How to get the property you want
Buying a property can be one of the most exciting and stressful experiences of your life. Whether buying your first home, your forever home, or an investment property, the key to success is knowing how to navigate the process with clarity and confidence.
There are two main ways homes are sold in Australia – by private treaty or auction. Each method requires a different mindset and strategy. Here are my top tips for both methods.
Buying via private treaty: Negotiation knowhow
In a private treaty sale, the seller lists the property with either a fixed price or a price guide. From there, it’s all about negotiation. Here’s how to get the best outcome for yourself.
1. Do your homework
Before making an offer, research recent comparable sales in the area. This will give you a sense of the property’s fair market value.
2. Ask the agent the right questions
Find out how long it’s been on the market, if any offers have been made, and whether the vendor has a preferred settlement period. These insights can guide your negotiation strategy. For example, you may be able to trade a shorter settlement for a lower price.
3. Make your first offer count
Put your offer in writing and confirm you have pre-approved finance. Start somewhere below your walk-away price and move your offers upwards in small increments. Put a deadline on your offers – 5pm the next day is fair – to encourage a decision
4. Try an odd amount as negotiations continue
If you’ve already made a few offers, try an odd amount like $933,500 instead of $935,000. This suggests there’s some logic behind your offer and also implies you’re at your limit.
5. Understand vendor psychology
Sellers want two things – a good price and confidence the sale will go through. If your finance is sorted and you can sign the contract quickly, you become a safer bet.
Buying at auction: Bidding to win
Buying at auction is a different experience. It’s fast, public and more emotional. There are also clear benefits for you. You’ll be able to read the other bidders’ body language, their offers will be transparent, and their presence should reassure you of the home’s appeal!
Here’s how to go about bidding at auction.
1. Understand the rules
Auction sales are unconditional. That means no cooling-off period and no chance to negotiate terms after the event. Do your due diligence beforehand. Get building and pest inspections done, read the contract carefully and make sure your finance is approved.
2. Stand in a good position
Position yourself where you can clearly see the auctioneer and your competitors
3. Start low, then wait
Make a low bid to start the auction. Unless the property looks like it’s going to be passed in, don’t bid again until the reserve price has been met and the home has been called on the market.
4. Project confidence
Create the impression that you will continue bidding until you own the home, no matter what. Timid bidders are often put off by the aura of unstoppable self-assurance.
5. Call out your bid in full
When the bidding is down to small increments, it’s easy for buyers to lose sight of the amount of money being offered. Calling out the full amount of your bid is a reality check for other buyers. For example, say “$955,000” instead of “$5,000” (your bidding increment).
Final tip
In my experience, fate can play a hand in these things. It’s better to feel the short-lived disappointment of missing out on a property you love than the long-lasting remorse of paying more than you are comfortable with. If you miss out on a property, accept that it wasn’t meant to be and look forward to finding something better soon.
John McGrath CEO & FOUNDER
Don’t let the cold snap freeze your property goals.
If you would like to know more about the current property market or would like to discuss own your property goals, please contact one of our offices.
408 Beach Road, Batehaven Land
SALE
Price Guide $1,500,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
19 Myrtle Street, Bowral
4 beds 3 baths 1 car FOR SALE
Price Guide $1,500,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
134 Old South Road, Bowral
3 beds 1 bath 2 cars FOR SALE
Price Guide $1,200,000
View as advertised or by appointment
Agent Hayley Sneddon 0432 960 960
Anne Stone 0414 457 868
12 Gregory Street, Batemans Bay 2 beds 1 bath 1 car
SALE
Price Guide $589,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
5 Sir James Fairfax Circuit, Bowral 3 beds 1 bath 2 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
32 Lavis Road, Bowral 4 beds 2 baths 2 cars
SALE
Price Guide $1,495,000
View as advertised or by appointment
Agent Dianna Reiche 0497 112 455
31 Nathan Street, Berrima 5 beds 4 baths 6 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Hayley Sneddon 0432 960 960
16A Cliff Street, Bowral 10 beds 5 baths 7 cars FOR SALE
Price Guide $2,550,000 - $2,650,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
2/91 Kangaloon Road, Bowral
3 beds 2 baths 2 cars FOR SALE
Price Guide $1,795,000 - $1,845,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
83 Ascot Road, Bowral
3 beds 1 bath FOR SALE
Price Guide $1,275,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Ash Stone 0448 248 735
3/40 Kangaloon Road, Bowral
2 beds 1 bath 1 car
FOR SALE
Price Guide $795,000
View as advertised or by appointment
Agent Dianna Reiche 0497 112 455
28 Panorama Road, Bundanoon 4 beds 3 baths 2 cars FOR SALE
Price Guide $1,550,000
View as advertised or by appointment
Agent Hayley Sneddon 0432 960 960
29 Aitken Road, Bowral
3 beds 1 bath 1 car FOR SALE
Price Guide $1,755,000
View as advertised or by appointment
Agent Hayley Sneddon 0432 960 960
11/17 Pikkat Drive, Braemar 2 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Kate Johnson 0487 144 983
2 Heritage Drive, Bundanoon Land FOR SALE
Price Guide $1,300,000 - $1,400,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
1211 Old South Road, Bowral 4 beds 3 baths 6 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
10 Heritage Drive, Bundanoon 5 beds 4 baths 3 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
29 Osborne Road, Burradoo 4 beds 2 baths 1 car FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Ash Stone 0448 248 735
10 Kyeema Close,
4 beds 3 baths 2 cars FOR SALE
Price Guide $3,300,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Dianna Reiche 0497 112 455
89 Osborne Road,
4 beds 3 baths 2 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Dianna Reiche 0497 112 455
102
FOR SALE
Price Guide $620,000 $649,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
28 Oakwood Way,
FOR SALE
Price Guide $339,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
FOR SALE
Price Guide $395,000
View as advertised or by appointment
Agent Jessica Parker 0455 590 004
Kirsty Schultz 0429 433 526
40B Melaleuca Crescent, Catalina
3 beds 2 baths 1 car FOR SALE
Price Guide $689,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
Luke Allan 0412 159 593
47/2 Links Road,
3 beds 3 baths 2 cars FOR SALE
Price Guide $2,500,000
View as advertised or by appointment
Agent Dianna Reiche 0497 112 455
70 Wyoming Avenue,
5 beds 3 baths 4 cars FOR SALE
Price Guide $1,290,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
2 Stewart Street, Conjola Park 4 beds 3 baths 2 cars FOR SALE
Price Guide $1,675,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Burradoo
Burradoo
Burradoo
4 Wallaroy Drive, Burrill Lake Land
Canberra Crescent, Burrill Lake Land
Burrill Lake
Catalina Land
4 Hayward Street, Conjola Park 3 beds 2 baths 2 cars
SALE
Price Guide $1,450,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
36 School Lane, Exeter 5 beds 2 baths 2 cars FOR SALE
Price Guide $3,900,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Tinarra Close,
3 beds 1 bath 1 car
SALE
Price Guide $795,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
476
Price Guide $1,700,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
120 Devon Road, Exeter 4 beds 2 baths 2 cars
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
34 Clyde View Drive, Long Beach Land
Price Guide $895,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
Tau’
Road, Exeter
beds 3 baths 4 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
47 Grandfathers Gully Road, Lilli Pilli
beds 2 baths 2 cars FOR SALE
Price Guide $1,750,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
5 Tallawang Avenue, Malua Bay 3 beds 2 baths 2 cars
AUCTION Saturday 9 August 1.00pm
Price Guide On Request
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
Luke Allan 0412 159 593
‘Whare
Exeter
22A
Lilli Pilli
1 Reedy Place, Malua Bay 4 beds 3 baths 2 cars FOR SALE
Price Guide $1,129,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
1/55 George Street, Marulan
3 beds 2 baths 2 cars
EXPRESSIONS OF INTEREST
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
33 Myrtle Street, Milton 2 beds 1 bath FOR SALE
Price Guide $950,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
25 Sunset Strip, Manyana 4 beds 2 baths 1 car FOR SALE
Price Guide $3,500,000 - $3,800,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
2/55 George Street, Marulan 2 beds 2 baths 2 cars
EXPRESSIONS OF INTEREST
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
30b Corks Lane, Milton
4 beds 2 baths 2 cars FOR SALE
Price Guide $1,500,000 -$1,600,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
Andrea Tucker 0402 487 887
15 The Rampart, Manyana 3 beds 1 bath 3 cars FOR SALE
Price Guide $1,400,000 - $1,500,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
67 Windward Way, Milton 4 beds 2 baths 4 cars FOR SALE
Price Guide $2,900,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
9 Leopold Street, Mittagong 4 beds 2 baths 1 car FOR SALE
Price Guide $1,000,000 - $1,100,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Ash Stone 0448 248 735
17/6-10 Owen Street, Mittagong 2 cars FOR SALE
Price Guide $510,000 $519,000
View as advertised or by appointment
Agent Kate Johnson 0487 144 983
Anne Stone 0414 457 868
3 - 5 Shepherd Street, Mollymook Land FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
7 Harnett Lane, Mittagong 4 beds 3 baths 2 cars FOR SALE
Price Guide $2,575,000
View as advertised or by appointment
Agent Hayley Sneddon 0432 960 960
16 Clissold Street, Mollymook 4 beds 3 baths 2 cars
SALE
Price Guide $1,925,000 - $2,100,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
28 Davies Street, Mollymook 4 beds 3 baths 1 car FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Kirsty Schultz 0429 433 526
Stephanie Ash 0458 000 253 9 The Green, Mollymook Land FOR SALE
Price Guide $550,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526 84 Golf Avenue, Mollymook 6 beds 4 baths 4 cars
AUCTION Saturday 26 July 2.00pm
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
84 Seaview Street, Mollymook 4 beds 3 baths 2 cars
SALE
Price Guide On Request
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
24A Molloy Street, Mollymook Land FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Lot 38, Bishop Drive, Mollymook Beach Land FOR SALE
Price Guide
$475,000 $655,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
12 Beach Road, Mollymook Beach
7 beds 4 baths 4 cars
FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
15 Villiers Road, Moss Vale
4 beds 3 baths 2 cars
FOR SALE
Price Guide $1,250,000
View as advertised or by appointment
Agent Dianna Reiche 0497 112 455
Anne Stone 0414 457 868
Lot 1,2,3,15,16,17,19,20,21, 11
FOR SALE
Price Guide $475,000 - $600,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
15 Carroll Avenue, Mollymook Beach
5 beds 2 baths 1 car FOR SALE
Price Guide $1,250,000 - $1,350,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
2 East Street, Moss Vale
3 beds 2 baths 2 cars FOR SALE
Price Guide $1,350,000 - $1,450,000
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
20
FOR SALE
Price Guide $585,000 - $625,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
8 Garside Road, Mollymook Beach
3 beds 2 baths 1 car FOR SALE
Price Guide $1,300,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
4,5, 6/ 9 Clarence Street, Moss Vale 5 cars
FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Kate Johnson 0487 144 983
Matron Porter Dr, Mollymook Beach Land
Mison Circuit, Mollymook Beach Land
12
FOR SALE
Price Guide $599,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
320, Bay Ridge Dr, North
FOR SALE
Price Guide $469,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
13
FOR SALE
Price Guide $749,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
13
4 beds 2 baths 2 cars
FOR SALE
Price Guide $1,395,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
650 Pomeroy Road, Pomeroy
6 beds 4 baths 4 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
460 Beach Road, Sunshine Bay
5 beds 4 baths 4 cars
FOR SALE
Price Guide $1,150,000 - $1,250,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
114 Seaspray Street,
8 beds 4 baths 2 cars FOR SALE
Price Guide $1,590,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
5 Amaroo Drive,
Land FOR SALE
Price Guide $425,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
62 Cook Avenue, Surf Beach
5 beds 3 baths 4 cars FOR SALE
Price Guide $959,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
Capricorn Avenue, Narrawallee Land
Callemondah Close, Narrawallee
Narrawallee
Lot
Batemans Bay Land
Rosedale
Lot
Runnyford Road, Runnyford
21 Kauzal Crescent, Surf Beach 4 beds 2 baths 2 cars FOR SALE
Price Guide
$1,350,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
2162 George Bass Drive, Tomakin Land
FOR SALE
Price Guide
$1,650,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
FOR SALE
Price Guide $489,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
10 Towrang Avenue, Surf Beach
6 beds 4 baths 8 cars FOR SALE
Price Guide $2,200,000 - $2,400,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
Kylie Allan 0415 980 330
FOR SALE
Price Guide $449,000 - $525,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
Lot 510-512, Monash Avenue, Tuross Head Land FOR SALE
Price Guide $415,000 - $435,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
7 beds 4 baths
FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Anne Stone 0414 457 868
Brittany Kelly 0411 706 802
FOR SALE
Price Guide $525,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
1 Willunga Close, Ulladulla
3 beds 2 baths 1 car
FOR SALE
Price Guide $820,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
Andrea Tucker 0402 487 887
’Old Daffodil Farm’ 8 & 10 Conflict St, Sutton Forest
Lot 102-108, Clifford Parade, Tuross Head Land
Lot 102, Clifford Parade, Tuross Head Land
Lot 107, Clifford Parade, Tuross Head Land
SALE
Price Guide $650,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
Andrea Tucker 0402 487 887
FOR SALE
Price Guide $1,850,000
View as advertised or by appointment
Agent Kirsty Schultz 0429 433 526
Price Guide $1,500,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000
SALE
Price Guide $1,050,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
8A Colden Place, Ulladulla Land
46 St Vincent Street, Ulladulla Land
7 Silky Oak Avenue, Ulladulla 4 beds 2 baths 2 cars
90 Kyeema Drive, Woodstock 3 beds 2 baths 4 cars
What to look for when buying a house or apartment and questions to ask.
As John McGrath says ‘home hunting is not a spectator sport. If you’re committed to finding a great home at the right price, you have to get into the marketplace, you have to go to open home inspections.’
When you start out looking at properties, you’re just getting a feel for the property and seeing if you could feel at home there. You’ll do you more thorough inspections and due diligence with experts down the track when you’re really serious about a property. Right now, you want to assess whether the property will fit your lifestyle, does it match your wish list, (with perhaps a few compromises). Do you have a good feeling about the property, and could you imagine living in it?
Does the layout and flow work for you? A good layout creates easy living, convenience and privacy. How are the living rooms located in relation to the bedrooms, and where are the bathrooms in relation to the bedrooms?
Is there enough space for you, your family and your ‘things’? Is there enough storage, potential to extend, reconfigure? What is the condition of the interior? Do you need to renovate, what is the quality of the kitchen and bathroom?
What is the light like? What is the aspect and how close is it to local amenities? These initial inspections are all about viewing as many properties as possible, talking to real estate agents and narrowing down you list of properties to a short list.
Questions to ask when buying a house or apartment
While at the open homes, make sure you ask the real estate agent lots of questions about the property. Knowledge is power and building a clearer perspective of the property can help you determine if it is right for you or not.
Here are some key questions to ask the real estate agent:
Can you please share with me a list of comparable sales over the last 3 months?
This will give you an idea of how much the property could be worth. Understanding what similar properties are selling for in the immediate area and why the agent believes the property is worth a particular price can help guide your price expectations.
Why is the vendor selling the property?
By understanding why the home owner is selling can help you negotiate the sale. For instance, if they are looking to buy another property, perhaps you could negotiate a longer settlement. If they have already bought, they may be keen to sell quickly and therefore open to early offers.
Are there any known issues with the property, land or neighbours that they are aware of?
While you will most likely uncover any major issues during your due diligence phase, asking the agent is worthwhile too.
Have they received any offers and if so, how much? This can help you understand vendor price expectations. Are the vendors willing to negotiate the price or receive pre-auction offers?
Are they aware of any planned zoning changes?
Are there any restrictions on the property?
How much are the council rates?
Naomi
Batemans Bay (02) 4472 1488
Mollymook (02) 4455 6988
Southern Highlands (02) 4862 2122
Guiding you home