Class, structure, location, scale. The shape of the business — leasehold, freehold-going-concern, management rights, mixed.
Step I · 30 sec
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Chapter one · A band, not a numberA range.
The evidence
behind it.
An appraisal is a band. The bottom is what the asset would clear quickly today; the top is what a well-prepared sale, run with discretion to a named buyer pool, could reasonably deliver. The middle is what the comparable evidence supports without conditions.
That spread matters. Where it is wide, the work of preparation, marketing, and timing has more to do. Where it is tight, the work is to find the right buyer and not lose ground in negotiation. We will tell you which, and why.
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The band is drawn from comparable settled sales — not from listing prices, not from bank valuations, and not from a desktop yield model.
Indicative · Motel · QLD coastal · 60 rooms
Drawn from 7 comparables · Apr 2026$4.6m · Quick clear
$5.4m · Likely
$6.1m · Well-run
Quick clear
Floor of the band — assumes a willing vendor and limited preparation. Used when timing is the brief.
Likely
Middle of the band — what comparable evidence supports against current buyer demand without contingencies.
Well-run sale
Top of the band — achievable with the right buyer, careful staging, and structured negotiation. Most placed sales settle here.
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Chapter two · What goes inFour
inputs.
One band.
The form below asks you for four things. None of them are accounting-grade. We won't ask for audited financials at this stage — indicative is fine, and you can skip a field if you'd rather discuss it on the call.
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Chapter three · The formTell us
what you
have.
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Chapter four · Comparable evidenceThe band
is built
from these.
Every appraisal is drawn from the comparable ledger. Recent settled sales — same class, same structure, same region, same scale — with the price, the multiplier, and where the result landed against the appraisal. Below: four recent placements from The Brain.
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Chapter five · A vendor's letterWithin
the band.
On the day.
Vendor letter · on file
Feb 2026 · Sea Side MotelsThe appraisal came in as a band — and the price came in within it, on the day, on the agreed terms. No surprises late.
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Chapter seven · Appraisal as a conversationAn appraisal
is a conversation.
Numbers are the start of it. The structure of the asset, the moment in the cycle, the buyer pool that's actually active — those are what move the band. The conversation is where those get accounted for.
If the brief is just a refinance number, we'll keep it tight. If you're weighing options — sell, refinance, restructure, hold and stabilise — the same call can cover that ground without obligation. Either way, no fee. Either way, no follow-up unless you ask.