# Australian Property Investment, Accommodation and Operations Ontology (pbo)

Status: **release_candidate** (version 0.1.0, 2026-09-14). All mandatory deterministic gates, the 15 competency-question tests and SHACL conformance (pySHACL, RDFS inference) pass. No OWL DL reasoner has been run; the release policy does not require one.

Ontology IRI `https://ontology.property.local/pbo` · prefix `pbo:` · base `https://ontology.property.local/pbo#` · licence CC-BY-4.0 · creator Ryan Ballantyne.

## What it models

An evidence-first ontology derived from the `property-pages` corpus: 31 scraped web sources, seven category summaries, seven combined source references and two deep-research reports, all compiled 14 September 2026. The model covers:

- **Property assets and identifiers** – land parcels, buildings, dwellings, rentable units, commercial premises; address, lot-on-plan, cadastral parcel and title reference.
- **Parties and roles** – persons, organisations, government bodies, councils, regulators and businesses bearing roles (owner, investor, operator, provider, landlord, tenant, resident, owner-occupier, property manager, lender, insurer, developer, adviser, corporate tenant, anchor tenant) through a participation node.
- **Agreements** – residential tenancy, rooming accommodation agreement, head/master lease, sublease, management agreement, corporate lease, commercial lease, clauses (subletting permission, co-tenancy) and outgoing allocations by lease type.
- **Accommodation and operating models** – whole-dwelling rental, rooming house / HMO / boarding house / share house, purpose-built studios, coliving, dual-income configurations, short-stay, corporate furnished, single- and multi-tenant commercial; owner-operated, master lease / rent-to-rent, management / revenue share, hybrid / franchise, corporate leasing, owner-occupier rooms, short-stay.
- **Strategies and structures** – 15 investment strategies; individual, joint tenants, tenants in common, discretionary trust, unit trust, company and SMSF with sourced characteristics.
- **Regulation** – regulatory regimes with jurisdiction, legislation, regulator, occupancy thresholds (kind, comparator, value, effect), required authorisation types, dated rules and tax rules; authorisations with status and validity (planning, building, fire, QLD residential-service registration and accreditation, VIC operator licence and premises registration, agent licence).
- **Finance** – financial scenarios with assumption and result metric values; quantitative source claims preserved as competing metric values with authority, jurisdiction and date.
- **Risk and decision** – risks by category, mitigations and the four rooming-house acquisition gates.
- **Business planning and operations** – business plan, project plan, feasibility study, information memorandum, financial model, risk register, implementation schedule and their recommended sections; property-management services, fee models, workflows and KPIs; agency business models and capability sourcing.
- **Data sources** – open, public-paid, commercial and first-party datasets with the property attributes they supply, refresh cadence and licence.

## What it explicitly does not model

Statutory text and planning-scheme codes; conveyancing mechanics; construction engineering; personal financial or legal advice and lender products; market statistics as time series; non-Australian legal regimes (kept only as source context); marketing content; strata governance beyond the recorded short-stay restriction; HR and general accounting practice. See `requirements.yaml` for the full exclusion list.

## Intended use

Primary: AI grounding. Secondary: retrieval and cataloguing, integration with the planned property-intelligence platform, SHACL validation of stored records. OWL 2 DL is used for structure and disjointness, but no core competency question depends on entailment.

## Bundle layout

| File | Content |
|---|---|
| `requirements.yaml` | Contract, scope, standards, 15 competency questions (9 core), release policy |
| `sources.yaml` | 48 source records with authority, jurisdiction, status and locators |
| `evidence.jsonl` | 125 evidence records with line or section locators and the terms they support |
| `decisions.yaml` | 16 modelling decisions (upper ontology deferred, participation/role pattern, SKOS kind classes, metric-value nodes, threshold nodes, conflict preservation, domain/range policy, synthesis-source handling) |
| `model.yaml` | Term ledger: 93 classes, 75 object properties, 37 datatype properties, 24 SKOS schemes, 257 concepts, 190 axioms, 8 candidate mappings, 7 patterns, 10 unresolved issues |
| `ontology.ttl` | OWL 2 DL classes, properties, restrictions, disjointness (generated) |
| `taxonomy.ttl` | SKOS schemes and concepts, each concept also typed by its kind class (generated) |
| `shapes.ttl` | 25 SHACL node shapes for record completeness (hand-written) |
| `instances.ttl` | Representative fixtures: jurisdictions, regimes, thresholds, rules, parties, assets, agreements, authorisations, scenarios, claims, risks, gates, data sources |
| `queries/` | `cq-001.rq` … `cq-015.rq` and `manifest.yaml` with expected row counts |
| `documentation/semantic-atlas.md` | Ontology Semantic Atlas: 197 Mermaid diagrams, registers, traceability and CQ paths (`semantic-atlas.html` is a rendered copy) |
| `validation/` | `validation.json`, `validation.md`, `cq-results.json`, `shacl-results.json`, `shacl-report.ttl`, `atlas-validation.json`, `render-report.json` |
| `build/` | `build_model.py` (source of truth for model.yaml, ontology.ttl, taxonomy.ttl) and `build_evidence.py` |

## Regenerating and validating

```bash
python3 build/build_model.py && python3 build/build_evidence.py
python3 ../ontology-v1.1/scripts/validate_project.py . --json validation/validation.json
python3 ../ontology-v1.1/scripts/run_cq_tests.py . --json validation/cq-results.json
uv run --with pyshacl --with rdflib --with pyyaml python3 ../ontology-v1.1/scripts/run_shacl.py . --json validation/shacl-results.json --inference rdfs
python3 ../ontology-v1.1/scripts/validate_atlas.py . documentation/semantic-atlas.md --json validation/atlas-validation.json
```

Edit `build/build_model.py` rather than `model.yaml`, `ontology.ttl` or `taxonomy.ttl`.

## Core competency questions

CQ-001 required authorisations per operating model and jurisdiction · CQ-002 occupancy thresholds and effects · CQ-003 roles and risk allocation under agreements · CQ-004 scenario assumptions and results · CQ-005 ownership structure characteristics · CQ-006 strategy to accommodation type / operating model / segment · CQ-007 risks and mitigations · CQ-009 data sources per attribute · CQ-011 provenance of quantitative claims. Supporting: CQ-008, CQ-010, CQ-012 to CQ-015.

## Standards and reuse

RDF 1.1, Turtle 1.1, RDFS 1.1, OWL 2 DL, SKOS 2009, SHACL 2017, SPARQL 1.1. PROV-O (`prov:Agent`, `prov:Entity`, `prov:Activity`), SKOS and Dublin Core Terms are referenced by IRI without `owl:imports`. schema.org, W3C ORG, GeoSPARQL and ELI alignments are recorded as proposed `skos:closeMatch` / `rdfs:seeAlso` candidates only.

## What remains unresolved

See `model.yaml` → `unresolved_issues`. The material ones:

- **ISSUE-001/002/003** – rooming-house yield, vacancy behaviour and coliving break-even figures conflict across sources; preserved as competing metric values, never reconciled.
- **ISSUE-004** – "rooming house" is defined differently by source and jurisdiction (four or more unrelated tenants; four or more residents paying separately; five lets and 300 m²; nine bedrooms / 12 persons / 300 m²). Thresholds are modelled per regime.
- **ISSUE-005/006** – regulatory and tax detail from the deep-research report (QDC MP 5.7, accreditation levels, Clause 52.23 limits, the 1 July 2027 negative-gearing and CGT reform and 12 May 2026 cut-off) is cited through unresolvable tokens and is not independently verifiable from the corpus. Evidence records carry an explicit verification flag.
- **ISSUE-010** – seven manifest URLs failed to scrape, so Victorian coliving economics and multi-lease lending are under-represented.
- The `.local` namespace must be replaced by a persistent IRI before any `released` version (DEC-010).

## Citation

Ballantyne, R. (2026). *Australian Property Investment, Accommodation and Operations Ontology*, version 0.1.0, `https://ontology.property.local/pbo/0.1.0`. Derived from the property-pages corpus compiled 14 September 2026. Corrections require a new version; released artefacts are immutable.