Amid the COVID-19 pandemic more agents and vendors will opt for private sales as bans on gatherings have taken effect around the country.
Prime Minister Scott Morrison announced on Tuesday that all in-room auctions and group open homes would cease from midnight Wednesday, leading the industry to take the events fully digital, with bidding done online or over the phone.
In response, realestate.com.au has launched a digital inspections feature allowing prospective buyers and renters to do property tours remotely.
The Ray White group confirmed its circa 1000 offices would host private auctions over online streaming platforms from Thursday, with auctioneers accepting bids over the phone or online. Private treaty sales would also continue.
The McGrath network reported 134 properties were currently uploaded to its online auction platform, while LJ Hooker said it was also rolling out digital auctions across the country.
If you’re not sure what this means for your property journey buyers Advocate Sam Lally has got plenty of tips to make sure you get the best deal.
1. Shop around
“Before you even start seriously looking, you should inspect at least 100 properties,” Lally says.
You should be at a point where you can confidently say what any property in the marketplace is worth – not just the ones you’re interested in. Only then will you be able to understand your desired market and what different styles of properties are worth.
“You should be able to point to a property and say something like: South Yarra, balcony, north-facing – it’s going to sell between $550,000 and $600,000.”
Know the market in the area you’re buying like the back of your hand. Picture: Kate Hunter
2. Understand the market year
If you’re buying right now – you’re in a sellers’ market. “Prices are getting beaten every other weekend,” Lally says.
“We’re in a sellers’ market and I don’t see that letting up for a while.”
Which is backed up by search data from realestate.com.au, despite fears around the Coronavirus there are still many more buyers searching than this time last year.
3. Arrange a meeting with the agent at the property
So, you’ve found a property that’s not going to auction. The first thing you should do is travel to the property and arrange for a private inspection.
There are two reasons for this:
Number one is the obvious need to scope out the property. Lally says you need to observe your surroundings with hawklike vision.
“I’m looking at everything when I visit a property – not just whether it’s got two bedrooms, two bathrooms and a car space. I’m looking at home orientation, carports, position on the block, other houses on the block – anything that could affect the position in the marketplace.”
It’s best to learn everything you can about your potential new home before you get too attached. Picture: realestate.com.au
Number two is the opportunity to start a relationship with the agent that benefits you.
“At the end of the day, the agent is working for the vendor,” Lally says. “Buyers have got to remember this.”
If you can form a friendly relationship with the agent you can ask the questions you need to know in a personal setting.
What to ask the agent before making an offer on a property
You can question the agent about other properties – showing off your knowledge of the marketplace and your willingness to look around to find the best deal. Remember, you don’t want to appear desperate.
Here are some of the questions an agent will be able to answer:
- Why is the vendor selling?
- How soon does the vendor want to sell?
- What is it going to take to buy this property today?
- Are there other buyers?
- If there are other buyers – what is their profile? Are they first home buyers or investors?
“My biggest tip is preparedness – do your research,” Lally says. “You’re up against a match-fit negotiator who does this every day.”
4. Place a value on the property
Once your questioning is done and you’ve made considerable observations, you should be able to confidently place a value on the property.
If there’s no listed asking price, it’s time to call back the agent and ask: “What are you chasing?” Based on your research you should be prepared for the answer. If it doesn’t match up, tell them.
5. Make an offer
Before you start reeling off figures, you should ask the agent what their offers process is. Do you get a right of reply?
Offers processes can differ from state to state so make sure you understand yours fully before you proceed. It can be advisable to check with a solicitor to make sure they’re ok with the process the agent has advised.
More tips: Making an offer on a property
This is the hard part – negotiating.
“I’ll make an offer based on the information I’ve prepared and cited – no one can argue with comparable sales,” Lally says.
“Whatever you do, don’t put your best offer forward first,” Lally says. If the vendor is really motivated to sell, your first offer might be accepted, but usually, the agent will ask for more. “It’s like an auction… behind closed doors.”
At this point, it pays to learn more about other offers. You’re already up against the reserve price of the agent and the vendor – but are there other buyers?
If so, ask the agent:
- Has there been another offer made?
- Is this offer in writing with a deposit?
- Has this offer been accepted by the vendor?
- If there are multiple parties – will it go to a boardroom auction?
- Or will it just be ‘highest and best’ offer that wins?
If the agent answers ‘yes’ to the first three questions, ask the agent who is making the offer. According to Lally, most good agents understand their marketplace and know which buyers are active. It might be difficult to take on a buyer who has been active for more than a year, but less so someone who has just started feeling around.
