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Lemme confess first that I'm an analytic type person by nature, i like numbers maths etc. It's just that it does'nt agree with my experiences be it RE, equities or derivatives. "Irrational markets present more opportunities than rational markets, especially if the value of the underlying assets...

Spiderman, while all this analysis is interesting, your still not accounting for one thing: Buyers do not buy property by doing the analysis your doing. They are obviously using a different yardstick or factors. So if your trying to follow or pickup a trend, imo you wont. Just like any market...

That you can "scientifically" work out which suburbs will boom more than others is mainly a delusion. Just like working out which stocks will go higher than others. In NOV 07 API had a special with the "100 Top spots... tipped for best capital growth over 12 mths". Here's a few of the picks...