1. No figure here is a valuation
Do not use an Abora estimate where a valuation is required. Automated estimates carry a margin of error of roughly ±15–20% of actual market value, and more than that in thin or fast-moving markets. For a mortgage application, a legal dispute, a deceased estate or a family settlement, engage a valuer registered with the Australian Property Institute.
Our estimates come from statistical models running over published records. They are not certified valuations under the Valuation of Land Act 1960 (Vic) or its equivalents elsewhere, and no one at Abora has inspected the property.
2. Not financial, legal or planning advice
Abora holds no Australian Financial Services Licence and is not a licensed valuer, solicitor, conveyancer or town planner. Yield figures, growth indicators and investment signals are general information — they take no account of your circumstances, your borrowing capacity or your tax position.
Zoning, overlays, easements, permit history and stamp duty figures are drawn from public records that can be out of date, superseded or wrong at the source. Before you rely on any of it, a conveyancer or solicitor should read the contract of sale and the section 32 statement. Nothing here substitutes for a building and pest inspection.
3. Where the coverage stops
Suburb Insights and Property X-Ray cover Victoria only, because the parcel, planning and title data they rest on is Victorian. Market Pulse is national. Where a page has thin data for an area, it says so rather than filling the gap — an absence is a finding, and we would rather show you one than a confident number with nothing behind it.
4. The analysis is generated, and can be wrong
Written summaries and reasoning on this site are produced by AI models working over the measured data shown alongside them. That is a deliberate constraint — they reason about figures we can point at rather than inventing plausible sentences — but these systems still misread, overstate and occasionally invent. Check anything that would change your decision against the evidence shown with it. Methodology sets out where each figure comes from.
5. Sources, currency and errors
Data comes from government and licensed sources including the ABS, Vicmap and Land Use Victoria, and each page names its sources and the date it was last refreshed. Records are published on their own schedules, so a recent sale, subdivision or permit may not appear yet.
If you find something wrong about a property or suburb, tell us at support and we will correct it or explain why the source says what it says.
The binding version of the limits above is in Terms of Service, sections 3 and 4 — including the liability cap and the Australian Consumer Law carve-out, which this page summarises but does not replace. How we handle your information is in the Privacy Policy.