WO2008131496A1

WO2008131496A1 - A method and system for determining property suitability

Info

Publication number: WO2008131496A1
Application number: PCT/AU2008/000609
Authority: WO
Inventors: Mason Alexander Fok
Original assignee: Realestate.Net Holdings Pty Ltd
Priority date: 2007-05-01
Filing date: 2008-05-01
Publication date: 2008-11-06
Also published as: AU2008243710A1

Abstract

A method for determining a suitability value for a property, the method including the steps of receiving property information associated with the property (100), and determining the suitability value for the property in accordance with the received property information (110).

Description

A METHOD AND SYSTEM FOR DETERMINING PROPERTY SUITABILITY

Field of the Invention

The present invention relates to a method and system for determining property suitability, and in particular, determining property suitability for a property, in accordance with property information associated with the property.

Description of the Background Art

The reference in this specification to any prior publication (or information derived from it), or to any matter which is known, is not, and should not be taken as an acknowledgment or admission or any form of suggestion that the prior publication (or information derived from it) or known matter forms part of the common general knowledge in the field of endeavour to which this specification relates.

Presently, there are Internet websites and the like, which allow for a user to do a search of certain types of real estate property available in say, a particular area, or within a particular price range. Thus, a person who is looking to buy, in one example, an apartment in a particular area as an investment property, can search a database of available properties in a particular price range, in order to determine if there are any apartments which may be suitable to their particular needs.

However, there does not exist a system or method which allows for a user to determine if there is property available which is suitable to the user's particular situation. Thus, for example, a person who is looking for an apartment, to buy as an investment property, will have to perform their own market research in order to determine the best location, the best return on investment, etc., prior to searching for an available apartment to buy. This can be both a time consuming and expensive process.

There is required a system and/or method for determining property suitability, which overcomes, at least ameliorates one or more disadvantages of existing arrangements, or provides an alternative to existing arrangements. Summary of the Present Invention

In a first broad form, there is provided a method for determining a suitability value for a property, the method including the steps of:

(a) determining/receiving property information associated with the property; and,

(b) determining the suitability value for the property in accordance with the determined/received property information.

In one example, the method further includes assigning the suitability value to the property.

In another example, the property represents a property profile and the method includes assigning the suitability value to the property profile.

In a further example, the method further includes analysing the property information, and applying a property factor.

In another example, the property information includes category data in respect of a property category ad the method includes applying a property factor to the category data and scoring the property based on the applied property factory.

According to a further aspect, the method includes applying a weighting to the score in respect of the property category and the property profile.

In a further form, the method includes applying a property factor to a plurality of categories for a plurality of property categories and determining an overall suitability value based on the score for the plurality of property categories.

In one aspect, the method further includes providing a suitability report.

In a further aspect, the method further includes ranking the property in accordance with the suitability value and a determined/received user profile.

According to another example, the user profile is matched and/or compared to a stored property profile. In one particular example, the method further includes:

(a) receiving a request for a list of suitable properties;

(b) determining suitable properties in accordance with assigned property suitabilities; and,

(b) providing the list of suitable properties.

In another example, the method further includes providing a report in accordance with the determined suitable properties.

According to another aspect, the request includes user information.

In accordance with another example, the property information and/or the property category can include but is not limited to any one or a combination of property data, regional data, sales data, proximity data, and market preference data.

In a further example, the property data can include but is not limited to any one or a combination of listing price, property address, lot size, bedrooms, bathrooms, year built, air- conditioning, and date of listing.

According to another aspect, the regional data includes but is not limited to any one or a combination of average persons per household, average persons employed, average persons unemployed, families with kids, mean commute to work, median age of residence, income per household, income per resident, and healthcare.

In another example, the sales data includes but is not limited to any one or a combination of average listing price, average sold price, number of houses on market, average length on market, vacancy rate (sales/rentals), previous average suitability, and average property data.

According to a further example, the proximity data includes but is not limited to any one or a combination of recreational, necessary, public transport, services, social, and employment. In another example, the market preference data includes any one or a combination of but not limited to bedrooms, bathrooms, lot size, dwelling age, property type, price range, proximity to schools, proximity to necessary, proximity to public transport, proximity to services, proximity to social, and proximity to employment.

In a second broad form, there is provided a method of determining a suitability value for a property, in accordance with a property profile, the method including the steps of:

(a) determining property information associated with the property;

(b) applying a property rule/factor to the determined property information; and,

(c) determining the suitability value for the property in respect of the property profile, according to the applied property rule/factor.

In one particular example, the method further includes ranking the property for the property profile in accordance with the suitability value.

In a further example, the method further includes:

(a) receiving a user request for a list of suitable properties;

(b) determining the property profile;

(c) determining suitable properties in accordance with the user request, the determined property profile, and property suitability values; and,

(d) providing the list of suitable properties.

In a third broad form, there is provided a method of searching for a suitable property, the method including the steps of:

(a) transmitting a property profile, the property profile being used to determine suitable properties; and,

(b) receiving a list of suitable properties. ^■* _*? ""

In a fourth broad form, there is provided a method of determining property suitability, the method including the steps of:

(a) determining property information associated with a number of properties;

(b) analysing the property information;

(c) applying a property factor for at least one property profile; and,

(d) ranking the properties in accordance with the suitability value and a determined user profile.

In a fifth broad form, there is provided a system for determining a suitability value for a property, the system having a processing system, the processing system being configured to:

(a) determine/receive property information associated with the property; and,

(b) determine the suitability value for the property in accordance with the determined/received property information.

In a sixth broad form, there is provided a system for searching for a suitable property, the system having a processing system, the processing system being configured to:

(a) transmit a property profile, the property profile being used to determine suitable properties; and,

(b) receive a list of suitable properties.

In a seventh broad form, there is provided a method for receiving suitable property information, the method including the steps of:

a) transmitting a user profile, the user profile being compared to a property profile, to determine a suitable property; and,

b) receiving suitable property information in accordance with the determined suitable property. In an eight broad form, there is provided a system for receiving suitable property information, the system having a processing system, the processing system being configured to:

(a) transmit a user profile, the user profile being compared to a property profile, to determine a suitable property; and,

(b) receive suitable property information in accordance with the determined suitable property.

It will be appreciated that any of the above forms/examples can be taken individually or in combination.

Brief Description of the Drawings

An example of the present invention will now be described with reference to the accompanying drawings, in which: -

Figure 1 is a flow diagram of an example method/process that can be utilised to embody or give effect to a particular embodiment;

Figure 2 is an example network infrastructure that can be utilised to embody or give effect to a particular embodiment;

Figure 3 is a functional block diagram of an example processing system that can be utilised to embody or give effect to a particular embodiment;

Figure 4 is a functional block diagram of an example processing system that can be utilised to embody or give effect to a particular embodiment;

Figure 5A is a flow diagram of an example method/process that can be utilised to embody or give effect to another particular embodiment;

Figure 5B is another flow diagram of an example method/process that can be utilised to embody or give effect to another particular embodiment;

Figure 6 is a flow diagram of an example suitability value determination that can be utilised to embody or give effect to another particular embodiment; and,

Figure 7 is a flow diagram of another example suitability value determination that can be utilised to embody or give effect to another particular embodiment. Modes For Carrying Out The Invention

An example of a method/process for providing and/or determining property suitability will now be described with reference to Figure 1.

In particular, Figure 1 shows at step 100, determining property information associated with a property, and at step 1 10, determining the property suitability in accordance with the determined / received property information.

Thus, for example, the process of Figure 1 can be used to determine the suitability of a particular type of property for a particular circumstance, situation, property profile, or user profile. Accordingly, in one example, a property such as a one bed room apartment in a block that is close to shops, public transport and the city may attain a high suitability ranking for an unmarried couple who work in the city, but a low property suitability for a family of four.

The process of Figure 1 can be performed using a distributed architecture, an example of which will now be described with reference to Figure 2.

In this example, a base station 201 is coupled to a number of end stations 203, 205 via a communications network 202, such as the Internet, and/or via communications networks 204, such as local area networks (LANs), or wide area networks (WANs). Thus, it will be appreciated that the LANs 204 may form an internal network at a specific location.

The base station 201 typically includes one or more processing systems 210, optionally coupled to one or more databases 211. In use, the processing system 210 can be configured to determine property suitability for a particular property. The property suitability can be stored for each property in the database 211. The users at end stations 205, 203, may then be able to access the property suitability for a particular property.

Accordingly, any form of suitable processing system 210 may be used. An example is shown in Figure 3. In this example, the processing system 210 includes at least a processor 300, a memory 301, an input/output (I/O) device 302, such as a keyboard, and display, and an external interface 303, coupled together via a bus 304 as shown. Accordingly, it will be appreciated that the processing system 210 may be formed from any suitable processing system, such as a suitably programmed PC₅ Internet terminal, lap-top, hand-held PC, or the like, which is typically operating applications software to enable data transfer and in some cases web-hosting and file transfer protocol (FTP) functionality. This would typically therefore require that the processing system 210 is a network server connected via a high-bandwidth connection to the Internet.

Similarly, the end stations 203, 205 are typically adapted to communicate with the processing system 210 positioned at the base station 201 to allow users to obtain property suitability information. It will be appreciated that this can allow for a number of different forms of end stations 203, 205 to be used.

An example of a suitable end station 203, 205 is shown in Figure 4. As shown the end station 203 includes a processor 400, a memory 401, an input/output device 402 such as a keyboard and display, and an external interface 403 coupled together via a bus 404, as shown. The internal interface 405 is typically provided to allow the end station 203 to be coupled to one of the communications networks 202, 204, and accordingly, this may be in the form of a network interface card, or the like.

In use, the processor 400 is adapted to communicate with the processing system 210 provided in the base station 201 via the communications networks 202, 204.

Accordingly, it will be appreciated that the end stations 203, 205 may be formed from any suitable processing system, such as a suitably programmed PC, Internet terminal, lap-top, hand-held PC, smart phone, PDA, web server, or the like, which is typically operating applications software to enable data transfer and in some cases web-browsing.

A further example of determining property suitability will now be described in more detail with respect to Figure 5A.

At step 500, certain property profiles can be determined. This can include determining types of properties such as a profile of market preferences, including niche markets, and types of property buyers, such as, for example, an inner city apartment suitable for a married couple with no kids, or an investment property. At step 510 the base station 201 can receive property information either directly, or from end stations 203, 205, in respect of a certain property. The property information received can include particular property characteristics of the property such as, for example, regional data, sales data, proximity data of the property.

At step 520, the base station 201 can then be used to analyse the property information and apply a property factor or rule to the property information, so that, in one example, the property can be scored or ranked in comparison to other properties, or classified into a particular property profile. In one example, this can include determining if a certain keyword has been used in a property description provided in the property information, and classifying the property into a property profile depending on the particular keyword used. For example, if a property description includes the keyword "renovation", the property can be classified into a buying group (property profile), that would be most appropriate (such as for example, as an investment property).

Accordingly, at step 530, in accordance with the applied property factors/rules, a suitability value can be generated or determined and the property can be assigned the suitability value, for at least one property profile.

Additionally, a report can also be generated at step 530 for each property, with a listing of the property suitability value for each particular property profile. Furthermore, the property, the associated property suitability value, and/or the generated property report can be stored in the store 211 of the base station 201, which can be searched (and/or amended/updated) at a later date.

At step 540, the base station 201 can receive a request from a user at end stations 203, 205 for a list of suitable properties. The user can also provide, at this stage, specific user information such as details of their particular circumstance (for example, whether the user is a family of four looking for a house or a single investor), that is a user profile. Notably, the suitability value can be used to rank/score the property against other properties for various user profiles.

At step 550 the base station 201 can then determine a list of suitable properties for the user, which can include a ranking of the most appropriate properties, in accordance with their assigned suitability value. Thus, at step 560 the base station 201 can provide the user at end stations 203, 205, with a list of suitable properties. Notably, it will be appreciated by persons skilled in the art that the list can be a null list or include only one suitable property.

It will further be appreciated by persons skilled in the art that the received user profiles can be matched to predetermined property profiles, where each property in the system is assigned a suitability value for each property profile. Thus, upon a user request, the user profile provided by the user can be matched to a property profile, which is associated with the most suitable properties in the system, thereby providing the user with a list of suitable properties, without having to determine the most suitable properties upon the user's request. Alternatively, the most suitable properties can be determined upon the user's request without the use of predetermined property profiles.

Thus, for example, certain property profiles can be determined - such as, apartment for investment, family house in the suburbs, etc. The system can then receive property information in respect of a property that has just arrived onto the market. The property information provided, in this example, can include that the property is an inner city house. This information is used to assign the property with a suitability value against the various types of property profiles, using certain rules and factors (as discussed further below). Thus, for example, the property may be assigned a suitability value of 45% for the property profile "investment property". The property information and the property suitability values can then be stored in a store, such as the data store 211.

This can then allow for a user to log onto the system (via the end stations 203, 205) and request a list of suitable properties for their particular situation. The user can provide their user profile (such as a family of four looking for an inner city house) and/or user information. The user profile can then be matched to the property profile (which can be stored in the data store 211), and the most suitable properties available can be provided to the user. Alternatively, if the property profiles are not pre-determined, the provided user profiles can be used by the system to determine the suitability of available properties by applying certain rules and factors (which are discussed further below), in real-time. Figure 5B shows another example of a process that can be used to determine a suitability value for a property.

In particular, at step 565 the property information received includes category data in relation to/for a particular property category. The property categories can include but are not limited to genera] property data, regional data, sales data, proximity data, market data and other information. Examples of property categories and the data that they can include are further discussed below.

At step 570 the property is scored based on applying a property factor in respect of the property category and/or the category data. Thus, depending on the property factor and the particular property category the score obtained can vary. Different examples of factors applied to the category data in respect of various categories are discussed further below.

At step 575 a weighting may be applied to the score depending on the property category being considered for the property. Thus, for example, for a certain property profile, proximity to certain landmarks (such as schools, shops, etc) may be weighed higher than market data.

At step 580 it is determined whether there are more categories to consider. If there are more categories to consider, then the process continues to step 570, otherwise, the process continues to step 585, where an overall suitability value is determined for the property (based on the various scores attained). At step 590 the suitability value can be assigned to that property, which can be represented by a property profile.

Specific Examples

Property suitability can be automatically determined by comparing multiple contributing factors that are available by combining and analyzing property information and calculated as shown in Figures 6 and 7.

In particular, Figure 6 shows an example summary of the process, where the suitability percentage (or value) 600 of a particular property is determined by considering various data sources/categories which can form a part of the property information, and can include property data 620, regional data 630, sales data 640, proximity data 650, market preference 660, and other specified property information 670. In this example, a suitability engine 610 is used to analyse and calculate the suitability value.

Figure 7 shows an example of how property information is used to determine the suitability percentage 700. In this example, the "weight" 710 is the processing of the totals from all of the categories (property 720, proximity 740, regional 730, affordability 750, other categories 760, and the like) from their raw figures into a category specific suitability percentage. That is, the total score/(number of factors * 100), as each factor has a possible score out of 100.

The raw percentage is then converted to a contributing percentage, which can be displayed to users of the system. This can allow for greater accuracy as an entire category can be made more or less relevant depending on the niche market/property profile and can also be used to automatically compensate for unavailable or potentially outdated data (for example, the older geographic data may result in inaccuracies, which can be compensated by amending the category that is most likely to be affected).

In the example provided in Figure 7, the property's suitability is 61%. Notably, this may not necessarily be negative as a suitability analysis performed on another niche market may prove lower or higher than the result for this particular property.

Table 1 below shows an example of the suitability calculation attained for the property being analysed in Figure 7.

Table 1

Tables 2A and 2B below show an example of data within a suitability engine that includes elements of the property information which are determined, and that can be analysed and compared against a profile of market preferences, with different preferences for each niche market (for example, property buyers) that result in an overall unique score between the niche market and the property being analysed.

Table 2A

Table 2B

Table 3 below shows some sample factors/rules, which are in this example, an example of the interaction between the databases of Tables 2A and 2B (that is, the various elements of the property information determined) and how the overall suitability score is assigned on each query.

Table 3

As each niche market has their own property preferences, each of the factors of Table 3 relate to a market/factor preference database, as shown in Table 4 below, which contains the relevant points issued to or removed from that niche markets overall score.

Table 4

Notably, the score in Table 4 represents the value added or subtracted to a particular category total. Once all of the factors have been processed, each category has a total and it is this total that is passed via a final overall weight for that category. Thus, the score in Table 4 represents the value added or subtracted to a particular category total, as shown in Table 3. All factors (FactorID) in Table 4 are processed and are then given a score which, in this example, is the total that is passed via a final overall weight for that category.

Furthermore, Table 4 also includes RegionID, which can be introduced to increase the accuracy of the category's overall total. The RegionID allows for the instance in which a property's relationship with the market preference is influenced by region specific factors. Thus, prior to determining suitability, the system can first determine the properties RegionID, which may be as broad as 0 = default or unknown, 1 = city, 2 = rural, etc. and may be as specific as 5 = beachside or 305 = Sydney metro. Thus, if the FactorID and the RegionID match in Table 4 to the property being processed then that score can be used rather than the default. Notably, any other property information can be used to increase the accuracy of the suitability value for a property.

Accordingly, the suitability engine can perform an increasingly complex analysis as additional factors are introduced into the system to improve accuracy.

Once each factor has been reviewed a summary of the factors and their weight can be analysed and converted into an overall suitability percentage and stored in a database for future reference and/or sorting/ranking purposes. This process can be performed for every niche market/buyer profile (that is property that is sent for analysis). An example of a suitability analysis performed on a sample property is shown below in Table 5.

Address: 13 Example Street, Example City

Table 5

Notably, in addition to generating a report, as shown, for example, in Table 5, on properties received for analysis, the resulting suitability percentages can also be used as a score/rank for sorting of online property search results so that the most suitable properties are shown at the top of a property search result requested by a user. Thus, the suitability engine can assign suitability values to each property in order to rank properties from most suitable to least suitable for a particular user. A sample of a suitability search is provided below:

Sample of Suitability Search:

Query selection: Listing Type: Residential

Bedrooms: 2+

Bathrooms: 2+

Price Min: $300, 000

Price Max: $350, 000

Sort by: Suitability - Family 1 child (Profile 1)

Table 6

In one particular example, in determining the score for a property in respect of their proximity data, the property information for the particular property being scored in the system can be analysed in order to determine the property's proximity to various establishments. For example, the property information can include how close the property is to a particular business (such as a butcher or the like), and to a particular group of businesses (such as a commercial site or a group of businesses including a news agency, a butcher, a cafe, a bookshop, and fruit market). Thus, various factors/rules can be applied such that the property can be scored in respect of the proximity data.

In this particular example, the property can be scored by analysing the proximity of the property to various businesses individually, and the proximity of the property to a particular group of business (say for example, within a particular radial area from the property). A toal proximity score can be assigned to the property based on the overall analysis. Hence, a property that is close to a group of businesses, a commercial zone, or restaurant strip may score higher than a property that is close to only one shop.

It will be appreciated by persons skilled in the art that various factors/rules can be used depending on the property information/data that is being analysed. Thus, the factors applied to analyse the property information can be moulded for a particular situation/property profile.

The above-described process and system can allow for an in-depth report of a property's suitability, which may be applied into various situations including but not limited to:

- sorting/ranking real estate search results based on suitability

- providing basic and in-depth marketing suggestions

- better forecasting of future property values

Accordingly, there is provided a suitability ranking/sorting process, which can display the most suitable properties available for a user, and can display real estate search results. The above-described system and method can allow for a list of the top number of niche markets/buyers to be displayed to property owners and agents. Furthermore, suggestions can also be offered by the system and method described on how agents and prospective buyers can reach and/or advertise to the niche markets. The above-described system and method can provide numerous advantages, including, but not limited to:

- providing a user of the system and method with an improved real estate search engine that is increasingly accurate

- providing a user of the system and method the most likely and most suitable property for them to buy as displayed on the first page of the search they perform of the system

- providing a user of the system and method an automatically /instantly generated report on a property based on the suitability of the buyer, incorporating geographic and market conditions.

It will be appreciated that although the above-described system and method has been described with reference to buyers of real estate property, the system and method described is not limited to this use, and can be used for both commercial (business) and private property sales, and can also be applied to the renters market.

The foregoing describes only some embodiments of the present invention, and modifications and/or changes can be made thereto without departing from the scope and spirit of the invention, the embodiments being illustrative and not restrictive.

In the context of this specification, the word "comprising" means "including principally but not necessarily solely" or "having" or "including", and not "consisting only of. Variations of the word "comprising", such as "comprise" and "comprises" have correspondingly varied meanings.

Claims

THE CLAIMS DEFINING THE INVENTION ARE AS FOLLOWS:

1. A method for determining a suitability value for a property, the method including the steps of:

(a) receiving property information associated with the property; and,

(b) determining the suitability value for the property in accordance with the received property information.

2. The method of claim 1, wherein the property represents a property profile and the method includes assigning the suitability value to the property profile.

3. The method of claim 2, wherein the property information includes category data in respect of a property category, and the method includes:

(a) applying a property factor to the category data; and,

(b) scoring the property based on the applied property factor.

4. The method of claim 3, wherein the method includes applying a weighting to the score in respect of the property category and the property profile.

5. The method of claim 4, wherein the method includes repeating the steps of claim 3, for a plurality of property categories and determining an overall suitability value based on the score for the plurality of property categories.

6. The method of any one of claims 1 to 6, wherein the method further includes ranking the property in accordance with the suitability value and a received user profile.

7. The method of claim 6, wherein the user profile is matched and/or compared to a stored property profile.

8. The method of any one of claims 1 to 7, wherein the method further includes:

(a) receiving a request for a list of suitable properties; (b) determining suitable properties in accordance with assigned property suitabilities; and,

(c) providing the list of suitable properties.

9. The method of any one of claims 1 to 8, wherein the method further includes providing a suitability report.

10. The method of any one of claims 8 or 9, wherein the request includes user information and/or a user profile.

11. The method of any one of claims 3 to 10, wherein the property information and/or the property category includes any one or a combination of:

(a) property data;

(b) regional data;

(c) sales data;

(d) proximity data; and,

(e) market preference data.

12. The method of claim 11, wherein the property data includes any one or a combination of:

(a) listing price;

(b) property address;

(d) lot size;

(e) bedrooms;

(f) bathrooms;

(g) year built;

(h) air-conditioning; and, (i) date of listing.

13. The method of claim 11, wherein the regional data includes any one or a combination of:

(a) average persons per household;

(b) average persons employed; (c) average persons unemployed;

(d) families with kids;

(e) mean commute to work;

(f) median age of residence;

(g) income per household; (h) income per resident; and, (i) healthcare.

14. The method of claim 11 , wherein the sales data includes any one or a combination of:

(a) average listing price;

(b) average sold price;

(c) number of houses on market;

(d) average length on market;

(e) vacancy rate (sales/rentals);

(f) previous average suitability; and,

(g) average property data.

15. The method of claim 11, wherein the proximity data includes any one or a combination of:

(a) recreational;

(b) necessary;

(c) public transport;

(d) services;

(e) social; and,

(f) employment.

16. The method of claim 11, wherein the market preference data includes any one or a combination of:

(a) bedrooms;

(b) bathrooms;

(c) lot size; (d) dwelling age;

(e) property type;

(f) price range;

(g) proximity to schools; (h) proximity to necessary;

(i) proximity to public transport; (j) proximity to services; (k) proximity to social; and, (1) proximity to employment.

17. A method of determining a suitability value for a property, in accordance with a property profile, the method including the steps of:

(a) determining property information associated with the property;

(b) applying a property factor to the determined property information; and,

(c) determining the suitability value for the property in respect of the property profile, according to the applied property factor.

18. The method of claim 17, wherein the method further includes ranking the property for the property profile in accordance with the suitability value.

19. The method of any one of claims 17 to 18, wherein the method further includes:

(a) receiving a user request for a list of suitable properties;

(b) determining the property profile;

(d) providing the list of suitable properties.

20. A method of searching for a suitable property, the method including the steps of:

(b) receiving a list of suitable properties.

21. A method of determining property suitability, the method including the steps of:

(a) determining property information associated with a number of properties;

(b) analysing the property information;

(c) applying a property factor for at least one property profile; and,

22. A system for determining a suitability value for a property, the system having a processing system, the processing system being configured to:

(a) receiving property information associated with the property; and,

(b) determine the suitability value for the property in accordance with the received property information.

23. A system for searching for a suitable property, the system having a processing system, the processing system being configured to:

(b) receive a list of suitable properties.

24. A method for receiving suitable property information, the method including the steps of:

(a) transmitting a user profile, the user profile being compared to a property profile, to determine a suitable property; and,

(b) receiving suitable property information in accordance with the determined suitable property.

25. A system for receiving suitable property information, the system having a processing system, the processing system being configured to: a) transmit a user profile, the user profile being compared to a property profile, to determine a suitable property; and (b) receive suitable property information in accordance with the determined suitable property.