How to Buy a Property Before Anyone Else Even Sees It
In This Week’s How's The Market | Edition 118
How to Buy a Property Before Anyone Else Even Sees It
Shrublands — A Legacy Residence Like No Other
Mortgage deserts: How climate change is reshaping where and how we build homes
How to Buy a Property Before Anyone Else Even Sees It
Off-Market Madness: Are These Deals the Real Hidden Gems?
You’ve heard the phrase “off-market” tossed around like confetti at open homes. But what actually is an off-market property - and are these deals as exclusive as they sound?
In this episode of How’s the Market, we dive into the myth, the marketing, and the money behind off-market listings - and what every buyer really needs to know.
The Fantasy: What Everyone Thinks an Off-Market Is
The dream?
A sneaky, whisper-level deal before the property ever hits realestate.com.au. A quiet word from the agent, a one-on-one inspection, and bam - you've scored your dream home before anyone else even knew it was for sale.
This kind of true off-market exists - but it’s rare, especially for the average buyer. And unless you're tight with agents (or working with someone who is), you're more likely to stumble into...
The Reality: The “Off-Market” That Isn’t
You get a message “Off-market opportunity! 14 Smith Street. Open this Saturday.”
You show up... and there are 40 other people there. What happened?
Welcome to the pre-market blitz.
Agents blast listings to massive databases before paying for online ads. The property isn't online yet, so it’s technically “off-market”—but make no mistake: this is just a soft launch before the main event.
Why do they do it?
Mostly to test interest levels before the campaign and get price feedback from the market.
These pre-markets usually occur one or two weeks before the property comes online and they let the vendor know if there is strong interest or it’s been slow, which could mean they drop the price further before coming online.
The Good: When Off-Markets Really Shine
Sometimes, off-markets are gold.
Think:
Discreet sellers (divorce, death, downsizing, or privacy concerns)
Vendors avoiding $10K - $20k+ marketing costs
Buyers offering long settlements, saving sellers time and stress
We’ve secured great properties this way - like a deceased estate in Glen Iris packed to the rafters with family belongings. No styling, no board, no parade of stickybeaks, just a clean, quiet sale that worked for everyone.
In this instance, we were the only group that saw the home.
When an agent knows you’re serious, experienced, and ready to move fast (like most buyer’s agents), you’ll often get first dibs before the public ever hears about it.
The Bad: When Off-Markets Are Just… Off
But don’t be fooled - not all off-markets are good value.
Some are off-market because they couldn’t sell on the market. We’ve seen it all:
Train-line rattlers
Insane intersections
Terrible floorplans
Properties priced like palaces with zero chance at auction
Agents might quietly shop them off-market, hoping to find a buyer who doesn’t spot the red flags.
Unfortunately, we’ve seen buyers who end up massively overpaying for properties that couldn’t sell online, because they wanted the exclusive opportunity of securing a property before it went to market a second time with a different agent…
The Secret Sauce: How to Actually Get In the Door
Let’s be honest - it’s hard work.
If you’re not using a buyer’s agent, your best bet is building rapport with agents. That means:
Following up after opens
Letting agents know you missed out and are still keen
Showing you’re educated and realistic about pricing
Staying top of mind across multiple offices
And yes, sometimes you’ll need to push. Ask to see a property before it hits the market. Be persistent (but polite). The squeaky wheel often gets the private inspection.
Why Off-Markets Matter Now More Than Ever
In competitive markets like Melbourne's inner-east, buyers are desperate to avoid public auctions.
Why?
Because buying in isolation gives you more control over price - and lets you lean on older comparable sales, not last weekend’s bidding war.
It also gives agents a cleaner, faster deal - which many prefer if they’re juggling privacy issues, messy divorces, or tight turnaround times.
So… Are Off-Markets Worth It?
Sometimes they’re the best deals on the market
Sometimes they’re leftovers dressed up with a buzzword
Every time they’re about who you know and how fast you act
If you're hunting off-markets solo, arm yourself with these truths. And if you're serious about buying in places like Boroondara or Stonnington? Partnering with someone who’s already in the agent’s inner circle can be the game-changer.
What The Agents Are Saying
Listings are picking up for spring, but winter is quiet as ever!
If you look on map view in a suburb at the moment, you will find many of the properties online and on the main roads or busy thoroughfares.
This is because they haven’t sold or are struggling to sell.
Agents have told me over and over again that they wish they had more A grade stock.
Buyers are there, with multiple parties following every agent up about off-markets they’ve got coming in the future that they have shared with their databases.
We are currently trying to get through a few off-markets that agents have and it seems as though they are flooded with buyers.
Certain pockets of suburbs at certain price points there are currently next to no listings currently online.
I’ve spoken with 10+ agents this week that have said they have some good stock coming up for October auctions, but very few A grade homes that they think will attract huge crowds.
The Wow Factor!
16 Balwyn Road, Canterbury, Vic 3126
A seamless blend of historic elegance and modern luxury, this landmark estate is as ideal for refined private living as it is for grand entertaining or consular use.
At a glance:
Built c1863 – A rare piece of Australian architectural heritage
Refined formal reception rooms & relaxed family zones
Gourmet kitchen, elegant dining & flexible living areas
Nine luxurious bedrooms & nine bathrooms
Cinema, billiards room, wine cellar, gym & private lounge
6,500sqm of landscaped grounds with mature trees & lawns
Indoor pool pavilion, flood-lit tennis court & heated piazza
Two-bedroom caretaker’s residence + parking for 10 cars
Flexible settlement terms available (including vendor terms)
Price guide : $31,000,000 - $34,000,000
In The Media
Mortgage deserts: How climate change is reshaping where and how we build homes
As climate change accelerates, owning a home in once-desirable areas is turning from a dream into a risk. Across the globe, floods, fires, and rising seas are creating climate abandonment zones — places where insurers pull out, mortgages dry up, and properties lose value.
The Big Shift : The era of ignoring climate risk in construction is over. Builders are now designing smarter from fireproof homes in Southern Europe to flood-ready homes on stilts in Bangladesh.
Adaptive Architecture is Here : Homes are being built to respond not just survive. Think fire-rated exteriors, green roofs, and water-resistant materials. It’s no longer just good design, it's essential for getting insured.
Tech-Driven Resilience : AI, climate data, and smart platforms are helping buildings react to real-time conditions reducing emissions, costs, and climate exposure.
Rethinking Insurance & Investment: Insurers are using predictive AI, not just past data, to price risk. Meanwhile, investors are flocking to climate-safe zones, prioritizing resilience over returns.
Planning for Tomorrow : Some areas may be uninhabitable in the future. That’s where managed retreat comes in a structured, community-led move away from high-risk zones.
"Climate resilience is now core to any property investment strategy." — Scott O’Neill, Rethink Group
The future of real estate isn’t just location, location, location — it’s adaptation, resilience, and innovation.
Final Thoughts
Not every off-market is a hidden gem, some are just shiny rocks with a great PR team.
But the real deals? They’re out there.
Build relationships, know your worth, and when the right one comes along be ready to pounce.
If you or someone you know would like assistance to buy this year, book in a call and we can discuss if we can help.
Thanks for reading this far!
We value feedback and if you have any suggestions on what you would like covered in the future please email me at tristan@tomii.com.au
Happy Buying!
Note: This is general advice and does not take into consideration your objectives, situations or needs. Please consider if this advice is suitable for you and your circumstances and speak to a professional before making any financial decisions.
