Short answer
Comparable unit sales are analysed by considering how each sale compares with the subject property in terms of location, building, level, size, layout, condition, view, parking, storage and sale date.
A sale in the same complex can be useful, but it is not automatically the best evidence.
The valuer weighs the strengths and weaknesses of each sale and applies professional judgement to reach a value conclusion.
Why this matters
Units and apartments can vary significantly within the same suburb or even within the same building.
Level, orientation, view, noise, car space, storage, floor plan, natural light, renovation level and building position can all affect market value.
Proper analysis helps avoid relying on superficial comparisons.
Same-building sales
Sales in the same building or complex can be strong evidence because they share location, building age, common property and management context.
However, differences may still be material.
A higher-level unit with better views, an extra car space or superior renovation may not be directly comparable to a lower-level or less improved unit.
Neighbouring and broader evidence
Where same-building evidence is limited or not comparable, the valuer may consider sales in nearby buildings or a broader market area.
The valuer considers whether those buildings have similar age, quality, amenities, location, buyer profile and market appeal.
Broader evidence may be necessary for unusual units, small complexes or retrospective valuation dates.
Key comparison factors
The valuer may compare:
- Sale date
- Building or complex quality
- Level and position within the building
- Internal area and layout
- Bedroom and bathroom accommodation
- Balcony, courtyard or outdoor area
- View, aspect and natural light
- Noise exposure and privacy
- Car spaces and storage
- Condition and renovation level
- Levies and known building issues
- Sale circumstances
Not every factor carries equal weight in every market.
Rate indicators
Rate indicators such as price per square metre can provide context, but they are not a valuation method by themselves.
Area measurement may vary between sources, and unit sales can be affected by car spaces, views, condition, outdoor areas and building quality.
The valuer uses rate indicators as support for analysis, not as a substitute for judgement.
Common misunderstandings
Same complex does not always mean same value.
Level, aspect, condition and parking can matter.
Price per square metre can mislead.
It may ignore car spaces, storage, views and layout.
The latest sale is not always the best sale.
Comparability and reliability also matter.
Every unit is not equal in the same building.
Position, light, privacy and outlook can affect market response.
Averages are not enough.
The valuer weighs evidence rather than averaging sales.
Related glossary
- Comparable Sale
- Unit Sale
- Rate Indicator
- Internal Area
- Car Accommodation
- Storage Area
- Buyer Profile
- Market Evidence
- Adjustment
- Market Value
Related articles
- Strata Property Valuations
- What is a strata property valuation?
- How are car spaces and storage valued?
- Do strata levies affect property value?
- What documents help with a strata valuation?
- What is common property in a valuation?
- What comparable sales does a valuer rely on?
- Residential Comparable Sales
Related services
Prepared by:
Tigran Amiyants, Certified Practising Valuer (CPV), Managing Director, Northbourne Valuers.
Last reviewed:
July 2026.
General information note:
This page provides general information only and does not constitute valuation, legal, strata, taxation or financial advice. Strata, owners corporation, body corporate and legal matters should be considered with the appropriate qualified adviser. Every valuation depends on the specific property, purpose, valuation date, evidence, assumptions and instructions.