FREE Melbourne BUYER AI TOOL Kit

Do your property groundwork with AI
before you inspect, bid or sign

Get four copy-and-paste prompts for Melbourne buyers, plus the inspection checklist I use. Free, and they work for home buyers and investors.

Free PDF · Zero spam · Works with ChatGPT, Gemini & Claude

Buyer's Agent Victoria AI Property Groundwork Prompt Sheet cover mockup

WATCH: 50 SECONDS

Do the maths before you make an offer

Jason McCall, a licensed buyer’s agent born in Thornbury, walks you through the four prompts and shows where the AI stops and the work on the ground begins.

1) Work out your true buying costs

2) Set your bidding limit before auction day

3) Score your shortlist and prepare questions for your conveyancer.

COMPLETE 4-PART AI TOOLKIT plus Bonus

What's Inside

Four prompts you paste into ChatGPT, Gemini or Claude, plus the checklist to take to every open.

Built for buying in Victoria, so you go into inspections, auctions and contracts better prepared.

PROMPT 01 / BUDGETING

True Cost of Buying

Know what buying will really cost before you make an offer. Enter your price and situation, and the AI lists every upfront cost a Victorian buyer usually pays, so settlement doesn’t bring a surprise bill.

  • Asks your price, buyer type and whether it’s your first home
  • Lists stamp duty, fees, inspections, loan costs and moving
  • Gives a low and high estimate for each cost, plus a total

PROMPT 02 / AUCTIONS AND OFFERS

My Bidding Limit

Set your numbers before the day, while you’re calm. The AI works from your loan approval and costs to give you three prices, so the heat of an auction doesn’t decide for you.

  • Uses your loan approval, deposit and upfront costs
  • Gives a comfortable, stretch and walk-away price
  • Flags which of your answers are guesses to firm up

PROMPT 03 / COMPARING HOMES

Shortlist Scorer

Compare the homes you’ve seen on the same terms. The AI asks about each one and ranks your shortlist, so the best-styled open doesn’t win by default.

  • Asks about each home’s price, location, condition and land
  • Scores each home out of 10 and ranks your shortlist
  • Lists the concerns to check before going further

PROMPT 04 / CONTRACT PREP

Questions for my Conveyancer

Walk into your conveyancer’s office prepared. Paste in sections of the contract and Section 32, and the AI explains them in plain English, so you get more from that appointment.

  • Explains the contract and Section 32 in plain English
  • Groups your questions by title, planning, owners corporation and permits
  • Gives you questions to ask, never legal advice

FEATURED BONUS

Property Inspection Checklist

Take it to every open, because agent photos can be a little too good. Note what you see in person, then feed it into the Shortlist Scorer.

  • Record the basics: agent, price guide, last sold price and reason for sale

  • Note land size, orientation, slope and bed, bath and car numbers

  • Check the location: transport, schools, shops, parks and the nearest major road

  • Rate each room and feature from 1 to 3, from facade and light to work needed before move-in

HOME BUYERS & INVESTORS

Who It's For

Four AI prompts and a printable inspection checklist for the groundwork before you inspect, bid or sign. Home buyers answer in lifestyle terms, and investors answer the rent and yield questions as well.

FIRST HOME, UPSIZING OR DOWNSIZING

For Home Buyers

Buying a home means a lot of decisions in a short space of time, and it’s easy to let the property you love set the price. These prompts help you get your numbers and your shortlist straight before you’re standing at an auction.

  • Every upfront cost of buying in Victoria, from stamp duty to moving, worked out from your own numbers

  • A comfortable, stretch and walk-away price, set before auction day

  • A side-by-side score of the homes you’ve inspected for price, location, condition and land

  • A plain-English list of questions to take to your conveyancer about the contract and Section 32

  • A printable inspection checklist to rate each room and feature at every open

FIRST INVESTMENT OR ADDING TO YOUR PORTFOLIO

For Property Investors

An investment has to work on paper before it works for you. The same prompts ask investors about expected rent and how much you can comfortably top up each month, so your price limit and shortlist reflect the numbers you’ll be living with.

  • The upfront costs of buying an investment property in Victoria, with a low and high estimate for each line

  • Price limits that factor in your expected weekly rent and comfortable monthly top-up

  • Shortlist scores that include expected rent and how easy each property would be to rent out

  • Questions for your conveyancer on title, zoning, owners corporation, building permits and special conditions

  • The same inspection checklist, so you compare every property on equal terms

three SIMPLE STEPs

How It Works

No setup or technical skills needed. If you can copy and paste, you can use it.

STEP 01

Download The Sheet

Save the PDF to your phone or computer. Each prompt has its own Copy this prompt button, so there’s nothing to retype.

STEP 02

Paste Into Your AI

Paste a prompt into ChatGPT, Gemini or Claude, then answer its questions one at a time.

STEP 03

Put It To Work

Take your cost estimate to your mortgage broker, your contract questions to your conveyancer and the printed checklist to every open.

Jason McCall, Licensed Buyer's Agent based in Thornbury specializing in Melbourne's North

Jason McCall / Founder & Licensed Buyer's Agent
Thornbury Resident • Exclusively Representing Buyers

BORN AND BASED IN THORNBURY

Meet Your Advocate

When you buy in Melbourne, the selling agent works for the vendor, and their job is to get the best result for their client. Jason McCall started Buyer’s Agent Victoria to sit on your side of the table. He’s a licensed buyer’s advocate who represents buyers only and doesn’t list or sell property.

Born in Thornbury and still living there, Jason buys across Melbourne, with a focus on the North and a specialty in Northcote, Thornbury and Preston.More than a decade in insurance claims and loss assessing taught him what to look for when he walks through a home, so you’re not relying on first impressions at an open.

  • Buyer-only representation: Jason works for you and doesn’t list or sell property.

  • Local knowledge: born in Thornbury, with a specialty in Northcote, Thornbury and Preston.

  • Negotiation on your side: price checked against comparable sales, then offers or auction bidding on your behalf.

CLEAR ANSWERS & ZERO SURPRISES

Your Questions

Straightforward clarity on costs, software requirements, and legal scope before you start researching Melbourne property.

Is the Prompt Sheet free?

Yes. Enter your name and email and it’s sent to your inbox. You’ll also get a few short emails from me over the next few weeks, and you can unsubscribe at any time.

Do I need a paid AI subscription?

No. The prompts work in the free versions of ChatGPT, Gemini and Claude.

Does this replace my conveyancer or mortgage broker?

No. The prompts help you prepare and ask better questions. Only a conveyancer or solicitor can advise you on a contract, and your broker should confirm your loan costs. Each prompt shows you where the AI runs out.

I’ve never used AI. Can I still use it?

Yes. Tap Copy, paste the prompt into the chat box, and answer the questions the AI asks you one at a time.

Is it set up for buying in Victoria?

Yes. The prompts are written for buying in Victoria, including stamp duty, the Section 32 and Melbourne auctions. They also remind you to check your figures on the State Revenue Office Victoria calculator

Free buyer tool

Get the Prompt Sheet

Four AI prompts and a printable inspection checklist to work out your true buying costs, set your walk-away price before auction day and take better questions to your conveyancer. Enter your details and it’s sent straight to your inbox.