Free, from Samantha McLean
Walk into the listing presentation knowing something about their property the vendor doesn't.
One AI prompt. You attach the council planning report, the floor plan and a map. It hands back the development upside, the hidden risks and the one renovation worth talking about, with the clauses quoted. About ten minutes, start to finish.
The steps and a real worked example are on this page. Put your email in and the prompt appears here and lands in your inbox, so it's there before the next appraisal.
Why this one
Every agent in the room has the same comparable sales.
Vendors see two or three agents in a week. Each one brings a CMA, the recent sales, a market update. Solid, professional, and the same. So the conversation drifts to commission.
This prompt gives you something different to say: "I was looking at the council overlays last night, and I noticed something interesting about your property." Then you show them the secondary-dwelling potential, or the flood level their renovation will need to clear, or the easement that shapes what a developer can do. That's not research nobody does. It's research nobody has three hours for.
The prompt
Ten lines. Yours for an email address.
It sets the role, the context and exactly what to look for, then asks for a three-point cheat sheet and a 30-second script. Put your email in and it appears right here, with a copy in your inbox.
How to run it
Five steps. The last one matters most.
Step 1
Get the planning report
Every council has one. Search the address in your council's planning map and download or screenshot the zone, the overlays (flood, heritage, character, noise) and any neighbourhood plan. Brisbane: City Plan interactive mapping. Sydney: NSW Planning Portal spatial viewer. Melbourne: VicPlan. Anywhere else, search "[council] planning scheme map".
Step 2
Get the floor plan and a map
Ask the vendor, or pull it from an old listing on realestate.com.au or Domain. A screenshot of the block on Google Maps helps the model place easements, roads and neighbours. A rough sketch with dimensions works if nothing else exists.
Step 3
Pick a model that thinks
Claude, ChatGPT or Gemini all work. Turn the thinking or reasoning mode on: the fast mode answers like an improv actor, the thinking mode reads the documents first. For big council PDFs Sam uses Gemini because it handles the most pages without losing the thread.
Step 4
Paste the prompt, attach the files, send
Replace [Insert Suburb] with the suburb. Attach everything from steps 1 and 2 in one go. Give it a minute. The output is long.
Step 5
Check it. Then check it again.
This is the step that makes it yours. Read every claim against what you know about the street. When Sam ran it on her own house it told her the block couldn't be subdivided. She walks the dogs past an 804sqm block two doors down that was. Push back in the chat and it corrects itself. You are the quality filter.
Print Friendly
A free browser extension that turns any council web page into a clean PDF or a full-page screenshot. Sam uses it more than any other tool for getting planning pages into a model.
Worked example
Sam ran it on her own house.
Live, in front of the course group. A 1990s home on an 808sqm block in a low density residential zone on the Gold Coast. Five files went in: the council's City Plan property report, the floor plan, a Google Maps screenshot, the flood overlays and the city plan extract. Gemini, thinking mode on. Watch the run, then the summary of what came back is below.
Development upside
Dual living, not subdivision
It said the block was too small to split into two freehold lots, but that the dwelling house overlay generally allows a secondary dwelling without a full material change of use application. It pointed at the driveway, parking and fenced yard as underused site coverage.
The fatal-flaw check
Flood level and a noise corridor
The report flagged "flood assessment required": any granny flat or ground-floor extension has to be built to the designed flood level. It also found a transport noise corridor overlay from the nearby state road, meaning acoustic glazing and insulation on any renovation approval. The owners didn't know either of those.
Renovation value
The kitchen is in the wrong spot
A compartmentalised 1990s layout when buyers pay for open flow. It proposed moving the kitchen and adding a covered porch, which is what buyers were asking for when the house was last on the market.
The cheat sheet
Three things to say on the walkthrough
The lot size and what it does and doesn't allow. The flood reality: order a cheap flood search now so sophisticated buyers hear it from you first. The acoustic answer: the master bedroom and living areas face away from the main road. Then a 30-second script to open the conversation with the vendor.
It got one thing wrong. The "can't subdivide" line. Sam knows a block of almost the same size two doors down that was split into a duplex and a house. That's why step 5 exists. The model does the reading; you do the knowing.
Why it works
Three things this prompt does that most prompts skip.
Role and context do the heavy lifting
A vague question gets a vague answer. This prompt says who the model is (a town planner and a developer) and why you need the analysis (to win a listing). That context shapes everything about the output.
Specific asks get specific answers
It doesn't ask for "a property analysis". It asks for three things: development upside with the clause quoted, a fatal-flaw cross-reference, and one renovation fix for the buyers in that suburb.
You stay in the loop
The model reads the documents. You know the vendor, the street, the neighbour who fought the DA. The mistakes it made on Sam’s house are the whole point: your judgment is what turns the output into a listing presentation.
Those three are steps in the AI First Formula, the eight-step method behind everything Sam teaches. This is one prompt for one moment in your week. The AI First Agent Course is the whole method: three lessons of basics to get set up properly, three more that go as deep as this prompt, all open from day one.
The AI First Agent Course
Liked the prompt? This is where the rest of them live.
Six video lessons with Samantha McLean, notes and copy-paste prompts with every one, all open from day one. Plus an Ailsa PR story published on Elite Agent.
This prompt reads the block. The next one in the course reads the vendor: for the loud client it finds their ego, for the quiet client it finds their fear. That one isn't on this page.
It's $295. Ask for the prompt first: the email comes with a code that makes it $95 for seven days.
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Send the prompt to your inbox.
So it's there the night before the next appraisal, not buried in a browser tab.