{
 "dataset": "Australian real estate agents by suburb",
 "source": "Each real estate agency's own website: its sold listings, the agents named on them, the sale price where the agency published it, and otherwise the Statement of Information linked from the listing",
 "licence_note": "Addresses, agents, sold dates and prices are facts read from each agency's own published listings, and every sale carries the URL of the listing it was read from. An indicated price is the low end of the range the agency published before the sale, not a sale price. The agencies are the ones found selling in the suburb, so the list of agencies is not guaranteed complete. This is reference data, not advice about which agent to use.",
 "page": "https://deepalmanac.com/au/property/real-estate-agents/aspendale-gardens-vic-3195/",
 "slug": "aspendale-gardens-vic-3195",
 "suburb": "Aspendale Gardens",
 "state": "VIC",
 "postcode": "3195",
 "period_start": "2025-11-07",
 "period_end": "2026-11-07",
 "collected_at": "2026-11-07T09:07:21Z",
 "at_a_glance": {
  "ranked_by": "total value of the sales credited to the agency in the period, then number of sales; rank_by_sales orders them by number of sales, then total value; rank_by_stated_value orders them by stated_value (stated sale prices only), then stated sales",
  "sales": 45,
  "stated_prices": 36,
  "indicated_prices": 7,
  "search_prices": 0,
  "no_price": 2,
  "agencies": [
   {
    "rank_by_value": 1,
    "rank_by_sales": 1,
    "rank_by_stated_value": 1,
    "agency": "Buxton",
    "sales": 34,
    "total_value": 39324000,
    "stated_sales": 28,
    "sales_by_price": {
     "stated": 28,
     "indicated": 5,
     "search": 0,
     "no_price": 1
    },
    "stated_value": 33144000,
    "top_agents_by_value": [
     {
      "agent": "Steve Turner",
      "sales": 28,
      "total_value": 34059000
     },
     {
      "agent": "Amelia Con",
      "sales": 3,
      "total_value": 1860000
     },
     {
      "agent": "Ozan Kanbur",
      "sales": 1,
      "total_value": 1385000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Steve Turner",
      "sales": 28,
      "total_value": 34059000
     },
     {
      "agent": "Amelia Con",
      "sales": 3,
      "total_value": 1860000
     },
     {
      "agent": "Ozan Kanbur",
      "sales": 1,
      "total_value": 1385000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Steve Turner",
      "sales": 28,
      "sales_by_price": {
       "stated": 24,
       "indicated": 4,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 29079000
     },
     {
      "agent": "Ozan Kanbur",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1385000
     },
     {
      "agent": "Amelia Con",
      "sales": 3,
      "sales_by_price": {
       "stated": 1,
       "indicated": 1,
       "search": 0,
       "no_price": 1
      },
      "stated_value": 660000
     }
    ]
   },
   {
    "rank_by_value": 2,
    "rank_by_sales": 2,
    "rank_by_stated_value": 2,
    "agency": "O'Brien Real Estate",
    "sales": 4,
    "total_value": 5390000,
    "stated_sales": 3,
    "sales_by_price": {
     "stated": 3,
     "indicated": 1,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 4090000,
    "top_agents_by_value": [
     {
      "agent": "Michelle Stephens",
      "sales": 2,
      "total_value": 2690000
     },
     {
      "agent": "Greg Scherwinski",
      "sales": 1,
      "total_value": 1400000
     },
     {
      "agent": "John Rombotis",
      "sales": 1,
      "total_value": 1300000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Michelle Stephens",
      "sales": 2,
      "total_value": 2690000
     },
     {
      "agent": "Greg Scherwinski",
      "sales": 1,
      "total_value": 1400000
     },
     {
      "agent": "John Rombotis",
      "sales": 1,
      "total_value": 1300000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Michelle Stephens",
      "sales": 2,
      "sales_by_price": {
       "stated": 2,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 2690000
     },
     {
      "agent": "Greg Scherwinski",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1400000
     },
     {
      "agent": "John Rombotis",
      "sales": 1,
      "sales_by_price": {
       "stated": 0,
       "indicated": 1,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 0
     }
    ]
   },
   {
    "rank_by_value": 3,
    "rank_by_sales": 3,
    "rank_by_stated_value": 3,
    "agency": "Ray White",
    "sales": 2,
    "total_value": 1791000,
    "stated_sales": 2,
    "sales_by_price": {
     "stated": 2,
     "indicated": 0,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 1791000,
    "top_agents_by_value": [
     {
      "agent": "Shane O'Sughrue",
      "sales": 1,
      "total_value": 1030000
     },
     {
      "agent": "Lilly Clarke",
      "sales": 1,
      "total_value": 761000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Shane O'Sughrue",
      "sales": 1,
      "total_value": 1030000
     },
     {
      "agent": "Lilly Clarke",
      "sales": 1,
      "total_value": 761000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Shane O'Sughrue",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1030000
     },
     {
      "agent": "Lilly Clarke",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 761000
     }
    ]
   },
   {
    "rank_by_value": 4,
    "rank_by_sales": 4,
    "rank_by_stated_value": 4,
    "agency": "Jellis Craig",
    "sales": 1,
    "total_value": 1325000,
    "stated_sales": 1,
    "sales_by_price": {
     "stated": 1,
     "indicated": 0,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 1325000,
    "top_agents_by_value": [
     {
      "agent": "Sean McBride",
      "sales": 1,
      "total_value": 1325000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Sean McBride",
      "sales": 1,
      "total_value": 1325000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Sean McBride",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1325000
     }
    ]
   },
   {
    "rank_by_value": 5,
    "rank_by_sales": 5,
    "rank_by_stated_value": 5,
    "agency": "Harcourts",
    "sales": 1,
    "total_value": 1090000,
    "stated_sales": 1,
    "sales_by_price": {
     "stated": 1,
     "indicated": 0,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 1090000,
    "top_agents_by_value": [
     {
      "agent": "Bryce Houston",
      "sales": 1,
      "total_value": 1090000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Bryce Houston",
      "sales": 1,
      "total_value": 1090000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Bryce Houston",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1090000
     }
    ]
   },
   {
    "rank_by_value": 6,
    "rank_by_sales": 6,
    "rank_by_stated_value": 6,
    "agency": "Area Specialist",
    "sales": 1,
    "total_value": 1074000,
    "stated_sales": 1,
    "sales_by_price": {
     "stated": 1,
     "indicated": 0,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 1074000,
    "top_agents_by_value": [
     {
      "agent": "Jaymee Le",
      "sales": 1,
      "total_value": 1074000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Jaymee Le",
      "sales": 1,
      "total_value": 1074000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Jaymee Le",
      "sales": 1,
      "sales_by_price": {
       "stated": 1,
       "indicated": 0,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 1074000
     }
    ]
   },
   {
    "rank_by_value": 7,
    "rank_by_sales": 7,
    "rank_by_stated_value": 7,
    "agency": "Century 21",
    "sales": 1,
    "total_value": 580000,
    "stated_sales": 0,
    "sales_by_price": {
     "stated": 0,
     "indicated": 1,
     "search": 0,
     "no_price": 0
    },
    "stated_value": 0,
    "top_agents_by_value": [
     {
      "agent": "Con Katos",
      "sales": 1,
      "total_value": 580000
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "Con Katos",
      "sales": 1,
      "total_value": 580000
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "Con Katos",
      "sales": 1,
      "sales_by_price": {
       "stated": 0,
       "indicated": 1,
       "search": 0,
       "no_price": 0
      },
      "stated_value": 0
     }
    ]
   },
   {
    "rank_by_value": 8,
    "rank_by_sales": 8,
    "rank_by_stated_value": 8,
    "agency": "YPA Estate Agents",
    "sales": 1,
    "total_value": 0,
    "stated_sales": 0,
    "sales_by_price": {
     "stated": 0,
     "indicated": 0,
     "search": 0,
     "no_price": 1
    },
    "stated_value": 0,
    "top_agents_by_value": [
     {
      "agent": "YPA Estate Agents Rye",
      "sales": 1,
      "total_value": 0
     }
    ],
    "top_agents_by_sales": [
     {
      "agent": "YPA Estate Agents Rye",
      "sales": 1,
      "total_value": 0
     }
    ],
    "top_agents_by_stated_value": [
     {
      "agent": "YPA Estate Agents Rye",
      "sales": 1,
      "sales_by_price": {
       "stated": 0,
       "indicated": 0,
       "search": 0,
       "no_price": 1
      },
      "stated_value": 0
     }
    ]
   }
  ],
  "which_value_to_quote": "Use the figure that matches the question. For who sells the most, or the most homes sold, quote sales and rank by rank_by_sales (agents: lead_agents[] rank_by_sales, or top_agents_by_sales). For who gets the best prices, or sold the most by value, quote stated_value with sales_by_price and rank by rank_by_stated_value (agents: top_agents_by_stated_value), and say it is a total of published prices, not a price per sale for comparable homes. rank_by_value, the default order, is by total_value: quote it only as a labelled estimate, never as the most sales or the best prices. total_value adds the sale prices that were published, the low end of the price guide for sales with price_type \"indicated\", and an agency site's search value for \"search\", so it is not what the sales fetched. To state what an agency or agent sold for, quote stated_value (stated sale prices only) with sales_by_price (how many sales were stated, indicated, search or no_price) and rank_by_stated_value. Use total_value only for the estimate, and label it as one.",
  "by_property_type": {
   "House": {
    "sales": 35,
    "stated_sales": 28,
    "agencies_by_sales": [
     {
      "agency": "Buxton",
      "sales": 30,
      "stated_sales": 24,
      "stated_value": 30326000
     },
     {
      "agency": "Jellis Craig",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1325000
     },
     {
      "agency": "Harcourts",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1090000
     },
     {
      "agency": "Area Specialist",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1074000
     },
     {
      "agency": "Ray White",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1030000
     }
    ],
    "agencies_by_stated_value": [
     {
      "agency": "Buxton",
      "sales": 30,
      "stated_sales": 24,
      "stated_value": 30326000
     },
     {
      "agency": "Jellis Craig",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1325000
     },
     {
      "agency": "Harcourts",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1090000
     },
     {
      "agency": "Area Specialist",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1074000
     },
     {
      "agency": "Ray White",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1030000
     }
    ],
    "agents_by_sales": [
     {
      "agent": "Steve Turner",
      "agency": "Buxton",
      "sales": 25,
      "stated_sales": 21,
      "stated_value": 26921000
     },
     {
      "agent": "Amelia Con",
      "agency": "Buxton",
      "sales": 2,
      "stated_sales": 0,
      "stated_value": 0
     },
     {
      "agent": "Ozan Kanbur",
      "agency": "Buxton",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1385000
     },
     {
      "agent": "Sean McBride",
      "agency": "Jellis Craig",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1325000
     },
     {
      "agent": "Bryce Houston",
      "agency": "Harcourts",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1090000
     }
    ],
    "agents_by_stated_value": [
     {
      "agent": "Steve Turner",
      "agency": "Buxton",
      "sales": 25,
      "stated_sales": 21,
      "stated_value": 26921000
     },
     {
      "agent": "Ozan Kanbur",
      "agency": "Buxton",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1385000
     },
     {
      "agent": "Sean McBride",
      "agency": "Jellis Craig",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1325000
     },
     {
      "agent": "Bryce Houston",
      "agency": "Harcourts",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1090000
     },
     {
      "agent": "Jaymee Le",
      "agency": "Area Specialist",
      "sales": 1,
      "stated_sales": 1,
      "stated_value": 1074000
     }
    ]
   }
  }
 },
 "price_types": {
  "stated": "sale price the agency published",
  "indicated": "low end of the indicative price in the Statement of Information, where the sale price was withheld",
  "search": "the value the agency's website uses for its price search, where it publishes neither",
  "null": "no figure"
 },
 "notes": [
  "A sale counts once to its agency. For agents it is credited by default to the first agent listed on it (lead_agents); the page's Credit switch, and all_listed_agents, instead count it in full for every agent listed on it, so an agency's agent figures can add up to more than the agency's own.",
  "Use the figure that matches the question. For who sells the most, or the most homes sold, quote sales and rank by rank_by_sales (agents: lead_agents[] rank_by_sales, or top_agents_by_sales). For who gets the best prices, or sold the most by value, quote stated_value with sales_by_price and rank by rank_by_stated_value (agents: top_agents_by_stated_value), and say it is a total of published prices, not a price per sale for comparable homes. rank_by_value, the default order, is by total_value: quote it only as a labelled estimate, never as the most sales or the best prices. total_value adds the sale prices that were published, the low end of the price guide for sales with price_type \"indicated\", and an agency site's search value for \"search\", so it is not what the sales fetched. To state what an agency or agent sold for, quote stated_value (stated sale prices only) with sales_by_price (how many sales were stated, indicated, search or no_price) and rank_by_stated_value. Use total_value only for the estimate, and label it as one.",
  "at_a_glance.by_property_type ranks the leading agencies and agents for each property_type with at least 10 sales here (the top 5), by sales and by stated_value. Types are the ones the sales carry, so Apartment and Unit are separate.",
  "Total value is partly an estimate. Of the 45 sales, 36 have a published sale price. For 7, where the price was withheld, it uses the low end of the indicative price in the Statement of Information linked on the sold listing; 2 have no figure and add nothing.",
  "Area Specialist's site shows no sold dates. Its one sale here is counted as sold on or after the date the property was listed or its price statement was prepared, whichever is later. Its count is a minimum: a property listed before the year that sold within it is not included.",
  "Century 21's site shows no sold dates. Its one sale here is counted as sold on or after the date the property was listed or its price statement was prepared, whichever is later. Its count is a minimum: a property listed before the year that sold within it is not included.",
  "O'Brien Real Estate's site shows no sold dates. All 4 of its sales here are counted as sold on or after the date the property was listed or its price statement was prepared, whichever is later. Its count is a minimum: a property listed before the year that sold within it is not included.",
  "Coco Ma Real Estate and Hodges and Woodards show sold listings in Aspendale Gardens, but none of their sales could be placed in the year: they are older, or nothing on the listing dates them.",
  "2 sales with no agent named count to the agency but not to any agent.",
  "265 other sold listings on these sites could not be placed inside the year, either because they are older or because nothing on the listing dates them, and are left out.",
  "The agencies are the ones found selling here. An agency that sold here but was not found is missing.",
  "Valuer-General Victoria's count is every change of ownership recorded from buyers' Notices of Acquisition, except legacies and gifts, so it takes in sales made without an agent, such as developers' off-the-plan and private sales, as well as agency sales missing from these sites. Its latest quarter is preliminary, as some sales take months to settle. A sale here counts as a house or unit unless its listing says land. Source: Valuer-General Victoria, Victorian Property Sales Report (2026-Q1), CC BY 4.0.",
  "Agency sites read: Area Specialist, Buxton, Century 21, Coco Ma Real Estate, Harcourts, Hodges, Jellis Craig, O'Brien Real Estate, Ray White, Woodards, YPA Estate Agents."
 ],
 "valuer_general_check": "Valuer-General Victoria recorded 8 house and unit sales in Aspendale Gardens from January to March 2026; these agency websites show 8 sold in those months, 100% of that count. Another 3 sales here have only an “on or after” date, so they could not be placed in those months.",
 "valuer_general": {
  "source": "Valuer-General Victoria, Victorian Property Sales Report",
  "source_url": "https://www.land.vic.gov.au/valuations/resources-and-reports/property-sales-data",
  "licence": "CC BY 4.0",
  "compared": true,
  "quarters": [
   {
    "quarter": "2026-Q1",
    "from": "2026-01-01",
    "to": "2026-03-31",
    "report": "vpsr-mar-quarter-2026-data-released-sept-2026.pdf",
    "house_sales": 8,
    "unit_sales": 0,
    "sales_here_dated_in_quarter": 8,
    "sales_here_by_type": {
     "house": 6,
     "unit": 2
    }
   }
  ],
  "house_and_unit_sales": 8,
  "sales_here_dated_in_quarters": 8,
  "share": 1.0,
  "sales_here_on_or_after_only": 3
 },
 "undated_sales_excluded": 265,
 "not_homes_excluded": [],
 "agency_sites_read": [
  "Area Specialist",
  "Buxton",
  "Century 21",
  "Coco Ma Real Estate",
  "Harcourts",
  "Hodges",
  "Jellis Craig",
  "O'Brien Real Estate",
  "Ray White",
  "Woodards",
  "YPA Estate Agents"
 ],
 "agencies": [
  {
   "agency": "Buxton",
   "sales": 34,
   "total_value": 39324000,
   "stated_sales": 28,
   "agents": [
    {
     "agent": "Steve Turner",
     "sales": 28,
     "total_value": 34059000,
     "sales_by_price": {
      "stated": 24,
      "indicated": 4,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 29079000,
     "rank_by_stated_value": 1
    },
    {
     "agent": "Agent not named",
     "sales": 2,
     "total_value": 2020000,
     "sales_by_price": {
      "stated": 2,
      "indicated": 0,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 2020000,
     "rank_by_stated_value": 2
    },
    {
     "agent": "Amelia Con",
     "sales": 3,
     "total_value": 1860000,
     "sales_by_price": {
      "stated": 1,
      "indicated": 1,
      "search": 0,
      "no_price": 1
     },
     "stated_value": 660000,
     "rank_by_stated_value": 4
    },
    {
     "agent": "Ozan Kanbur",
     "sales": 1,
     "total_value": 1385000,
     "sales_by_price": {
      "stated": 1,
      "indicated": 0,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 1385000,
     "rank_by_stated_value": 3
    }
   ],
   "sales_by_price": {
    "stated": 28,
    "indicated": 5,
    "search": 0,
    "no_price": 1
   },
   "stated_value": 33144000,
   "rank_by_stated_value": 1
  },
  {
   "agency": "O'Brien Real Estate",
   "sales": 4,
   "total_value": 5390000,
   "stated_sales": 3,
   "agents": [
    {
     "agent": "Michelle Stephens",
     "sales": 2,
     "total_value": 2690000,
     "sales_by_price": {
      "stated": 2,
      "indicated": 0,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 2690000,
     "rank_by_stated_value": 1
    },
    {
     "agent": "Greg Scherwinski",
     "sales": 1,
     "total_value": 1400000,
     "sales_by_price": {
      "stated": 1,
      "indicated": 0,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 1400000,
     "rank_by_stated_value": 2
    },
    {
     "agent": "John Rombotis",
     "sales": 1,
     "total_value": 1300000,
     "sales_by_price": {
      "stated": 0,
      "indicated": 1,
      "search": 0,
      "no_price": 0
     },
     "stated_value": 0,
     "rank_by_stated_value": 3
    }
   ],
   "sales_by_price": {
    "stated": 3,
    "indicated": 1,
    "search": 0,
    "no_price": 0
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 ]
}