{ "project": "/mnt/development/docs/property/property-ontology", "pass": true, "test_count": 15, "blocking_failures": 0, "results": [ { "cq_id": "CQ-001", "status": "PASS", "blocking": true, "message": "Expected 25 rows, got 25", "query_file": "cq-001.rq", "rows": 25, "actual": [ { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Building approval / classification", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Fire-safety certification", "legislation": 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house minimum standards and smoke-alarm regulations", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Fire-safety certification", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Planning approval", "legislation": "Victoria Planning Provisions Clause 52.23 (rooming houses)", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Premises registration with council (VIC)", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Rooming House Operators Act 2016 (Vic)", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4", "regulator": "Victorian local council (generic)" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Consumer Affairs Victoria" }, { "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "authorisationType": "Rooming house operator licence (VIC)", "legislation": "Victorian rooming house minimum standards and smoke-alarm regulations", "regulator": "Victorian local council (generic)" } ], "expected": { "type": "row_count", "value": 25 } }, { "cq_id": "CQ-002", "status": "PASS", "blocking": true, "message": "Expected 14 rows, got 14", "query_file": "cq-002.rq", "rows": 14, "actual": [ { "regime": "Brisbane City Plan rooming accommodation planning regime", "jurisdiction": "Brisbane local government area", "thresholdKind": "Persons", "comparator": "lte", "value": "5", "upper": null, "unit": "persons", "effect": "Regime applies in part" }, { "regime": "Brisbane City Plan rooming accommodation planning regime", "jurisdiction": "Brisbane local government area", "thresholdKind": "Separate lettings", "comparator": "lte", "value": "5", "upper": null, "unit": "lettings", "effect": "Regime applies in part" }, { "regime": "Brisbane City Plan rooming accommodation planning regime", "jurisdiction": "Brisbane local government area", "thresholdKind": "Floor area", "comparator": "lte", "value": "300", "upper": null, "unit": "m2", "effect": "Regime applies in part" }, { "regime": "Queensland build-to-rent land tax incentive", "jurisdiction": "Queensland", "thresholdKind": "Dwellings", "comparator": "gte", "value": "50", "upper": null, "unit": "dwellings", "effect": "Incentive eligibility" }, { "regime": "Queensland residential-service registration and accreditation regime", "jurisdiction": "Queensland", "thresholdKind": "Residents", "comparator": "gte", "value": "4", "upper": null, "unit": "persons", "effect": "Authorisation required" }, { "regime": "Queensland retail shop lease regime", "jurisdiction": "Queensland", "thresholdKind": "Shops in a centre", "comparator": "gte", "value": "5", "upper": null, "unit": "shops", "effect": "Regime applies in full" }, { "regime": "Queensland rooming accommodation and owner-occupier tenancy regime", "jurisdiction": "Queensland", "thresholdKind": "Rooms rented", "comparator": "range", "value": "1", "upper": "3", "unit": "rooms", "effect": "Regime applies in part" }, { "regime": "Queensland rooming accommodation and owner-occupier tenancy regime", "jurisdiction": "Queensland", "thresholdKind": "Rooms rented", "comparator": "range", "value": "1", "upper": "3", "unit": "rooms", "effect": "Regime does not apply" }, { "regime": "Queensland rooming accommodation and owner-occupier tenancy regime", "jurisdiction": "Queensland", "thresholdKind": "Rooms rented", "comparator": "gte", "value": "4", "upper": null, "unit": "rooms", "effect": "Regime applies in full" }, { "regime": "Victoria Planning Provisions Clause 52.23 small rooming-house planning pathway", "jurisdiction": "Victoria", "thresholdKind": "Bedrooms", "comparator": "lte", "value": "9", "upper": null, "unit": "bedrooms", "effect": "Planning permit exempt" }, { "regime": "Victoria Planning Provisions Clause 52.23 small rooming-house planning pathway", "jurisdiction": "Victoria", "thresholdKind": "Persons", "comparator": "lte", "value": "12", "upper": null, "unit": "persons", "effect": "Planning permit exempt" }, { "regime": "Victoria Planning Provisions Clause 52.23 small rooming-house planning pathway", "jurisdiction": "Victoria", "thresholdKind": "Floor area", "comparator": "lte", "value": "300", "upper": null, "unit": "m2", "effect": "Planning permit exempt" }, { "regime": "Victorian rooming house operator licensing and premises registration regime", "jurisdiction": "Victoria", "thresholdKind": "Persons", "comparator": "gte", "value": "4", "upper": null, "unit": "persons", "effect": "Authorisation required" }, { "regime": "Victorian short-stay accommodation regime", "jurisdiction": "Victoria", "thresholdKind": "Length of stay (days)", "comparator": "lt", "value": "28", "upper": null, "unit": "days", "effect": "Regime applies in full" } ], "expected": { "type": "row_count", "value": 14 } }, { "cq_id": "CQ-003", "status": "PASS", "blocking": true, "message": "Expected 30 rows, got 30", "query_file": "cq-003.rq", "rows": 30, "actual": [ { "agreement": "Corporate lease: Investor A to mining services company, 12 months at premium", "agreementType": "Corporate lease", "party": "Mining services company (corporate tenant)", "role": "Corporate tenant", "fixedRent": "true", "outgoing": null, "bearer": null }, { "agreement": "Corporate lease: Investor A to mining services company, 12 months at premium", "agreementType": "Corporate lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": null, "bearer": null }, { "agreement": "Form R18 rooming accommodation agreement: Holding Trust A to Resident 2, Studio 1", "agreementType": "Rooming accommodation agreement", "party": "Holding Trust A (discretionary trust)", "role": "Provider (rooming accommodation)", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Form R18 rooming accommodation agreement: Holding Trust A to Resident 2, Studio 1", "agreementType": "Rooming accommodation agreement", "party": "Resident 2", "role": "Resident", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Common-area maintenance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Insurance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Property maintenance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Taxes and rates", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Small cafe tenant", "role": "Tenant / lessee", "fixedRent": "true", "outgoing": "Common-area maintenance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Small cafe tenant", "role": "Tenant / lessee", "fixedRent": "true", "outgoing": "Insurance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Small cafe tenant", "role": "Tenant / lessee", "fixedRent": "true", "outgoing": "Property maintenance", "bearer": "Landlord / lessor" }, { "agreement": "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause", "agreementType": "Commercial lease", "party": "Small cafe tenant", "role": "Tenant / lessee", "fixedRent": "true", "outgoing": "Taxes and rates", "bearer": "Landlord / lessor" }, { "agreement": "Head lease: Owner B to OperatorCo (Melbourne)", "agreementType": "Head lease (master lease)", "party": "Owner B (Melbourne house owner)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": null, "bearer": null }, { "agreement": "Head lease: Owner B to OperatorCo (Melbourne)", "agreementType": "Head lease (master lease)", "party": "OperatorCo Pty Ltd (coliving / rooming operator)", "role": "Tenant / lessee", "fixedRent": "true", "outgoing": null, "bearer": null }, { "agreement": "Management agreement: Holding Trust A appoints PM agency", "agreementType": "Management agreement", "party": "Holding Trust A (discretionary trust)", "role": "Owner", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Management agreement: Holding Trust A appoints PM agency", "agreementType": "Management agreement", "party": "Brisbane Rooming Property Management Agency", "role": "Property manager", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Owner-occupier C rents one room with bond to Resident 3 (Act applies in part)", "agreementType": "Rooming accommodation agreement", "party": "Owner-occupier C", "role": "Owner-occupier", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Owner-occupier C rents one room with bond to Resident 3 (Act applies in part)", "agreementType": "Rooming accommodation agreement", "party": "Resident 3 (owner-occupier's lodger)", "role": "Resident", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Room sublease: OperatorCo to Resident 1", "agreementType": "Sublease", "party": "OperatorCo Pty Ltd (coliving / rooming operator)", "role": "Landlord / lessor", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Room sublease: OperatorCo to Resident 1", "agreementType": "Sublease", "party": "Resident 1", "role": "Resident", "fixedRent": "false", "outgoing": null, "bearer": null }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Anchor supermarket tenant", "role": "Anchor tenant", "fixedRent": "true", "outgoing": "Capital expenditure", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Anchor supermarket tenant", "role": "Anchor tenant", "fixedRent": "true", "outgoing": "Common-area maintenance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Anchor supermarket tenant", "role": "Anchor tenant", "fixedRent": "true", "outgoing": "Insurance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Anchor supermarket tenant", "role": "Anchor tenant", "fixedRent": "true", "outgoing": "Property maintenance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Anchor supermarket tenant", "role": "Anchor tenant", "fixedRent": "true", "outgoing": "Taxes and rates", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Capital expenditure", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Common-area maintenance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Insurance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Property maintenance", "bearer": "Tenant / lessee" }, { "agreement": "Triple-net lease of unit 1 to anchor supermarket, 10 years", "agreementType": "Commercial lease", "party": "Investor A (individual)", "role": "Landlord / lessor", "fixedRent": "true", "outgoing": "Taxes and rates", "bearer": "Tenant / lessee" } ], "expected": { "type": "row_count", "value": 30 } }, { "cq_id": "CQ-004", "status": "PASS", "blocking": true, "message": "Expected 13 rows, got 13", "query_file": "cq-004.rq", "rows": 13, "actual": [ { "scenario": "moderate", "kind": "result", "metric": "Cash-on-cash return", "value": "5.7", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "result", "metric": "Internal rate of return", "value": "15.2", "unit": "percent", "basis": "ten-year levered IRR" }, { "scenario": "moderate", "kind": "result", "metric": "Net operating income", "value": "75209", "unit": "AUD", "basis": null }, { "scenario": "moderate", "kind": "result", "metric": "Year-one pre-tax cash flow", "value": "20609", "unit": "AUD", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "All-in project cost", "value": "1200000", "unit": "AUD", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Asset value growth rate", "value": "4", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Economic vacancy / bad-debt allowance", "value": "7", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Interest rate", "value": "6.5", "unit": "percent", "basis": "interest-only" }, { "scenario": "moderate", "kind": "assumption", "metric": "Loan-to-value ratio", "value": "70", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Operating expense ratio", "value": "28", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Rent growth rate", "value": "3", "unit": "percent", "basis": null }, { "scenario": "moderate", "kind": "assumption", "metric": "Weekly room tariff", "value": "6", "unit": "rooms", "basis": "room count assumption" }, { "scenario": "moderate", "kind": "assumption", "metric": "Weekly room tariff", "value": "360", "unit": "AUD_per_week", "basis": null } ], "expected": { "type": "row_count", "value": 13 } }, { "cq_id": "CQ-005", "status": "PASS", "blocking": true, "message": "Expected 9 rows, got 9", "query_file": "cq-005.rq", "rows": 9, "actual": [ { "structure": "Company", "characteristic": "Suits high income aiming for tax minimisation but loses the 50% CGT discount.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Discretionary (family) trust", "characteristic": "Trustee distributes income at discretion to lower-taxed beneficiaries; suits high-income earners.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Discretionary (family) trust", "characteristic": "Offers some protection against liability.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Discretionary (family) trust", "characteristic": "Queensland and Victoria impose different land-tax treatment on trusts; 'buy it in a trust to save tax' is not a safe generic strategy.", "source": "SRC-201 Deep research report: property investment in SEQ and Melbourne" }, { "structure": "Individual / personal name", "characteristic": "Easiest for first-timers leveraging negative gearing; best with low personal risk.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Joint tenants", "characteristic": "Equal shares; ownership passes to the surviving partner.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Self-managed superannuation fund", "characteristic": "Suits those focused on retirement without need for short-term income or immediate liquidity.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Tenants in common", "characteristic": "Each holds a specific share that passes to the estate upon death.", "source": "SRC-008 Liston Newton: best structure for property investment" }, { "structure": "Unit trust", "characteristic": "Fixed interests suited to non-related investors wanting precise share division; provides asset protection.", "source": "SRC-008 Liston Newton: best structure for property investment" } ], "expected": { "type": "row_count", "value": 9 } }, { "cq_id": "CQ-006", "status": "PASS", "blocking": true, "message": "Expected 10 rows, got 10", "query_file": "cq-006.rq", "rows": 10, "actual": [ { "strategy": "Buy and hold", "accommodationTypes": "Whole-dwelling rental", "operatingModels": "Single-lease rental", "segments": "Families" }, { "strategy": "Coliving operation", "accommodationTypes": "Coliving", "operatingModels": "Master lease / rent-to-rent | Management / revenue share | Owner-operated accommodation | Hybrid / franchise", "segments": "Young professionals | Students | Corporate staff / travelling employees" }, { "strategy": "Commercial property investment", "accommodationTypes": "Single-tenant commercial property | Multi-tenant commercial property", "operatingModels": "Single-lease rental", "segments": "Business occupiers" }, { "strategy": "Corporate leasing", "accommodationTypes": "Corporate furnished housing", "operatingModels": "Corporate leasing", "segments": "Corporate staff / travelling employees" }, { "strategy": "Dual-income property", "accommodationTypes": "Duplex | Dual key | Dual occupancy | Secondary dwelling / granny flat", "operatingModels": "Single-lease rental", "segments": "Families | Singles and couples" }, { "strategy": "New-build buy-to-let", "accommodationTypes": "Whole-dwelling rental", "operatingModels": "Single-lease rental", "segments": "" }, { "strategy": "Rent-to-rent / master lease operation", "accommodationTypes": "House in multiple occupation (HMO) | Rooming house / rooming accommodation | Coliving", "operatingModels": "Master lease / rent-to-rent", "segments": "Students | Young professionals" }, { "strategy": "Rooming house / room-by-room", "accommodationTypes": "Rooming house / rooming accommodation | House in multiple occupation (HMO) | Purpose-built self-contained studios", "operatingModels": "Owner-operated accommodation | Master lease / rent-to-rent | Management / revenue share", "segments": "Students | Young professionals | Healthcare and essential workers | Temporary or seasonal workers | Singles and couples | New arrivals / migrants" }, { "strategy": "Short-term rental / holiday let", "accommodationTypes": "Short-stay accommodation", "operatingModels": "Short-stay accommodation", "segments": "Tourists / transient visitors" }, { "strategy": "Small-scale development", "accommodationTypes": "Duplex | Rooming house / rooming accommodation", "operatingModels": "Owner-operated accommodation | Single-lease rental", "segments": "" } ], "expected": { "type": "row_count", "value": 10 } }, { "cq_id": "CQ-007", "status": "PASS", "blocking": true, "message": "Expected 8 rows, got 8", "query_file": "cq-007.rq", "rows": 8, "actual": [ { "subject": "Rooming house / room-by-room", "risk": "Building-classification and fire-safety risk", "category": "Building-classification and fire-safety risk", "mitigation": "Building surveyor/certifier report and fire engineer input before final feasibility; documented inspections, alarms and evacuation procedures." }, { "subject": "Rooming house / room-by-room", "risk": "Insurance risk: ordinary landlord policies may not cover undeclared rooming/boarding use", "category": "Insurance risk", "mitigation": "Written insurer confirmation of exact use, occupancy and number of rooms." }, { "subject": "Rooming house / room-by-room", "risk": "Interest-rate / refinancing risk: leveraged yield strategies can flip to negative cash flow", "category": "Interest-rate / refinancing risk", "mitigation": "Rate stress testing at 1-2 points above the initial rate, lower leverage, cash buffer and refinance planning." }, { "subject": "Rooming house / room-by-room", "risk": "Licensing/registration risk: QLD residential services and VIC rooming houses can be unlawful without prescribed approvals", "category": "Licensing / registration risk", "mitigation": "Make registration/licensing a pre-opening gate in the project plan." }, { "subject": "Rooming house / room-by-room", "risk": "Management intensity risk: six unrelated occupants produce far more interactions than one household", "category": "Management intensity risk", "mitigation": "Professional specialist manager or dedicated operator; budget management properly." }, { "subject": "Rooming house / room-by-room", "risk": "Planning-use risk: room income is worthless if the use is prohibited or unapprovable", "category": "Planning-use risk", "mitigation": "Written town-planner due diligence before unconditional purchase; pre-lodgement council meeting for borderline sites." }, { "subject": "Rooming house / room-by-room", "risk": "Vacancy / tenant churn risk from many individual leasing events", "category": "Vacancy / tenant churn risk", "mitigation": "Diverse demand pools, conservative economic vacancy, CRM lead pipeline and staggered lease expiries." }, { "subject": "Rooming house / room-by-room", "risk": "Valuation / exit risk: lender may value as an ordinary house; investor-only resale market", "category": "Valuation / exit / resale risk", "mitigation": "Obtain indicative valuation methodology and retain an alternative owner-occupier exit where possible." } ], "expected": { "type": "row_count", "value": 8 } }, { "cq_id": "CQ-008", "status": "PASS", "blocking": false, "message": "Expected 30 rows, got 30", "query_file": "cq-008.rq", "rows": 30, "actual": [ { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Executive summary", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Financial projections and funding", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Investment / lending offer", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Location details", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Marketing and sales", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Project description", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Risk and contingency", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Team and participant credentials", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Information memorandum", "artefact": "Information memorandum structure (Professional Business Plans)", "section": "Timeline and milestones", "source": "SRC-010 Professional Business Plans" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Company description and structure", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Development strategy", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Executive summary", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Exit strategy", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Financial projections and funding", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Market analysis", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Marketing and sales", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Operational plan", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property development business plan structure (Smart Business Plans Australia)", "section": "Risk and contingency", "source": "SRC-001 Smart Business Plans Australia" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Company description and structure", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Compliance and trust accounting", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Executive summary", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Financial projections and funding", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "KPIs and management reporting", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Market analysis", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Marketing and sales", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Operational plan", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Risk and contingency", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Services and fee structure", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Team structure and staffing plan", "source": "SRC-014 PMVA: property management business plan template" }, { "artefactType": "Business plan", "artefact": "Property management business plan structure (PMVA / combined guide)", "section": "Technology and portal strategy", "source": "SRC-014 PMVA: property management business plan template" } ], "expected": { "type": "row_count", "value": 30 } }, { "cq_id": "CQ-009", "status": "PASS", "blocking": true, "message": "Expected 18 rows, got 18", "query_file": "cq-009.rq", "rows": 18, "actual": [ { "dataSource": "Brisbane City Plan open data (zoning, overlays, flood metrics)", "publisher": "Brisbane City Council", "attribute": "Flood and natural-hazard exposure", "tier": "Open authoritative", "refresh": "change-driven; flood parcel metrics roughly four-weekly", "licence": null }, { "dataSource": "Brisbane City Plan open data (zoning, overlays, flood metrics)", "publisher": "Brisbane City Council", "attribute": "Zoning and overlays", "tier": "Open authoritative", "refresh": "change-driven; flood parcel metrics roughly four-weekly", "licence": null }, { "dataSource": "Brisbane Development.i", "publisher": "Brisbane City Council", "attribute": "Development applications", "tier": "Open authoritative", "refresh": "daily", "licence": null }, { "dataSource": "QGSO population projections, housing profiles and development pipeline", "publisher": "Queensland Government Statistician's Office", "attribute": "Demographics and population projections", "tier": "Open authoritative", "refresh": "quarterly / release-driven", "licence": null }, { "dataSource": "QGSO population projections, housing profiles and development pipeline", "publisher": "Queensland Government Statistician's Office", "attribute": "Development pipeline statistics", "tier": "Open authoritative", "refresh": "quarterly / release-driven", "licence": null }, { "dataSource": "QGSO population projections, housing profiles and development pipeline", "publisher": "Queensland Government Statistician's Office", "attribute": "Transacted sales / sale history", "tier": "Open authoritative", "refresh": "quarterly / release-driven", "licence": null }, { "dataSource": "QPS crime statistics and map", "publisher": "Queensland Police Service", "attribute": "Crime context", "tier": "Open authoritative", "refresh": "daily map extract; monthly reporting", "licence": null }, { "dataSource": "Queensland Future Climate projections", "publisher": "Queensland Government (open data)", "attribute": "Climate projections", "tier": "Open authoritative", "refresh": "release-driven", "licence": null }, { "dataSource": "Queensland Property Location Service", "publisher": "Queensland Government (open data)", "attribute": "Address / geocode", "tier": "Open authoritative", "refresh": "daily", "licence": "Free, no authentication for the public service." }, { "dataSource": "Queensland Spatial Cadastral Fabric", "publisher": "Queensland Government (open data)", "attribute": "Parcel boundary / lot-on-plan", "tier": "Open authoritative", "refresh": "weekly", "licence": null }, { "dataSource": "Queensland school catchment boundaries (KML)", "publisher": "Queensland Department of Education", "attribute": "School catchment", "tier": "Open authoritative", "refresh": "annual", "licence": null }, { "dataSource": "RTA quarterly median rents from bond lodgements", "publisher": "Residential Tenancies Authority (Queensland)", "attribute": "Median rents / bond lodgements", "tier": "Open authoritative", "refresh": "quarterly", "licence": "Aggregate, not property-level." }, { "dataSource": "Translink GTFS static and realtime", "publisher": "Translink", "attribute": "Public-transport accessibility", "tier": "Open authoritative", "refresh": "on publication; realtime feed", "licence": "CC BY" }, { "dataSource": "Queensland OFT licensed agent register", "publisher": "Queensland Office of Fair Trading", "attribute": "Agent licence status", "tier": "Public lookup / government paid", "refresh": "overnight", "licence": "Bulk requests for marketing restricted." }, { "dataSource": "Queensland Valuer-General sales and statutory land valuations (QVAS)", "publisher": "Queensland Valuer-General", "attribute": "Transacted sales / sale history", "tier": "Public lookup / government paid", "refresh": "on demand / broker feed", "licence": "$10.54 abbreviated, $21.13 full sale search (GST-free)." }, { "dataSource": "Queensland Valuer-General sales and statutory land valuations (QVAS)", "publisher": "Queensland Valuer-General", "attribute": "Valuation / AVM", "tier": "Public lookup / government paid", "refresh": "on demand / broker feed", "licence": "$10.54 abbreviated, $21.13 full sale search (GST-free)." }, { "dataSource": "Titles Queensland title search", "publisher": "Titles Queensland", "attribute": "Ownership and registered interests", "tier": "Public lookup / government paid", "refresh": "on demand", "licence": "Paid government source; not to be built by scraping." }, { "dataSource": "Titles Queensland title search", "publisher": "Titles Queensland", "attribute": "Title reference", "tier": "Public lookup / government paid", "refresh": "on demand", "licence": "Paid government source; not to be built by scraping." } ], "expected": { "type": "row_count", "value": 18 } }, { "cq_id": "CQ-010", "status": "PASS", "blocking": false, "message": "Expected 9 rows, got 9", "query_file": "cq-010.rq", "rows": 9, "actual": [ { "leaseType": "Gross lease", "outgoing": "Common-area maintenance", "bearer": "Landlord / lessor" }, { "leaseType": "Gross lease", "outgoing": "Insurance", "bearer": "Landlord / lessor" }, { "leaseType": "Gross lease", "outgoing": "Property maintenance", "bearer": "Landlord / lessor" }, { "leaseType": "Gross lease", "outgoing": "Taxes and rates", "bearer": "Landlord / lessor" }, { "leaseType": "Triple-net lease", "outgoing": "Capital expenditure", "bearer": "Tenant / lessee" }, { "leaseType": "Triple-net lease", "outgoing": "Common-area maintenance", "bearer": "Tenant / lessee" }, { "leaseType": "Triple-net lease", "outgoing": "Insurance", "bearer": "Tenant / lessee" }, { "leaseType": "Triple-net lease", "outgoing": "Property maintenance", "bearer": "Tenant / lessee" }, { "leaseType": "Triple-net lease", "outgoing": "Taxes and rates", "bearer": "Tenant / lessee" } ], "expected": { "type": "row_count", "value": 9 } }, { "cq_id": "CQ-011", "status": "PASS", "blocking": true, "message": "Expected 8 rows, got 8", "query_file": "cq-011.rq", "rows": 8, "actual": [ { "claim": "Rooming gross yield 10-15% (YIP 2011)", "value": "10", "upper": "15", "unit": "percent", "source": "SRC-016 Your Investment Property: renting room by room (2011)", "authority": "secondary", "jurisdiction": "Australia", "date": "2011-11-22", "basis": "Gross; net 7-12% after higher running costs; broker commentary." }, { "claim": "Rooming house yield 10%+ (New Property Australia)", "value": "10", "upper": null, "unit": "percent", "source": "SRC-036 New Property Australia: rooming house", "authority": "illustrative", "jurisdiction": "Brisbane local government area", "date": "2023-01-01", "basis": "Up to five studios; owner pays shared-area costs." }, { "claim": "HMO gross yield 10%+ from 5% baseline (Buyers Agency Co)", "value": "10", "upper": null, "unit": "percent", "source": "SRC-040 Buyers Agency Co: HMO investment", "authority": "illustrative", "jurisdiction": "Western Australia", "date": null, "basis": "Rent-by-the-room; landlord covers utilities." }, { "claim": "Rooming house yields 10-12%+ (Echo Property Group)", "value": "10", "upper": "12", "unit": "percent", "source": "SRC-017 Echo Property Group: commercial vs rooming house returns", "authority": "illustrative", "jurisdiction": "South East Queensland (region)", "date": "2025-06-25", "basis": "Promotional comparison against commercial 4-7%." }, { "claim": "Purpose-built rooming gross yield 8-12%+ (Indigo)", "value": "8", "upper": "12", "unit": "percent", "source": "SRC-024 Indigo Construction: Brisbane rooming houses explained", "authority": "illustrative", "jurisdiction": "Brisbane local government area", "date": null, "basis": "Example six rooms at $200/week on $700k = 8.9%." }, { "claim": "Up to 8% gross yield (Property Direct)", "value": "8", "upper": null, "unit": "percent", "source": "SRC-041 Property Direct: rooming accommodation investment", "authority": "illustrative", "jurisdiction": "Brisbane local government area", "date": null, "basis": "$1.2M package, five rooms at $400/week, 5% vacancy allowance; estimate only." }, { "claim": "Dual income duplex gross yield 6.4% vs single dwelling 4.5% (APE)", "value": "6.4", "upper": null, "unit": "percent", "source": "SRC-025 Australian Property Experts: dual income property", "authority": "secondary", "jurisdiction": "Brisbane local government area", "date": "2026-07-16", "basis": "$720k purchase, $880/week combined rent." }, { "claim": "Combined-capital conventional gross yield 3.45% (Cotality via SRC-201)", "value": "3.45", "upper": null, "unit": "percent", "source": "SRC-201 Deep research report: property investment in SEQ and Melbourne", "authority": "secondary", "jurisdiction": "Australia", "date": "2026-05-01", "basis": "Conventional residential; Brisbane at record lows." } ], "expected": { "type": "row_count", "value": 8 } }, { "cq_id": "CQ-012", "status": "PASS", "blocking": false, "message": "Expected 9 rows, got 9", "query_file": "cq-012.rq", "rows": 9, "actual": [ { "rule": "50% reduction in taxable land value for qualifying BTR projects with at least 10% affordable dwellings (EV-134)", "propertyClass": "Build-to-rent project (50+ dwellings)", "effectiveFrom": null, "effectiveUntil": null, "cutoff": null, "regime": "Queensland build-to-rent land tax incentive" }, { "rule": "Lease of commercial residential premises (hotels, motels, hostels, boarding houses) can be subject to GST; a state rooming house is not automatically a GST boarding house (EV-133)", "propertyClass": "Commercial residential premises", "effectiveFrom": null, "effectiveUntil": null, "cutoff": null, "regime": "Federal GST treatment of residential and commercial residential premises" }, { "rule": "Ordinary residential rent is input taxed: no GST charged and no GST credits (EV-133)", "propertyClass": "Residential rental property (any)", "effectiveFrom": null, "effectiveUntil": null, "cutoff": null, "regime": "Federal GST treatment of residential and commercial residential premises" }, { "rule": "Until 30 June 2027 resident individuals and trusts receive a 50% CGT discount after 12 months' holding; companies do not (EV-131, EV-042)", "propertyClass": "Residential rental property (any)", "effectiveFrom": null, "effectiveUntil": "2027-06-30", "cutoff": null, "regime": "Federal negative gearing and CGT regime (post-May-2026 reform)" }, { "rule": "7.5% short-stay levy on total booking fee (EV-099)", "propertyClass": "Residential rental property (any)", "effectiveFrom": "2025-01-01", "effectiveUntil": null, "cutoff": null, "regime": "Victorian short-stay accommodation regime" }, { "rule": "Established residential property acquired after 7:30 pm AEST 12 May 2026 cannot offset excess rental losses against salary from 1 July 2027; earlier holdings grandfathered (EV-130)", "propertyClass": "Established residential", "effectiveFrom": "2027-07-01", "effectiveUntil": null, "cutoff": "2026-05-12T19:30:00+10:00", "regime": "Federal negative gearing and CGT regime (post-May-2026 reform)" }, { "rule": "From 1 July 2027 negative gearing against non-property income is available only for new residential builds (EV-130)", "propertyClass": "New residential build", "effectiveFrom": "2027-07-01", "effectiveUntil": null, "cutoff": null, "regime": "Federal negative gearing and CGT regime (post-May-2026 reform)" }, { "rule": "From 1 July 2027 the 50% CGT discount is replaced by cost-base indexation and a 30% minimum tax on real gains; new-build investors may elect the old regime (EV-131)", "propertyClass": "Established residential", "effectiveFrom": "2027-07-01", "effectiveUntil": null, "cutoff": null, "regime": "Federal negative gearing and CGT regime (post-May-2026 reform)" }, { "rule": "From 1 July 2027 the 50% CGT discount is replaced by cost-base indexation and a 30% minimum tax on real gains; new-build investors may elect the old regime (EV-131)", "propertyClass": "New residential build", "effectiveFrom": "2027-07-01", "effectiveUntil": null, "cutoff": null, "regime": "Federal negative gearing and CGT regime (post-May-2026 reform)" } ], "expected": { "type": "row_count", "value": 9 } }, { "cq_id": "CQ-013", "status": "PASS", "blocking": false, "message": "Expected 7 rows, got 7", "query_file": "cq-013.rq", "rows": 7, "actual": [ { "business": "Brisbane Rooming Property Management Agency", "service": "Maintenance coordination", "feeModel": "Ancillary / referral fees", "workflow": "Maintenance workflow: emergency/urgent/routine triage, contractor control, records", "kpi": null }, { "business": "Brisbane Rooming Property Management Agency", "service": "Maintenance coordination", "feeModel": "Percentage of rent collected", "workflow": "Maintenance workflow: emergency/urgent/routine triage, contractor control, records", "kpi": null }, { "business": "Brisbane Rooming Property Management Agency", "service": "Rent collection and arrears management", "feeModel": "Percentage of rent collected", "workflow": "Rent collection workflow", "kpi": "Arrears" }, { "business": "Brisbane Rooming Property Management Agency", "service": "Rent collection and arrears management", "feeModel": "Percentage of rent collected", "workflow": "Arrears workflow: automated reminders, escalation, notice", "kpi": "Arrears" }, { "business": "Brisbane Rooming Property Management Agency", "service": "Routine inspections", "feeModel": "Percentage of rent collected", "workflow": "Routine inspection workflow", "kpi": null }, { "business": "Brisbane Rooming Property Management Agency", "service": "Tenant screening and leasing", "feeModel": "Advertising fee", "workflow": "Leasing workflow: marketing, application, screening, lease preparation, bond", "kpi": "Days to lease / leasing velocity" }, { "business": "Brisbane Rooming Property Management Agency", "service": "Tenant screening and leasing", "feeModel": "Letting fee", "workflow": "Leasing workflow: marketing, application, screening, lease preparation, bond", "kpi": "Days to lease / leasing velocity" } ], "expected": { "type": "row_count", "value": 7 } }, { "cq_id": "CQ-014", "status": "PASS", "blocking": false, "message": "Expected 5 rows, got 5", "query_file": "cq-014.rq", "rows": 5, "actual": [ { "agencyModel": "Boutique agency", "capabilitySourcing": "Owned and controlled internally | Inbound open innovation" }, { "agencyModel": "Cooperative agency", "capabilitySourcing": "Shared through a network | Inbound open innovation" }, { "agencyModel": "Franchise agency", "capabilitySourcing": "Owned and controlled internally" }, { "agencyModel": "Independent agency", "capabilitySourcing": "Shared through a network | Outsourced | Inbound open innovation" }, { "agencyModel": "Joint-venture agency", "capabilitySourcing": "Centralised | Inbound open innovation | Outbound open innovation" } ], "expected": { "type": "row_count", "value": 5 } }, { "cq_id": "CQ-015", "status": "PASS", "blocking": false, "message": "Expected 5 rows, got 5", "query_file": "cq-015.rq", "rows": 5, "actual": [ { "property": "Brisbane six-room purpose-built rooming house", "operatingModel": "Owner-operated accommodation", "jurisdiction": "Queensland", "requiredAuthorisation": "Accommodation service accreditation (QLD)", "status": "missing" }, { "property": "Brisbane six-room purpose-built rooming house", "operatingModel": "Owner-operated accommodation", "jurisdiction": "Queensland", "requiredAuthorisation": "Residential service registration (QLD)", "status": "pending" }, { "property": "Melbourne five-bedroom house operated under a master lease", "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "requiredAuthorisation": "Building approval / classification", "status": "missing" }, { "property": "Melbourne five-bedroom house operated under a master lease", "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "requiredAuthorisation": "Fire-safety certification", "status": "missing" }, { "property": "Melbourne five-bedroom house operated under a master lease", "operatingModel": "Master lease / rent-to-rent", "jurisdiction": "Victoria", "requiredAuthorisation": "Premises registration with council (VIC)", "status": "expired" } ], "expected": { "type": "row_count", "value": 5 } } ], "limitations": [ "RDFLib SPARQL is used for query execution.", "RDFS/OWL-RL entailment requires the optional owlrl package.", "Full OWL 2 DL reasoning is outside this script's scope." ] }