Timing the Offer : When to Strike in a Private Sale
In This Week’s How's The Market | Edition 124
Timing the Offer : When to Strike in a Private Sale
Signature streetfront luxury
Melbourne’s New Mega-Suburb Gets the Green Light
Timing the Offer: When to Strike in a Private Sale
In Melbourne’s auction-dominated market, we often talk about pre-auction offers, bidding strategies, and what to do when a property passes in. But there’s a whole different ballgame that often gets overlooked private sales.
I’ve been thinking about this a lot recently. I’ve seen buyers make painful (and expensive) mistakes simply because they didn’t understand when to move and how to approach a private sale.
So, let’s break it down.
Why Private Sales Are a Different Game
Private sales and even off-markets don’t follow the same playbook as auctions.
There’s no big crowd, no countdown, and no hammer falling. But don’t let the quiet vibe fool you. Timing, preparation, and information are everything.
In fact, I’d say the most informed buyer usually wins.
Call the Agent Before the First Open
If a property goes live midweek say Tuesday or Wednesday I’m calling the agent before that first Saturday inspection.
Why?
Because I want to understand two things:
The vendor’s situation - Have they already bought? Are they hoping for a quick sale?
Why it’s a private sale - In an auction-heavy suburb, that decision says a lot.
I’m never blunt. I approach it with curiosity:
"What’s the vendor's situation?"
"Is there a reason this one’s private rather than going to auction?"
Sometimes the answer is gold. I've had agents tell me straight up: “They’ve bought elsewhere. We're inviting offers now.” That’s a green light to act fast.
On the flip side, if they’re planning a long campaign, you’ll know to sit tight.
Understand the Agent’s ‘Rules of Engagement’
This is crucial. Every agency has different processes and if you don’t know the rules, you can’t play the game.
Here’s what I always ask:
Will you sell to the first acceptable offer without referring others?
Will you disclose offers to other parties?
Is it best and final, or do some buyers get a second go?
Will everyone get 24 hours, or can that window be shortened?
Can I inspect before the first open?
These questions tell me exactly how to position myself. In one case, I remember being at a Saturday open when the agent told the crowd:
"Just letting you know, we've already received an offer. This could sell today."
I knew someone had gotten through earlier and I never let that happen to me again.
Move Fast (When the Signs Are Right)
If it’s clear that:
The vendor needs to sell quickly
The agent is inviting offers early
There’s a single-offer window in play
I move fast.
Speed wins deals. I’ll often be the first to make an offer, especially when I know we’ve got budget room to negotiate. And if it’s looking competitive? I’ll try to organise a building and pest inspection before submitting. That way, I can go in clean, without conditions, and with full confidence.
Ask Smart Questions - Then Ask Again
This part is often overlooked. But I can’t stress it enough : ask more questions than you think you need to.
Things like:
Are there offers already on contract?
Have deposits been paid?
Are any offers subject to finance or long settlements?
Do the terms align with what the vendor wants?
These details matter more than you realise. I’ve seen buyers with higher offers lose the deal because their settlement terms were too long. Vendors don’t just care about price they care about certainty and timing.
Also don’t be afraid to be cheeky. Sometimes I’ll say:
"Surely the current offer isn’t over $1.1M?"
And the agent might slip:
"Well, it’s just a bit more than that..."
That’s the info I need. Then I might say:
"Can you show me a comparable that justifies a higher figure?"
If they struggle, I know we’re in over-asking territory and I now have leverage.
Stay ahead of the market - get the real auction results every week!
What The Agents Are Saying
Melbourne’s market is stirring to life.
Buyers are circling the affordable end, competition is heating up for quality homes, and momentum is slowly building as rate cuts loom.
Confidence is creeping back especially in entry-level and prestige segments with signs pointing to a steady spring recovery.
The Wow Factor!
Residence 1/111 Dendy Street, Brighton, Vic 3186
Signature streetfront prestige meets bold architectural brilliance in this newly completed showpiece by Mark Franek.
Why it WOWs:
Hero home of One 11 Dendy – gated luxury of 4
Striking facade with Shou Sugi Ban charred timber
Emerald-tiled private pool
Sculptural helical staircase centerpiece
4 luxe bedrooms, each with marble-detailed ensuites
Dual living zones + gas pebble fireplace
Gaggenau kitchen with honed marble + butler’s pantry
3.2m ceilings & floor-to-ceiling French doors
Handmade leather handles, Axor tapware, artisan finishes
Auto-gated, cobblestone driveway + designer garage
Steps to Brighton’s top schools, Church Street & the Bay
Price guide : $4,400,000 - $4,700,000
In The Media
New Melbourne mega-suburb gets development go-ahead
Melbourne is set to welcome one of its largest new suburbs with the green light given to the Beveridge North West Precinct Structure Plan.
Located 40km north of the city, this development will deliver 15,000 homes, eight schools, and four town centres, transforming Mitchell Shire from a population of 49,000 to over 170,000 by 2041.
The project will begin with 2,400 homes across 140 hectares, supported by key infrastructure like the Camerons Lane interchange.
Alongside housing, the plan includes 79 hectares of green spaces, community hubs, shopping centres, and extensive cycling and pedestrian paths.
This development is a major step in Victoria’s 10-year Greenfields Plan, which aims to create more than 180,000 new homes across the state, reshaping Melbourne’s northern landscape for generations to come.
Final Thoughts
When you know the vendor’s position, understand the agent’s selling process, and ask the right questions, you can secure a great property without overpaying.
Here’s what I remind myself every time:
The most informed buyer usually wins
Speed + clarity = negotiation power
It’s not just about price - terms matter too
So next time a property comes online and it’s a private sale, don’t hesitate. Call the agent. Understand the playbook. And when the green lights show up, make your move.
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.
