Redfern Property Decision Support

Decision Support Tool

This version is built from the Redfern notes and context history, but it avoids pretending there is one magic answer. It separates monthly cash pressure, July tax-refund timing, looming building costs, a short sale window, stress, flexibility, and JV uncertainty so you can see where the recommendation changes.

Interactive Path View Classic Flowchart Post-Sale Snapshot

RBA cash rate target

4.35%

Current target. Board meeting 15-16 June 2026.

Domain Sydney clearance

51%

Week of 7-13 June 2026

REA NSW clearance

44%

Week of 8-14 June 2026

Why this matters

The tool treats the market as soft, assumes an RBA hold unless you change the mortgage input, and lets you test whether a 3-week final sale push is worth it.

Prominent Comparison

Monthly housing outflow comparison

Inputs

Facts and assumptions

Property and sale

Current likely / pending offer (gross sale price) Loan payout owed to bank at settlement Selling costs Mortgage per month Annual property costs Expected annual tax refund Tax refund landing in July Weeks until that refund lands Mortgage change after next RBA call

Important: the offer price is not cash in hand. The tool first subtracts the bank payout and selling costs, then works out whether any cash is left. Use $0 for "Mortgage change after next RBA call" if you want the tool to assume an RBA hold. Use a negative number to test a cut helping cashflow, or a positive number for a worse case. The annual tax refund and the July refund are often the same money viewed in two ways: yearly economics versus near-term timing.

Housing and tenancy

Cammeray rent per week Cheaper rental per week Redfern rent offer per week Break lease cost Moving cost If you keep Redfern, months before trying to sell later

This only affects the hold scenarios. It means: if you do not sell now, how many months do you think you would keep Redfern before you try to sell it later?

Short sale window and building costs

Final sale push length in weeks Sale price if the final push works Chance sale happens in that window (%) Formal offers already received Likely pending offers Days on market so far Entered Sydney market range low Entered Sydney market range high Special levy total Special levy starts in months Special levy spread over months Balcony restoration cost

This section is here because the context says there have already been two offers, one is pending, the campaign has been running about 45 days, and there may be large special-levy and balcony costs if the property is still being held. The days-on-market range is treated as your editable market assumption, not as a hard-coded market fact.

Debt and buffers

Credit card debt US debt Owed to Kiely Include monthly levy buffer from history Monthly levy buffer Expected annual growth if you hold (%)

The levy buffer is here because the history repeatedly raised a possible modernisation-plan levy, even though it is not locked in as a confirmed payable today.

Priorities

Decision lens

Cashflow relief Near-term breathing room Stress relief Flexibility Downside protection Future upside

Plain-English Guide

What the boxes mean

Cash leaving your pocket each month

This is the raw monthly money you still need to find under each option before the July refund helps.

Monthly cost once you count tax help

This spreads the expected annual tax benefit across the year so you can see the rough net drag if that refund is real.

Estimated cash by late July

This is where the July refund matters. It shows how much near-term breathing room each path may create or destroy once one-off costs are included.

3-week final sale push

This is now treated differently from just leaving it empty. The tool gives a short sale window more credit when there are live buyers, but still penalises it if looming building costs are large.

Current lens

Loading recommendation...

Context snapshot

Where the current numbers land

Scenarios

Compare the five live paths

The short final sale push is better thought of as a first gate decision, not just another ranked outcome. Use the flowchart view to see that branch before the non-sale paths.

Connected decision

JV broker gate

The history shows this is a separate decision path. Selling Redfern might help, but the app should not assume it does unless the lending numbers support it.

Kiely rent per week JV target purchase price JV deposit cash Stamp duty and other upfront costs Estimated interest rate (%) Loan term in years Sesh ownership share (%) Shares Sesh could sell Max borrowing if Redfern is sold Max borrowing if Redfern is kept and rented

Questions to answer