Demonstrations: Analysing with SleepWell Data
Analysing with SleepWell Data with a property in mind.
Using SleepWell Data to guide your choice of target property.
Definition: Percentage of Appraisal Value (% of Appraisal)
Defines the percentage by which a property's Selling Price differs from its Appraisal figure.
It is calculated as follows: The Selling Price divided by the property's Appraisal value expressed as a percentage.
Example: If the Appraisal Value of a property is 10Million Yen and it sold at auction for 15Million, its Percentage of Appraisal =15/10 x 100 = 150%.
You can read more about this or other terminlogy in the Glossary section
of this website under the About/Docs tab.
Analysing with SleepWell Data with a property in mind.
Confirm you are logged in. "LEVEL 2" will be shown in the top left hand corner of your screen.
Note: you must be a Level 2 member to use the Analysis Section of this Website.
to learn more about becoming a LEVEL 2 member.
Scenario: Let's say your looking for properties with the following criteria:
- Location: Shinagawa Ku or Minato Ku
- Property Type: Apartment
- Distance from Station: within 10mins
- Floor Area: less than 40m2
- Title: Freehold
First let's see how many properties there are and how they perform at auction in general.
Click on the "Analysis" tab and from the Analysis Main Menu select "TimeLine Series".
3.TimeLine Series Form
In the TimeLine Series Form select your critera and let's choose a TimeFrame of Last 4 Auctions.
Next click Search Button.
4.TimeLine Series Results
From the results (refer below) we see that there are on average 4.0 properties every auction fitting our criteria.
More importantly we know that there are an average of 10.6 bids on each property and that we should expect to pay 148.6% of the Appraisal Value to win the bid.
(We can also see how demand for properties have varied over the time. For example, below, Result day 9th of Feburary 2012(2012-02-09) had an average %of Apraisal of 121.7% compared to the average for the entire 4 auction period of 148.8%.)
5. Customised Search Form
Let's look at these properties in more detail. Click on the Analyse tab then click the Customise Analysis button.
Notice that most your search criteria are already set, we just select Last 4 Result Dates in the Result Date field.
6. Customised Search Results
After confirming your criteria click the Search Button.
A list of all the properties sold at auction during the last 4 auctions is displayed.
In this case there are 16 properties to display.
A few customisable settings are available:
- Use the Up or Down arrows of any column to sort result records into Ascending or Descending order.
- Use the "Expand" link to view all the property details including closet station, building age, Layout, zoning, and so on. (Use "contract" to return to basic detail.)
Clicking the Expand link will display all details of each property record:
7. Downloading the PDF Specification
By clicking on the "CaseNo" link of any record you can open the original 3 Part Set pdf of the property.
It opens on a seperate Browse tab so you can refer back and forth between result page and pdf. Here i have opened the specification of Case File No: H23K1431 a 29sq.m apartment 8 minutes from Omori Station in Shinagawa Ku. This is its floor plan.
8. BreakDown Analysis
Let's say for example, now, you want to compare Shinagawa Ku and Minato Ku to the rest of the Wards in Tokyo.
Click the Analyse tab and select the BreakDown Analysis button. The search form has all your existing settings.
Click the "Select All" button in the Property Location field.
Confirm the "Breakdown Of" field reads "Location(Ku)" then click "Search".
9. BreakDown Analysis Results
The result screen is as follows.
By default, records are listed in ascending "Percentage of Appraisal" order. You may use the arrow keys at the top of each column to arrange the results in the order you prefer.
Now let's see how our chosen wards performance compare to others.
In this example clearly Nerima Ku had the lowest % of Appraisal value with 100% (that is: the Selling Price was the same as the Appraisal value), whereas Shinagawa Ku and Minato Ku averaged 121.7% and 149.2% of Appraisal respectively.
You can click on say ShinagawaKu to open a list of all properties. A list appears to the same amount of detail as we saw in step 5 above when we used the Customised analysis is generated.
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Demonstration 2: Using SleepWell Data to guide your choice of target property.
Let's say for example you still havent yet decided what kind of apartment you want but would rather just take a look at how % of Appraisal values and Bidding Volumes vary according to say the apartment's floor area. That is: Are 30m2 apartments generally less or more desired than say a 60m2 apartment for example?
Another way to use BREAKDOWN ANALYSIS:
Go to Breakdown analysis. Use the Reset Form button to clear any settings you had previously.
Now make the following Settings:
- Field: "Breakdown Of" select "Property Size"
- Field: "Property Location" select "All Locations" Button.
- Field: "Result date" select "Last 4 Auctions".
Next Click the Search button.
BreakDown Analysis Results
The results are as shown below. The data has been divided into Floor Area categories.
For example there were 38 properties between 0 and 25m2 with an average % of appraisal of 145.5%. You can compare to other Floor Area ranges.
Notice that the Average % of Appraisal is very high.
This is obviously due to a couple of properties in the (25 to 40m2) and (above 150m2) ranges selling much higher than their appraisal.
Obviously this is skewing our interpretation of the results so click the Remove Outlying Data link "ON".
Ahh that's better! Now we can compare the data ranges more clearly.
According to our search the average % of Appraisal was 143.8% and properties with a range of 55-65m2 have the lowest % of appraisal with 132.1%. (That is, 55-65m2 apartments are on average the least desired properties at auction, representing opportunity for the astute investor!) There were 45 properties in this range.
We can click on the range headings in blue to open the entire list of properties within that range.
Below i have opened 55-65m2 range. The result page is similar to what we saw using customised Analysis Section.
You can return to the Search Form and select other Breakdown parameters such as:
- Appraisal Value,
- Selling price,
- Property Size,
- Minutes to Station,
- Building Age and
- No. of Apartments in Building.
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