongoing portfolio intelligence
2× PDR™ Premium per year
Hold / sell decision support
New acquisition monitoring
Market cycle briefings
Direct access · annual retainer
1.5%
FULL ACQUISITION FEE
Of purchase price · paid by buyer · $0 vendor fees · $0 referral income · conflict-free from brief to keys
8–12
INSPECTIONS TO EXCHANGE
vs the market average of 47 · every inspection has cleared a 30-point evidence screen · no time wasted on sub-8.0 properties
30
DIMENSIONS PER VERDICT
Across three weighted lenses · producing a single score out of 10 and a three-word verdict · before any offer is made

Before you buy,
make sure it’s your 10.

Commission a PDR™ Standard from $495, or speak to Select10™ about a full acquisition mandate. The evidence is available before the auction.

Commission a PDR™ Full Acquisition Enquiry
PDR™ STANDARD FROM $495 · PDR™ PREMIUM FROM $995 · FULL ACQUISITION 1.5% · PAID BY BUYER · $0 VENDOR FEES
OUR MISSION

To give every buyer the same
advantage the market denies them.

The Australian residential property market is structurally weighted against the buyer. Selling agents are paid by vendors. Auction floors are set to maximise competition. Price guides are calibrated to strategy, not evidence. And the buyer — who is making the largest financial decision of their life — is expected to navigate all of it with an internet connection and a feeling.

Select10™ exists to correct this imbalance. Not with better listings. Not with faster alerts. With structured, evidence-anchored acquisition intelligence that gives the buyer the one thing the market withholds: a clear, defensible verdict on what to do before any offer is made.

Our mission is singular. Every buyer who commissions a PDR™ should finish the process knowing more about their target property — its true value, its risks, its vendor's motivation, and its exact acquisition ceiling — than the agent who is selling it.

AI commoditises search. Judgement is the new scarcity. PDR™ is structured judgement.
OUR VALUES

Five principles.
One client: the buyer.

01
Independence — structural, not aspirational
Select10™ is paid exclusively by the buyer. $0 vendor fees. $0 referral income. $0 agent commissions at any stage of any engagement. Independence is not a marketing claim — it is the commercial structure of the business. An advisor who receives income from the vendor's side of the transaction is not independent by definition. We are.
02
Evidence over narrative
Every PDR™ verdict is built from comparable sold evidence, AVM analysis, planning overlay data, and agent intelligence — not impressions, intuition, or market commentary. The evidence ceiling is the operative output. It is not adjusted to suit the buyer's enthusiasm or the agent's expectation. It is what the evidence supports.
03
Verdicts, not hedges
Every PDR™ ends with one of three words: ✅ ACQUIRE · ⚠ NEGOTIATE · ✗ PASS. Not a range of considerations. Not a balanced assessment. A decision. Select10™ exists to make the decision the buyer cannot make alone — with the same discipline that is expected in any other high-stakes advisory context.
04
Speed without sacrifice
The Australian property market moves faster than any buyer can research independently. PDR™ Standard delivers in 48 hours. PDR™ Premium delivers in 22 hours. The evidence quality does not change with the deadline — the workflow does. Time-critical acquisitions demand time-critical intelligence, not compromised analysis.
05
The buyer's outcome is the only outcome
Select10™ does not have a volume target. We do not have an agent referral network. We do not benefit if a transaction completes or if it does not. The buyer's outcome is the singular measure of whether Select10™ has done its job. A PDR™ that recommends PASS — and the buyer follows it — is as valuable as one that recommends ACQUIRE.
NATIONAL NETWORK ADVISORY

Melbourne & Sydney.
Built to expand.

Select10™ operates across the Melbourne and Sydney acquisition corridors, with structured coverage across every major price band and suburb tier. Each corridor is monitored daily. Evidence bases are maintained in real time. PDR™ delivery is available nationally — remote and within 48 hours for any Australian property.

VICTORIA · MELBOURNE METROPOLITAN
PRIMARY CORRIDOR · FULL PDR™ COVERAGE
Inner Melbourne
City of Melbourne · Albert Park · Middle Park · South Yarra · Prahran · St Kilda
$1.4M – $12M+
Boroondara
Kew · Hawthorn · Camberwell · Canterbury · Balwyn · Deepdene · Surrey Hills
$1.8M – $8M+
Bayside
Brighton · Brighton East · Beaumaris · Black Rock · Sandringham · Hampton East
$1.5M – $10M+
City of Yarra
Fitzroy · Collingwood · Clifton Hill · Richmond · Abbotsford · Northcote
$1.2M – $4M+
Banyule
Ivanhoe · Ivanhoe East · Eaglemont · Heidelberg Heights · Rosanna
$1.0M – $3.5M+
Mornington Peninsula
Portsea · Sorrento · Blairgowrie · Rye · Dromana · Mt Eliza · Mornington
$900K – $8M+
NEW SOUTH WALES · SYDNEY METROPOLITAN
ACTIVE CORRIDOR · PDR™ PREMIUM AVAILABLE
Eastern Suburbs
Bellevue Hill · Vaucluse · Double Bay · Woollahra · Rose Bay · Paddington
$2.5M – $20M+
Lower North Shore
Mosman · Neutral Bay · Cremorne · Cammeray · Kirribilli · McMahons Point
$2.0M – $15M+
Inner West
Balmain · Rozelle · Leichhardt · Annandale · Glebe · Newtown · Erskineville
$1.5M – $5M+
Upper North Shore
Wahroonga · Turramurra · Gordon · Killara · Pymble · St Ives
$1.8M – $8M+
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Remote PDR™ — Available nationally
Any property. Any state. Any price band. PDR™ Standard and Premium are delivered remotely — no inspection required. Evidence built from Domain sold comps, AVM analysis, planning registers, and agent intelligence. 48hr delivery anywhere in Australia.
QLD SA WA TAS ACT NT
Select.Define the brief.
Connect.Access the property.
Unlock.Score the evidence.
Negotiate.Hold the ceiling.
Acquire.Exchange with confidence.