What to Know, Look For and Ask When Home Searching

With Spring around the corner, more properties are expected to hit the market — a welcome shift after a quiet Autumn and Winter in the Inner West. For those looking to move before year's end, now's the time to get organised. Because while it's easy to fall for a beautifully styled home, Sydney's fast-moving property market isn't the place to let emotions lead the way.

That gorgeously styled home with its long island bench, walk-in robe, automatic awning and seemingly realistic price guide? It could be underquoted, hiding hairline cracks, a cheap renovation, or have neighbours whose dogs bark all day. I love dogs but owners who leave them outside on their lonesome all day – not so much.

Sydney's property market moves fast. Really fast. If you don't know what to ask, what to look for, or how high you're willing to go on auction day — you can end up paying too much, buying a dud, or missing out altogether. Here's what you need to know and ask before making a move.
Or better yet, why it pays to have a professional on your side who does this for a living.

Start With the Numbers

Fallen in love with a property at the first viewing? Before you think about an offer or bidding at auction, get your figures sorted.

Lock in finance pre-approval before you start inspecting — know what you can truly afford.
Work out your borrowing limit plus an ongoing maintenance buffer.
Add buffers for stamp duty, legals, moving costs, renovations and strata if applicable.
Plan for surprises — bathrooms without fall, rusting gutters, and uneven timber flooring are just some recent examples. Once you've settled, these issues become yours.

Price Guides

As a general rule of thumb, most Sydney properties sell for at least 10% more than the advertised guide. Occasionally you need to be a mind reader when there's no guide listed at all — that's where local market knowledge (and a buyers agent) comes in.

Some agents underquote — buyers agents tend to be aware of which ones ( It’s one of those “when you know, you know” things!) - while others might be on the money, but the property may still achieve a street or suburb record if there’s ample competition at auction.

Do Your Analysis

The property ticks all your boxes — but does the price stack up?

Look at recent comparable sales in the street, apartment block or suburb.
Do your due diligence — are there red flags in the building or strata report?
Have there been any structural works or building/pest issues in the past?
Is it on a main road, near a building site, or subject to long-term roadworks?
Trust your conveyancer or solicitor to review the contract and listen to their guidance.

Ask the Right Questions

Don't be afraid to dig a little when speaking to the selling agent. These questions can give you the insight you need to make an informed decision:

Why are the owners selling? Divorce, upsizing, already bought — this gives you insight into motivation and leverage when negotiating. If the property was only bought a year ago, find out why it's back on the market so soon.
When was it renovated — and what was done? Is there an Occupation Certificate?
Any offers or price drops? How long has it been on the market?
Will the owners look at offers before auction?
Would owners accept a longer or shorter settlement? Tailor your terms, not just your price. A 60-day settlement can be more appealing than a higher offer if it suits the vendor's plans.
Always request the strata report — your conveyancer needs to examine it. What are the quarterly levies and what does the strata report reveal?
Aspect? North, South, East, West facing — check it suits your preferences.
Natural light — are all the lights on? Artificial lighting can disguise a dark home. Ask the agent if it's okay to switch the lights off so you can judge the natural light for yourself.
Heating and cooling — are there A/C units or ceiling fans?
What's the storage like?

View at Different Times

Visit the property more than once and at different times of day. If you're keen, ask the selling agent for a private midweek inspection to understand what the property is like beyond the typical half-hour open home window.

Check for street noise, parking, natural light, neighbours, smells (yes, really), and any signs of damp or structural movement. Think about actually living there — not just what it looks like styled to perfection. Will your king bed fit the main bedroom? Will your modular sofa fit the living room? Does open-plan living even work for your family setup?

Don't Let the Styling Sweep You Off Your Feet

Did the owner do a quick paint job before listing? The prints on the wall, the perfectly thrown throws, the strategically placed champagne and glasses — that's all curated to make you feel something. You're being sold a lifestyle.

Let your heart love the possibilities — but let your head (or someone you trust) guide the decision.

Zoom Out and Inspect the Area

What's selling nearby — and at what price?
Is the area set for growth or at its peak?
What's the rental market like, if this might be an investment down the track?
Walk around. Morning, night, weekend. Check noise, traffic, parking, light, smells.

Don't Get Caught in Auction FOMO

I’m convinced that there’s only one person who gets a kick out of auctions and that’s the auctioneer who gets to put on a show. Ok maybe the neighbours enjoy seeing what the house next door might go for as well. But for sellers, buyers and vendors it’s seriously stressful. Set your bow out number and strategy in advance — and actually walk away if it goes over. Or let someone else handle the bidding for you with a cool head.

It's Normal to Feel Overwhelmed

This is one of the most expensive purchases you'll make in your lifetime, and you'll likely only do it a handful of times at most. Yet you're expected to know how to spot a structural issue, read a strata report, understand suburb performance, deal with agents, and act fast — all while taking out a loan pretty much for life. It's no surprise that home buying can be a daunting prospect for most!

That's where a buyers agent comes in. I'm not emotionally involved. I'm assessing the property's true value, asking all the right questions and negotiating with insight. I'd love to be in your corner. Let's talk.

This article first appeared in Inner West Mums.