Single-Storey Unit Comparables: Why Apartments Need a Separate Set

A portal category is only the starting point

Single-storey unit comparables should match the product you intend to acquire or develop. A unit category can contain villas, apartments, townhouses and retirement accommodation with very different arrangements. A ground-floor apartment is not necessarily a single-storey villa: another dwelling may be above it, and common-building obligations can differ. Inspect the form before using the price.

Record observable built form

Use plans and dated photographs to record storeys, whether another dwelling is above or below, private entry, parking and outdoor space. Separate a supported observation from an image-based inference. Where imagery is incomplete, mark the form unresolved rather than silently assuming the desired type. Site inspection and relevant building documents are needed when physical details matter to the decision.

Check title and common property

CAV’s guidance includes “Multiple owners corporations”.1 Two similar-looking villas can carry different common-property obligations, access rights or cost allocation. Have the title and subdivision documents reviewed and identify the applicable owners corporations. A private-looking courtyard or driveway is not enough to establish the legal rights associated with it.

Explain apartment and townhouse exclusions

A comparable set might exclude stacked apartments, multilevel townhouses or restricted-use accommodation because the proposed product differs. Record the reason for each exclusion and keep an alternative broader set for context. The exclusion is a research choice, not a claim that the omitted property has no value or that one building type will outperform another.

Match the sale event and features

Keep the disclosed sale price and its date separate from the price guide and any automated estimate. Compare bed and bath configuration, usable space, condition, parking, access and location as well as the portal label. CAV’s pricing guidance supports researching comparable properties.2 It does not remove the need to explain where your chosen observations differ.

Give the buyer a comparison sheet

For each observation, show the sale date, price source, built form, title questions, key differences and missing evidence. Do not invent a monetary adjustment for every difference. Where the market offers few close matches, say so and investigate the gap. A well-documented narrow set is useful even when it cannot support a precise resale estimate.

Questions buyers ask

Is a ground-floor apartment the same as a single-storey villa?

No. Check stacked dwellings, title, entry and common-building obligations.

Can the unit portal category prove built form?

No. Use dated plans, photographs, inspection and title evidence.

Continue the evidence check

Use the development evidence hub to build a source-linked issue register, then compare the Development Insights methodology and current tool. These articles explain research methods; they do not reproduce proprietary transaction databases or establish an approval, valuation or future result.