New South Wales · 16 checks of the public record · one PDF

Know the block before you fall for the kitchen.

Give Prova an address. It runs sixteen checks of the NSW public record, flood, bushfire, zoning, heritage, contamination, applications next door and more, and sends you one plain-English report, every finding cited to its source and the date it was checked.

Free instant check, no signup. The full 14-page report is A$19. See a sample. See how it works
  • Emailed in under 10 minutes
  • 14-day refund, no questions
  • Written for first-time buyers
Sample · open the full PDF
prova
8 Riverbend Lane, Windsor NSW 2756
Prepared
21 Aug 2026
Amber. Worth pursuing, with two questions answered first.3 findings need action before exchange. Nothing here is a deal-breaker on its own.

  1. Inside the council's flood planning area

    The land council expects to go under in a 1-in-100-year flood. It shapes insurance, what you can build, and how you'd leave. Do: ask for the flood certificate and get an insurance quote before you bid.

    Hawkesbury flood planning area · NSW SES flood data · queried 2026-08-21

  2. Childcare centre proposed 120 m away

    A development application was lodged in June. Not decided yet, you can still make a submission. Do: read the plans on the council DA tracker; note the traffic report.

    NSW Planning Portal DA register · queried 2026-08-21

  3. Not bushfire prone. Not on the contaminated-land register.

    Two of the expensive surprises, ruled out on the public record.

    NSW RFS bush fire prone land map · NSW EPA CLM record · queried 2026-08-21
Page 1 of 14Every finding cited
  • A$19Launch price, usually A$49. One-off, no subscription.
  • 16 checksState and council sources, read for one address.
  • Under 10 minutesEmailed as a PDF, most in a few minutes.
  • 14 daysFull refund on request. No questions.
How it works

Address in. Sixteen checks. One report out.

Every dataset is public. Prova's job is to read all of them for your address, in one go, and tell you what they mean.

1

You give an address

8 Riverbend Lane, Windsor NSW 2756

Any residential address in NSW. Paste it from the listing. Prova finds the lot and every dataset that touches it.

2

Prova reads the record

20 of 20 checksComplete
  • Flood: state mapping
  • Flood: council mapping
  • Bushfire prone land
  • Zoning
  • Development standards
  • Heritage
  • Acid sulfate soils
  • Wetlands & biodiversity
  • Other planning constraints
  • Contaminated-land register
  • Applications on the property
  • Applications nearby
  • Easements
  • Statutory land value
  • School catchments
  • Nearest station
  • Nearest hospital
  • Nearest shops
  • Industrial land nearby
  • Transmission lines
3

You get one PDF

Prova report: 8 Riverbend LaneTraffic light on page one. Every finding cited. Emailed in under 10 minutes.

Read page one in two minutes. The rest is there when you want the detail, and every source, so you can check it yourself.

What's checked

The sixteen things a listing won't tell you.

Each finding is written the same way: what it is, why it matters, and what to do about it. Planning terms are explained the first time they appear, no glossary hunting.

Finding · floodAs written in the report

The property sits inside the council's flood planning area.

What it is
The flood planning area is the land council expects to flood in a 1-in-100-year event, plus a safety margin. It is a planning line, not a record of past floods.
Why it matters
Insurers price it. Council adds conditions to anything you build, raised floors, no bedrooms below the flood level. Your lender may ask about it. And you need to know how you'd get out.
Do
Ask the agent for the council flood certificate. Get a written insurance quote for this address before you bid, not after.
Source: Hawkesbury City Council flood planning area · NSW SES · queried 2026-08-21

Flood

The state mapping read in full, and the council's own mapping read, captured or linked, whichever the council publishes.

Bushfire

Whether the lot is bushfire prone, and what that means for building and insurance.

Zoning & standards

The zone, height and floor-space limits, minimum lot size, in words, not codes.

Heritage & constraints

Heritage items and conservation areas, acid sulfate soils, wetlands and other overlays.

Contaminated land

The EPA register, former servos, dry-cleaners, industrial sites, on or near the property.

Planning applications

Applications on the property and nearby, what's proposed, lodged or approved.

Easements

Rights of way, drainage and services that run through the lot and limit where you can build.

Land value

The Valuer General's statutory land value, the figure your rates and land tax rest on.

School catchments

Which public primary and high school the address is zoned for.

Station, hospital, shops

Nearest of each, with real distances, so "walk to station" can be checked.

Industrial land

Industrial zones within reach of the property, noise, trucks, and what they may become.

Rent: who to ask

No rent guess. The report names the local property managers to ask, with a draft appraisal request written for you.

What the agent didn't say

The listing, fact-checked against the record.

Prova reads the listing's claims and puts each one beside the government dataset that can confirm or contradict it. Then it writes the questions to ask the agent.

Listing says
The record says
Claim

"Flood-free, elevated position"

Contradicted

Inside the council flood planning area. Elevated relative to the street, perhaps, but council's own line runs through the lot.

Hawkesbury FPA · 2026-08-21
Claim

"Duplex potential"

Conditional

R2 Low Density Residential. A dual occupancy needs consent and a minimum lot size. "Potential" is doing a lot of work here.

NSW Planning Portal · LEP layers · 2026-08-21
Claim

"Walk to station"

Stretching it

Nearest station is 2.3 km, about 30 minutes on foot, 8 by bike.

Transport for NSW stations · 2026-08-21
Claim

"Zoned for Windsor High"

Confirmed

Correct. The address is inside the Windsor High catchment. Credit where it's due.

NSW Dept of Education catchments · 2026-08-21
Compared honestly

Three ways to find out what you're buying.

All of this is public. The question is whether you want to read sixteen portals yourself, wait for the council's certificate, or have it read for you first.

Criterion ProvaA$19 launch price · under 10 minutes Reading it yourselfFree · your evening Waiting for the 10.7 certificateCouncil-issued · with the contract
What it coversSixteen checks across state and council sources, for one address, plus the neighbours' applications.Whatever you know to look for. Each dataset lives on a different portal with its own search.What the council is required to state about this lot. Nothing about applications next door, distances or schools.
When you get itBefore you fall for it. Under 10 minutes from ordering.Whenever you finish. Budget a few hours per property if you know the portals.With the contract of sale, usually once you're already interested.
Written forFirst-time buyers. Every planning term explained the first time it appears.Planners and conveyancers. Zone codes, clause numbers, map layers.Conveyancers. Dense, statutory, accurate.
Checks the listing's claimsYes, claim beside recordIf you cross-checkNo
Tells you what to order nextYes, and whyNoNo
Legal standingNone, it points you to the documents that have itNoneYes, council's own statement

Prova doesn't replace the section 10.7 planning certificate, a title search or a building inspection. It's the thing you read first, so you know which of those to order, and what to look for when they arrive.

Pricing

One price. One property. No subscription.

You're about to spend the largest sum of your life on the strength of a listing and a twenty-minute open home. Nineteen dollars buys you the public record, read and explained, before you commit.

Pay by card through Stripe. The report lands in your inbox as a PDF.

New South WalesAvailable now
QueenslandBeing built
Per property
A$19

Launch price, usually A$49. One-off, no follow-up charges.

  • Sixteen checks of the public record for your address, flood, bushfire, zoning, heritage, contamination, applications, easements, land value, schools, transport, industrial land, sales history.
  • Traffic light on page one and the top findings as what → why → do.
  • The listing fact-checked, with tailored questions for the selling agent.
  • Every finding cited to its dataset and the date it was queried.
  • Emailed in under 10 minutes.
Order the full report for A$19
Secure checkout by Stripe

See a full sample report (PDF)

Refund

Not useful? Reply to the delivery email within 14 days and you'll be refunded in full. No questions, no form.

Questions

Fair questions, straight answers.

How long does it take?

In under 10 minutes of ordering, by email, as a PDF. Most arrive in a few minutes. If you're bidding at auction tomorrow, order tonight.

Where does the data come from?

NSW government and council services, state flood mapping and the council's own flood mapping, the bushfire prone land map, the Planning Portal's zoning and development-standard layers, heritage and environmental overlays, the contaminated-land record, DA registers, statutory land values, school catchments, and transport and facility locations, plus national datasets for transmission lines, roads and the census tenure mix.

Every finding in the report names its dataset and the date it was queried, so you can go and look yourself. Data is credited in every report, including NSW Government open data under CC BY 4.0.

Which states are covered?

New South Wales today. Queensland is being built. Addresses we can't cover are refused before you pay, at the free check and again at checkout, so there's no refund dance.

Is this legal, financial or planning advice?

No. Prova reads public records and explains them. It gives no view on price or value and doesn't tell you whether to buy. For legal, financial or planning advice, use a licensed professional, the report tells you when that's worth doing and what to ask them.

Does it replace a building inspection or the planning certificate?

No. A building inspection looks at the house; Prova looks at the land and its record. The council's section 10.7 planning certificate and a title search are authoritative documents; Prova is not. What Prova does is tell you which of these to order, and why, before you spend on them.

What if a finding is wrong?

Public datasets are updated on their own schedules, and maps have edges. That's why every finding is dated and sourced, so you can check it, and so the authoritative documents can settle it. If the report wasn't useful to you, reply to the delivery email within 14 days for a full refund.

Can I order for a property I haven't inspected yet?

Yes, that's the best time. Read page one before the open home and you'll walk in knowing which questions to ask.

What Prova is not

Said plainly, not in the footer.

Not advice

Not legal, financial or planning advice. Prova has no view on price or value and doesn't tell you whether to buy.

Not a substitute

Doesn't replace a building inspection, a title search or the council's planning certificate. It tells you which to order and why.

Not authoritative

Public datasets have update cycles and edges. Every finding is dated and cited so it can be checked against the documents that are.

Prova is a reading of the public record for one address, written so a first-time buyer can act on it. That's the whole product. It's useful because it's early, plain and cited, not because it's the last word.

Ready when you are

Sixteen checks. One page you'll actually read.

Start with the free instant check, upgrade if it finds something. If the full report doesn't earn its A$19, tell me within 14 days and it's refunded.

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