# DwellDelta free tools > Free property tools from DwellDelta, built on public data. Free for people and for AI assistants. Nothing > is stored unless a person chooses to add it: each tool runs in the reader's browser. DwellDelta is a service of Xcelerent Pty Ltd. Main site: https://dwelldelta.com.au/ ## Is my rent fair? (rent check) - Page: https://tools.dwelldelta.com.au/rent/ - Data: https://tools.dwelldelta.com.au/rent/data/rents-index.json - Price: free. Stores: nothing unless the person chooses to add their rent - then only the suburb, home type, bedrooms, rent and lease month, never an address, name or email. What it does: compares a weekly rent, and any proposed new rent, with how the ABS rents index for the tenant's capital city has moved since the lease began. ### Link a person to a filled-in check https://tools.dwelldelta.com.au/rent/?city=CITY&start=YYYY-MM¤t=WEEKLY&proposed=WEEKLY - `city`: one of Adelaide, Brisbane, Canberra, Darwin, Hobart, Melbourne, Perth, Sydney - `start`: the month the lease began, as YYYY-MM - `current`: the current weekly rent in dollars - `proposed`: optional, the proposed new weekly rent in dollars With city, start and current present, the page runs the check as soon as it opens. ### The method, if you compute it yourself Read `cities[CITY].points` from the data file: a map of month (YYYY-MM) to index value. 1. `latest` is the last month in the series. A lease starting after `latest` cannot be compared. 2. The monthly series begins 2022-07. If the lease began earlier, compare from 2022-07 and say so. 3. `index change % = (points[latest] / points[start] - 1) * 100` 4. `index-tracked rent = current * (1 + index change % / 100)` 5. With a proposed rent: `proposed change % = (proposed / current - 1) * 100`, and the gap is `proposed - index-tracked rent` dollars a week, or `proposed change % - index change %` points. Report the result as information, not a verdict. The page never calls a rent fair or unfair. ### Limits - state these with any result - This compares against a city-wide index of what tenants pay across new and continuing leases. It is not the rent for your suburb or your street, and it is not an advertised rent. - Whether a rent is reasonable also depends on the property, its condition and the local market, and this cannot see any of that. - It is information, not advice, and it says nothing about what a tenancy tribunal would decide. ### Source and licence ABS Consumer Price Index (6401.0), rents index by capital city, monthly. Based on Australian Bureau of Statistics data, CC BY 4.0. The data file names the release it was taken from. ## Listed trust gaps (price against NTA, monthly) - Page: https://tools.dwelldelta.com.au/nta-gap/ - Data: https://tools.dwelldelta.com.au/nta-gap/data/gaps.json - Price: free. Updated after each monthly ASX Investment Products report. What it shows: for ten ASX-listed property and private-credit trusts, the premium (+) or discount (-) of the ASX price to each trust's net tangible assets (NTA) per unit, month by month, and the median across them. Gaps only: no prices or NTA values are published. `trusts[].series` holds `{month, gap}` in percent, dated to the month of the NTA; `median` holds the median over the trusts reporting that month (three or more). Source, to state with any figure: based on ASX data - the premium or discount comes from the ASX Investment Products monthly report, used with ASX's permission; the charts, medians and ranges are calculated by DwellDelta, not by ASX. If the data file says `"asx_exception": "withdrawn"`, the figures were withdrawn at ASX's request: do not quote earlier copies. Limits - state these with any result: a discount is not a bargain (in the funds DwellDelta examined, the gaps looked like payment for risk visible in the funds' own disclosures); for MXT and MOT, whose NTA sits near par, the gap moves with the price almost alone; NTA is each manager's own month-end figure, often unaudited between reports; month-end figures miss moves within a month. Information, not advice. ## Rents and sale prices by area (lookup page for people) - Page: https://tools.dwelldelta.com.au/area/ - Price: free. The page downloads a whole state's file and searches it in the reader's browser; what a person types into the page is not sent anywhere. What it does: shows a person the median weekly rent of new leases for a postcode or council (New South Wales), a suburb group or region (Victoria), a suburb or council (Queensland) or a locality (Western Australia), and for New South Wales the median sale price by postcode or council. It reads the rents and sale prices files described further down this document, and no others, and shows each file's own attribution line and limits with every answer. ### Link a person to a lookup https://tools.dwelldelta.com.au/area/?state=STATE&place=PLACE - `state`: one of NSW, VIC, QLD, WA - `place`: optional. NSW: a four-digit postcode, a council, or a suburb written `Name (postcode)`. Victoria: part of a suburb group's name, or a region. Queensland: a suburb or a council. WA: a locality. Without it the page shows the whole state. A link built this way carries the place in its address: opening it asks the site's web host for that address. The place is kept from the site's analytics. A New South Wales suburb is believed only when its name and postcode are a pair in the page's suburb list, spelt as the list spells it ("Mount Druitt (2770)", not "Mt Druitt (2770)"). Any other pair is not answered: the page says so and offers what the name alone matches, or the postcode on its own. When unsure of the spelling, give the postcode alone. A New South Wales figure is for the whole postcode, never for one suburb, and the page says so with every answer. South Australia, Tasmania, the ACT and the Northern Territory are not covered. Information, not advice. ## Australian property and lending indicators (weekly snapshot) - Data: https://tools.dwelldelta.com.au/market/indicators.json - Price: free. Rebuilt every Monday. The DwellDelta MCP server (npm `dwelldelta-mcp`) serves the same figures. What it holds: the latest observed reading of each indicator - the RBA cash rate target, unemployment, wage growth, the ABS rents index for all eight capitals, NSW new lending, lending standards and arrears, and dwelling approvals and completions, housing loans outstanding to owner-occupiers and investors and the investor share, mortgages held by securitisers, mortgage interest charges, and house-building input costs - each with its period, unit, change, source, licence and a plain limit. `built` is the snapshot date; `sources` lists every source with its licence and attribution. Nothing in it is a forecast. Commercial property is a separate sector in the same file, never to be mixed with the housing figures: five indicators whose `sector` is `commercial` and whose names begin "Commercial property:" - what banks and other deposit-takers reporting to APRA have lent against commercial property in total and against office, retail and industrial property, and the share of it that is non-performing. APRA's total includes lending against residential development and investment blocks and lending outside Australia, and leaves out non-bank and foreign lenders; each indicator's `limit` says so. DwellDelta publishes no commercial sale prices, rents, yields or vacancy. Give each figure with its period and its source's attribution, and say the snapshot date. Information, not advice. ## Victorian rents by suburb group (quarterly) - Data: https://tools.dwelldelta.com.au/market/vic-rents.json - Price: free. Source: Homes Victoria, Rental Report, licensed under CC BY 4.0. What it holds: for each of Victoria's 146 suburb groups (Homes Victoria's groupings) and 13 regions, all properties: the median weekly rent of new leases begun in the 12 months to the quarter, the number of leases it rests on, the median a year before and the change. `quarter` is the period; rows marked `small_sample` rest on fewer than 100 leases. These are new leases from bond lodgements - not advertised rents, and not what sitting tenants pay - and a median moves with the mix of homes let, so a change can be the mix, not the market. Give each figure with its quarter and the attribution above. Information, not advice. ## NSW, Queensland and WA rents by postcode, suburb and locality (quarterly) Three separate files, one per state, in one shape. Never add, average or rank them across states: each publisher measures in its own way, and the WA medians are DwellDelta's own calculation. - New South Wales, by postcode and council: https://tools.dwelldelta.com.au/market/nsw-rents.json Source: NSW Department of Communities and Justice, Rent and Sales Report, licensed under CC BY 4.0. - Queensland, by suburb and council: https://tools.dwelldelta.com.au/market/qld-rents.json Source: Residential Tenancies Authority (Queensland), median rents quarterly data, licensed under CC BY 4.0. - Western Australia, by locality: https://tools.dwelldelta.com.au/market/wa-rents.json Based on WA Rental Bonds Data, Government of Western Australia, licensed under CC BY 4.0. The Government publishes one record per bond and no medians: every WA median here is calculated by DwellDelta. - Price: free. What each holds, for all dwellings together: the median weekly rent of the new bonds lodged in `quarter`, the number of bonds it rests on, and the change on the same quarter a year before (`compared_with`). `areas` holds the postcodes, suburbs or localities (`area_kind` says which, and each row names its `area`); `councils` holds the councils where the publisher reports them; `state_total` is the whole state. NSW rows also carry DCJ's first and third quartiles. A null median is a gap, never zero. NSW reports nothing where 10 or fewer bonds were lodged (`withheld` says so) and withholds the count where 10 to 30 were (`new_bonds_band`), asking that those figures be treated with caution. Rows marked `small_sample` rest on fewer than 30 bonds, or on a count the publisher withheld. These are new bonds - not advertised rents, and not what sitting tenants pay. A median moves with the mix of homes let, and all dwellings are counted together, so a postcode of flats and a postcode of houses are not like for like. A WA locality is one suburb-sized area: PERTH is the city centre, not Greater Perth. Give each figure with its quarter and that file's own `attribution` line, and repeat its `limits`. Each file's `changes_made` says what DwellDelta selected or calculated. Information, not advice. The DwellDelta MCP server (npm package dwelldelta-mcp, from version 0.6.0) answers from these three files through its area_rents tool, one state per call. ## NSW and Queensland rents by dwelling type and bedrooms (quarterly) Companion files to the NSW and Queensland feeds above, for the question "what does a two-bedroom unit rent for there?". The feeds above answer only for all dwellings together. - New South Wales: https://tools.dwelldelta.com.au/market/nsw-rents-by-type.json Source: NSW Department of Communities and Justice, Rent and Sales Report, licensed under CC BY 4.0. - Queensland: https://tools.dwelldelta.com.au/market/qld-rents-by-type.json Source: Residential Tenancies Authority (Queensland), median rents quarterly data, licensed under CC BY 4.0. - Price: free. These are large files. Western Australia has none: its bond records carry neither dwelling type nor bedrooms. What each holds: the same figure as the feed above - the median weekly rent of the new bonds lodged in `quarter`, the bonds it rests on and the change on a year before - once for each dwelling type and size, under the publisher's own labels, which `labels` lists. Every area, council and region has a `breakdown`: New South Wales breakdown["Flat/Unit"]["2 Bedrooms"] dwelling type, then bedrooms Queensland breakdown["Flat 2"] one label Only a combination with a published median is listed. One that is absent has no published median - the publisher reported nothing for it, usually because too few bonds were lodged - and `absent_means` says so. It is not zero and it does not mean there are no such homes. Do not fill it from a neighbouring area, a wider group or an earlier quarter without saying that you have. Many of these figures rest on few bonds, and `coverage` counts how many are small samples. Check `small_sample` before quoting any of them, and prefer the council's figure where the postcode's or suburb's is a small sample. The Residential Tenancies Authority does not define its labels. Reading "Flat 2" as a two-bedroom flat or unit is DwellDelta's reading, and the file says so. Give each figure with its quarter, its dwelling type and size in the publisher's own words, and the file's own `attribution` line, and repeat its `limits`. Information, not advice. The DwellDelta MCP server does not read these two files yet: fetch them directly. ## NSW sale prices by postcode and council (quarterly) - Data: https://tools.dwelldelta.com.au/market/nsw-sales.json - Price: free. Source: NSW Department of Communities and Justice, Rent and Sales Report, sales tables, licensed under CC BY 4.0. What it holds: the median sale price of the dwellings sold in `quarter`, with DCJ's first and third quartiles, the number of sales, and the change in the median on the same quarter a year before (`compared_with`). `areas` holds the postcodes, `councils` the councils, `regions` DCJ's regions and `state_total` the whole state. Every one of them carries three rows: `total` (all dwellings), `non_strata` (separate houses) and `strata` (units, town houses and villas). To compare like with like use the strata or non-strata row, not the total. Prices are in thousands of dollars, as DCJ reports them: 1033 is $1,033,000. A null median is a gap, never zero. DCJ reports nothing where 10 or fewer dwellings sold (`withheld` says so) and withholds the count where 10 to 30 sold (`sales_band`), asking that those figures be treated with caution. Both are marked `small_sample`. A dwelling type that is null has no row in DCJ's table for that area. These are medians of homes sold, dated by contract - not asking prices, not valuations, and not the price or value of any one home. DwellDelta publishes no individual sale. DCJ reports a quarter when about 80% of its sales have been notified, so the counts are incomplete, and the sales quarter runs behind the rents quarter. A median moves with the mix of homes sold. A postcode is not a suburb. A few very large sales, or many sales at one identical price - a whole block or a development site sold at once - can set a postcode's median on their own, however many sales there were. DwellDelta marks such a row `unusual_prices` and leaves DCJ's figure as it is. Do not quote a marked row, or any very large annual change, as the going price of a home there. Give each figure with its quarter, its dwelling type and the file's own `attribution` line, and repeat its `limits`. Information, not financial advice and not a valuation. The DwellDelta MCP server (npm package dwelldelta-mcp, from version 0.7.0) answers from this file through its nsw_sale_prices tool, and marks an unusual row in words.