Property Intelligence

The Gap in Standard Due Diligence

Your due diligence stack produces separate specialist reports. Geotechnical, environmental, fire rating, planning, climate screening. Each answers a narrow technical question in isolation.

Nobody synthesises the findings. Nobody reads how these systems interact on your specific site.

A reactive soil problem discovered mid-construction costs $120,000 to $280,000. Identified before design: $35,000 to $60,000.

The Property Intelligence Report sits upstream of those specialist assessments. It reads the site as one integrated system, tells you which specialist reports you actually need (and scopes them precisely), and translates the findings into a strategic document for investment and design decisions.

This is the document that should exist before the architect draws a line.

What the PIR Report Covers

50 to 80 pages structured for two audiences: decision-makers who need the strategic picture, and technical teams who need the detail. Built on a four-element site reading.

Earth

Soil, geology, topography, vegetation, contamination risk

Reads soil as a dynamic system across the whole site, not just test results at discrete borehole locations. Foundation implications, local material opportunities, and where to scope your geotech investigation precisely.

Water

Surface and groundwater movement, flood risk, stormwater as resource

Typically the most valuable section because water is the system most commonly missed by standard DD. Seasonal water table behaviour, flood risk at site level (not just the mapped zone), and the full cycle from drought to excess.

Air

Microclimate, solar access, wind, passive design strategy

Translates generic passive design principles into specific architectural instructions for your site. Exact orientation, overhang dimensions, thermal mass strategy, natural ventilation pathways, outdoor comfort mapping.

Fire

Fire behaviour at site scale, beyond compliance ratings

How fire actually moves through the specific terrain, where ember attack is the primary threat versus radiant heat, and what landscape and building interventions change the effective risk profile. Includes insurance premium modelling over the hold period.

Plus Synthesis Sections

Executive Summary with risk matrix and dollar-quantified findings, written for investment committee
Risk and Opportunity Matrix with integrated scoring, insurance trajectory, and environmental credit quantification
Architectural Intelligence: where to build, how to orient, what materials to use, driven by site conditions
Site Superpowers: biodiversity credits, carbon value, water assets, microclimate advantages the feasibility study missed
Regulatory and Planning Context with overlay conflicts identified and application strategy mapped
Recommendations with prioritised actions, scoped specialist briefs, and a clear decision framework

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Why It Pays for Itself

Insurance savings. Climate risk is being priced into property insurance globally. Premiums for fire, flood, storm, and subsidence exposure have risen 30 to 50% in five years. The PIR models your site's insurance risk trajectory and identifies interventions that reduce the profile. On a long hold, the premium savings typically exceed the cost of the interventions several times over.

Smarter specialist scoping. Instead of commissioning a full Phase I ESA across an entire site, you scope it to the 30% where contamination risk actually exists. The PIR tells you exactly which reports you need and at what scope. That is money not spent on unnecessary assessment.

Revenue you didn't know existed. A biodiversity corridor on site can represent $200,000+ in tradeable offset credits. Soil carbon and vegetation carbon generate ongoing annual revenue. Line items that were not in your feasibility study because nobody identified them.

Design efficiency. When the architect receives a PIR, the brief is already grounded in site reality. The expensive design iterations that come from discovering site constraints mid-process are reduced or eliminated.

For a $50M development site, a $15,000 to $22,000 PIR that catches one major issue or unlocks one hidden value stream is the cheapest line item in your due diligence budget.

Where the PIR Sits in Your DD Stack

It doesn't replace your specialist assessments. It comes first and makes every subsequent report more targeted, more efficient, and less likely to miss something.

You Currently Get	It Tells You	The PIR Adds
Geotechnical Report	Soil at specific borehole locations	Where to drill and what to test for, based on how soil, water, and vegetation interact across the whole site
Phase I ESA	Is there contamination?	Scopes the assessment precisely. You may only need to test 30% of the site
BAL / WUI Assessment	The compliance rating	How fire actually behaves on this site and what that means for insurance over your hold period
Climate Risk Screening	Regional risk category	Site-specific analysis with dollar-quantified risk trajectory and intervention strategy

Who This Is For

BTR and Long-Hold Developers

When you're holding for 15 to 25 years, every site decision compounds. You need integrated risk profiling and insurance trajectory modelling, not just compliance ratings.

Developers Pre-Acquisition

Due diligence that goes beyond the standard stack. Flags invisible cost exposures, quantifies hidden value, and gives you a clear recommendation: proceed, proceed with conditions, or walk away.

Family Offices

Complex sites with multiple constraints. Inherited properties, multi-stakeholder interests, regulatory overlay conflicts. Clarity on what you have and what it needs.

Architects and Design Teams

The design brief the site would write for itself. Orientation, placement, materials, passive strategy. Your schematic design starts from site reality, not generic guidelines.

Engagement Options

Site Intelligence Briefing

Desktop analysis only. Abbreviated report (15 to 20 pages) with key findings, risk flags, and recommendations. Video presentation included.

Property Intelligence Report

Full methodology. Desktop + on-site reading + complete integrated report (50 to 80 pages). In-person presentation. One revision round.

Pre-Development Consulting

Site capacity, cost estimation, and feasibility analysis for residential development. Layout options tested against current construction costs and market values before the design commitment. Your project intelligence partner.

Portfolio Programme

Standardised framework across multiple sites (minimum 3). Individual reports plus portfolio comparison matrix and executive briefing.

Ongoing Advisory

Full PIR plus quarterly monitoring, annual re-assessment, and ongoing advisory access as design and development progress.

Timeline: 5 to 9 weeks depending on engagement type and site complexity. Travel billed at cost for on-site work.
We also project manage follow-on specialist studies as separate line items, delivering a single coordinated package.

Book a Call Property Intelligence Report (PDF) Pre-Development Consulting (PDF)

Client Experience

We've been working with Listen to Your Land for a while now, and the impact has been transformative. Jo and her team consistently bring expertise and design innovation that sets our projects apart.

The integrative approach uncovers unique opportunities we'd otherwise miss, leading to more resilient and valuable projects.

Jennifer Koster, CEO & Founder, WerkWell

During the workshop, the mix of collective discovery, work-shopping and quiet reflection time individually on the land was amazingly fruitful for me and for our team. We left the 2 days feeling a much greater level of intimacy with the land, having discovered its even greater beauty, and concrete work themes for continuing the work.

As a facilitator, Jo is thoughtful, engaging and inspiring. I highly recommend her and her process.

Maria-Elena Daynes, CEO and Co-founder, Thera

About

I'm an architect with two decades of practice in bioclimatic design across Australia, the United States, and Mediterranean Europe. I developed the Property Intelligence Report because I kept watching the same pattern: people making major property decisions without understanding what their site is actually doing.

Different continents, different regulatory systems, same gap. The geotech report doesn't talk to the hydrology assessment. The fire rating doesn't account for actual site-specific behaviour. Nobody reads how the systems interact. And the expensive surprises show up mid-construction when it's too late to do anything elegant about them.

The PIR exists to close that gap. It sits upstream of design, upstream of the specialist reports, and gives you a strategic picture of the site as one system before you commit to a direction.