While not all investors will have the opportunity to head to their suburb of choice, those that do will find themselves easily able to take advantage of the opportunity and ramp up their knowledge of the area.

Head to the suburb armed with basic information - whereabouts within the suburb you&#39;re considering purchasing, the type of stock you&#39;re looking for (house, unit, fibro, etc) and your budget. Any statistical research possible should have been undertaken before this stage (the steps below are a helpful way to get this started).

&nbsp;

<hr />
YOUR FIRST RESEARCH STEPS:

&nbsp;

Read Property Observer&#39;s <a href="https://www.propertyobserver.com.au/australian-capital-territory/the-property-observer-guide-to-abs-census-data-research-for-smart-property-investors/2013081664267" target="_blank">guide to using the ABS Census Data.</a> 
&nbsp;

<hr />
&nbsp;

 
Get out of the car

&nbsp;

First things first - either walk the streets or put your car window down, and listen. If there&#39;s a main road, find out which streets are affected by the sound and where it becomes acceptable.

Listen out for planes that may alert you to a flight path you hadn&#39;t thought about, or for busy school or social hubs that may affect your property&#39;s value.

Consider transport - it may be worth jumping onto a bus or train to find out about transport links, or walking to the nearest station if possible.

Good streets, bad streets

Some streets are going to be more popular than others, and often this is reflected in the price or the speed by which the homes sell. However, it can also be physically apparent. Look for streets with good views and outlooks, that are walkable distances from amenities and that are kept in visibly good condition.

EPS Property Search&#39;s Patrick Bright also looks for dampness, and which sides of the street have more sunlight - it&#39;s not always the higher side that&#39;s the most desirable.

The locals 

While you&#39;re on the ground, head into some local businesses for a friendly chat. Find out how business has been, and note that if it&#39;s getting busier it may be a good sign for the area. It&#39;s also worth asking specific people if they&#39;re aware of any new developments, or of any notorious streets or areas. Hairdressers are often cited as the go-to experts for these situations.

It&#39;s also a good idea to try and have a quick chat with residents. If you&#39;re looking at a specific property, it might just be time for a friendly door knock to the neighbours next door and opposite the home to ask their thoughts. Ask them about the difficulties of where they live, such as transport or parking woes, and factor this into your research.

Information to pick up

The local paper can be an excellent source of hyper-local information. It may include recent police activity that can quickly alert you to problems in the area, or of new council decisions that affect you.

Head into your local council and check for notices, and ask about upcoming developments where possible.

Keep your eyes peeled

Look for graffiti and other damage, and ensure you note where it occurs. You will also want to look out for where people are visibly renovating or have updated their homes. Extensions, subdivisions and granny flats can also quickly flag to you the possibilities with a property that you purchase.

Also look around for &#39;For Sale&#39; signs. This can be an indication of movement in the market, however too many properties up for sale, especially clustered in one area, might be suggestive of something else going on.

Open homes and real estate agents

It&#39;s worth attending open homes to get a good understanding of the quality of property and the asking prices. This should help you get your head around comparables later when you&#39;re more prepared to buy, or it will allow you to make sure you&#39;re not going to overpay on a property you&#39;re currently considering.

You can read our recent <a href="https://www.propertyobserver.com.au/news/how-to-assess-a-property-at-an-open-home/2014011967244" target="_blank">How To: Assess a Property At An Open Home here</a>.

What do you do to research when you&#39;re in an area? Email <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a> or leave a comment below

jduke-EHk3XBmHkn

What you can learn by walking through a suburb: Investor research

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According to realestate.com.au, half of prospective buyers trawling through your open home will have a look at your personal photographs.
This is one of a number of 'Home Truths' being discussed in a new campaign of the same name.
Another finding is that Australians would rather live 50 kilometres or further from their in-laws.
While Property Observer staff wouldn't admit to the second, despite all admitting to the first, it will be interesting to see what else is revealed in the new campaign.
"In a country obsessed and fascinated by property, 'Home Truths’ provides insight into the quirky property attitudes of the nation," said REA Group's marketing operations manager, Ed McManus.
More quirky property truths will be shared through the week based on research conducted by market research hub NewsPoll.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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50% of prospective buyers look at your personal photos: REA Group

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Picking a mortgage broker can be as tricky as any part in the property buying process and, as they'll be the expert securing you a loan that can often be one of the larger financial stresses around, you'll want to get this part correct.
Think of the role of a mortgage broker to be two-fold. On the one hand, they are there to secure you finance. On the other, they are also there to help you prepare yourself for future decisions and to ensure you understand what you are signing up for. We've previously written about <a target="_blank" href="/news">the importance of shopping around for a mortgage broker</a>.
<hr>
YOU MIGHT ALSO BE INTERESTED IN:
These <a target="_blank" href="/news">Pros and cons of using a mortgage broker</a>: Cameron McEvoy
Tips on how to <a target="_blank" href="/news">maximise the relationship you have with your broker</a>, from Century 21's Charles Tarbey
<hr>
Just like any other expert, their skill and knowledge can vary considerably. If you're a first home buyer, an investor, or an upgrader, you'll want a mortgage broker that deals with the same type of clientele. If, for instance, you are an investor with plans to purchase multiple properties down the track then you'll want a broker who understands how your loans will need to be structured to best prepare yourself for that point. Brokers with most of their experience in the first home buyer area will not be best placed to prepare you.
Firstly, ask for referrals from people who are in a similar situation to you or are in a situation that you aspire to. For instance, if you want to have four properties, then try to find someone who has reached this goal. You should then ask who their broker is, and what their experience has been like with them. Many investors will use the same local expert. Good brokers regularly receive referrals and do not necessarily need to solicit as much for their business.
There are some quick and easy ways to work out if they're going to be a decent broker for you. One quick rule of thumb is to stop talking and just see what they're asking you. If they're interested in your plans for the property, such as your likelihood of selling, of using any equity, of renovating, then they're thinking ahead for you. This is invaluable.
They should be explaining the downfalls as well as the plus-sides of different products, as well as be ready to describe and help you understand how different instruments can work for you (What is an offset account? Why might you need one?). They should also explain where you can trip up, or where you might have difficulties. Find out about some of the more difficult loans they have had to write and how they worked with the problems.
A broker's role often requires their honed negotiation skills to push your loan over the line with the lender, so look out for their communication - if they're struggling to explain things to you, then you might want to reconsider.
Turn over page for the questions you must be asking your prospective mortgage broker (including their licenses, affiliations and access to loan products).
 
 
<hr class="system-pagebreak">
 
Questions you must be asking your prospective mortgage broker 
<ul>
<li>Are you licensed to recommend credit?</li>
</ul>
All mortgage brokers are required to hold an ASIC credit licence (ACL) or operate as a credit representative under a licence holder. Ask to see evidence and do your own checking on the ASIC website using its “professional registers” search engine.
<ul>
<li>Are you a member of the Mortgage and Finance Association of Australia (MFAA) or Finance Brokers Association of Australia (FBAA)?</li>
</ul>
Industry body membership is not mandatory, but all reputable brokers should be a member of one of these organisations. Membership requires higher education benchmarks and other professional and ethical requirements.
<ul>
<li>What lenders are on your lending panel?</li>
</ul>
A broker’s lending panel is the lenders they are accredited with to recommend loans. Get a list of a broker's lenders and do some research. Most reputable brokers would offer a mix of banks, non-banks and mutual lenders. Be wary of broker who only has a few unknown lenders  as the broker may have failed to gain accreditation with some of the bigger lenders.
<ul>
<li>How many lenders are you likely to recommend?</li>
</ul>
Most mortgage brokers will have at least a dozen lenders on their panel and sometimes as many as 30. However, they are unlikely to be able to recommend loans from all these lenders, so you should find out which lenders they are most familiar with and ensure you are comfortable with this selection.
<ul>
<li>How long have you been a mortgage broker for and how many loans have you written?</li>
</ul>
It’s important to gauge the level of experience of your broker. If he's a rookie, his knowledge may be limited and you may feel more comfortable with someone who has more experience. It's also worth asking how business is going and if he's been busy.
<ul>
<li>Which is your favourite lender and why?</li>
</ul>
Brokers are required by lawyer not to recommend unsuitable loans to borrowers. Many, though, will have a lender they recommend more than others, and you should find out why. Valid answers could range from lowest rates and fees to excellent customer service. Brokers are paid by commission and other incentives (such as volume of business), so make sure you’re not just making up the numbers for them.
<ul>
<li>How do you make your recommendations?</li>
</ul>
Many brokers will input your information into some kind of software program to come up with a list of suggested lenders and loans. However, it is also the duty of a mortgage broker to consider your holistic financial needs and your personal circumstances. A broker should have good product and market knowledge and good people skills and should not just rely on their computer software to come up with recommendations.
<ul>
<li>Can I speak to one or two of your clients?</li>
</ul>
This is a great way to assess a broker's performance for yourself and whether previous clients were satisfied with the service they received. You can also check a broker's website for testimonials and do a Google search to see if her name pops up in relation to a dispute or if they have made the news for the wrong reasons. Also consider looking at their testimonials.
<ul>
<li>Do you charge a fee?</li>
</ul>
Most brokers are free as they are paid by lenders, but some do charge upfront fees for their mortgage advice. A broker should disclose these fees upfront, but it’s worth checking. And if they do charge any fees these should be for additional services above and beyond determining a suitable loan for your needs.
<ul>
<li>What service do you provide post settlement?</li>
</ul>
A broker should provide continuing service to her client after the loan has settled. Brokers who “set and forget” will leave you high and dry if you run into problems. Most lenders pay brokers a monthly trail commission as an incentive to provide good post-settlement customer service, but even if they don’t a good broker relies on word-of-mouth referrals and recommendations to grow her  business. You are <a target="_blank" href="/news">legally entitled to know what commissions are received</a>, so it's worth finding this out as well.
Turn over page for the extras that you can look for
 
 
 
<hr class="system-pagebreak">
 
 Whistles and Bells
It's becoming increasingly common for mortgage brokers to stay in touch with their clients through online services. If this is something you want, ask about how they stay in touch. Some will offer newsletters, while others will provide updates on changing rates via text messages.
You will want to have a regular channel of communication with your broker, particularly as you are waiting for approval, so ensuring they are available is also important. See how easy it is to get them on the phone.
Test them out
Do not be afraid to head online to a comparison tool and look for a better deal. If your mortgage broker has suggested a product and you think there is something better - ask them why they didn't recommend it. Chances are, there will be reasons you haven't even thought of.
MoneySmart recommends heading in to see a broker with a "wish list" of features and hopes for your loan. Ask them what is realistic and achievable and the costs for each - compare the responses between brokers.
Warning signs for investors:
<ul>
<li>
If a broker begins suggesting specific properties to you, then be aware. Are they likely to receive a commission if you buy that property? What is their reason for the suggestion?
</li>
<li>
If they show disinterest in your plans or specific requirements, then you'll never get a loan product that suits your unique needs.
</li>
<li>
When the going gets tough, if the broker suggests that you falsify any information then alarm bells should be ringing.
</li>
</ul>
jduke@propertyobserver.com.au
 
 
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How to: Pick the best mortgage broker

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A new website has been launched that encourages tenants to bid on a rental property in a traditional online auction format.
The website, AuctionLets.Com is a UK-based website that has only just been launched, and managing director Spencer Rose thinks it will become an industry standard for property rentals.
Properties come with a description, a rental reserve price, a start bid and a 'maximum bid' style offer, and a 'rent it now' option, reminiscent of sites such as eBay.
There is a  £72.00 Referencing Check fee from the site for each tenant/occupier, and tenants are required to have viewed the property before bidding.
The bids are legally binding for tenants.
UK investment site, Property Investor Today, said that over 500 landlords expressed interest in the site within 24 hours of announcement.
In Australia, however, rent bidding is generally illegal. In the Northern Territory it is not considered against the law.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Rental bidding website launched: UK

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Last night's Selling Houses Abroad on Gem had Andrew Winter advising British Tony Dunn, after he had bought a house in France - without consulting his wife Rose. A long story cut short, Andrew and Rose, unable to live the retirement life they had wanted with their money tied up in this property, needed to sell the house. However, after putting it on the market for a period of time the interest was minimal despite the market in the French town being strong and all of the fundamentals being in place (such as a new daily air route to the village).
After Andrew's assistance, they managed to sell the property for more than their asking price, despite the real estate agent saying the next step was to drop the price by £20,000. Here are five things we can all learn from this experience:
1) Never assume the buyer will be happy to fix issues with the property/renovate to their "own" style
This particular house had garishly loud patterned wallpaper over the walls and the ceilings, a drab kitchen and a small sitting room that looked unusable in its original state. Tony, the vendor, kept saying that the next owners could renovate and put their own stamp on it and that it was in 'original' condition. While original features are often highly sought after, original condition isn't. The real estate agent said this too. Andrew did not. Buyers will balk at properties that appear they might be a lot of work, so if you can spend a little bit of money to fix it up then you will take a significant obstacle out of the way. In this situation, painting over the wallpaper with thick coats of white paint, and some light signature colours in the bedrooms, really did the trick to making it appear modern. The kitchen was also updated and, while it wasn't mentioned too much in the episode, the front of the property was drastically fixed up with pot plants and a number of other fixes.
2) Empty rooms look smaller
It may sound contrary to what you think you already know, but empty rooms (and, conversely, over cluttered rooms) can make the property appear smaller. While the vendor thought that presenting empty bedrooms was the best option, staging the property using some of the original furniture and some rented pieces brought in for furnishing really made the house shine. It also allowed the small sitting room area to be re-adjusted and to be turned into a cosy nest, rather than a cramped box room. Use furniture to show off the features of your property, and lighting to enhance darker spaces.
3) Plan the direction through which buyers are shown around
This one is for any real estate agent or vendor selling/showing the house themselves. Often, we're told to have all the doors open, all the blinds open and show them from the front door to the back. This isn't always the case. If there's something you want to show off, or hide, then it's worthwhile being strategic with your path at inspections. For instance, in this case Tony and Rose showed the viewers through while keeping the middle room door shut. This allowed them to open it up and give the viewers the "wow" factor of the done-up middle room. They were also instructed to take the viewers through the side back door not the main back door due to a new build obscuring the views that the home initially had. While this didn't gel with one potential buyer (who still pointed out the new build) it was certainly a lot better than heading straight outside and into a new property.
4) Don't let the buyer know you're fixing it up for sale
Despite a lot of hard work, painting and styling, don't seem desperate to your vendor by letting them know everything has been done just prior to sale. Andrew told Rose and Tony to tell the prospective purchasers that the renovations were done "some time ago", and to not appear as though you're doing a quick fix up. Let them think the property has always been this bright, shining and sparkling.
5) Be proactive
After speaking with the real estate agent about the poor photos and the bad way in which the property was presented, they decided to take a unique approach on this unique listing. Tony and Andrew went to the airport with flyers for the property, showing it off and speaking to tourists who would perhaps be interested in a country getaway. If the standard channels aren't working for you, then get out and try something different.
Finally, never buy without consultation with everyone involved! Tony said that he purchased the property unsure of even how many bedrooms it had after a lunch and wine with the real estate agent, thinking it would be the perfect dream house. It wasn't, and Rose very much disliked the property. If you're buying on behalf of someone else, ensure they are happy with your choices, and avoid this entire situation.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Five lessons from Selling Houses Abroad's Andrew Winter

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The following video may be disturbing for some property lovers. The investment property has been absolutely trashed by its inhabitants, leaving Just Think Real Estate's Edwin Almeida asking us - is it self-managed, or could it possibly be managed by a professional real estate property manager?
Have a look for yourself.
{qtube vid:=k1bIMJMniqI&amp;feature=youtu.be}
Books, clothes, Boost Juice cups, open peanut butter and margarine next to cleaning products... it's a bit terrifying for any investment property owner, particularly when coupled with the music. Property Observer notes that this is a property just outside of Parramatta, tenanted by a mother and her 20-year-old son.
<blockquote class="twitter-tweet" lang="en">
Self managed or agent appointed? You be the judge <a target="_blank" href="https://twitter.com/JennieDuke">@JennieDuke</a> <a target="_blank" href="https://twitter.com/College_Aus">@College_Aus</a> <a target="_blank" href="https://twitter.com/realestate_au">@realestate_au</a> <a target="_blank" href="https://t.co/nEjRZW03BQ">https://t.co/nEjRZW03BQ</a>
— Just Think Property (@justthink1) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/justthink1/statuses/426254539688140800">January 23, 2014</a>
</blockquote>
We've previously written about <a target="_blank" href="https://www.propertyobserver.com.au/landlords/you-get-what-you-pay-for-in-property-managers-who-work-cheap-leah-calnan/2012051054652">not just choosing the cheapest property manager</a>, as well as the <a target="_blank" href="/news">importance of getting this selection right</a>.
How do you ensure your property is managed in the way that you want it to be?
jduke@propertyobserver.com.au
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Has your investment property been trashed without your knowledge?

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Investors are keenly watching to find out whether interest rates will change next week, with the Reserve Bank readying for their first interest rate decision meeting of 2014. Currently, the interest rate sits at 2.5% and has sat this way since it was brought to this point in August 2013.
Today, <a href="/news">the experts unanimously predicted that, basically, not much is going to happen next week</a>.
The economists have been undecided, with <a target="_blank" href="/news">predictions at the close of 2013</a> seeing NAB believing that the official cash rate will be cut to 2.25% by the middle of this year, while Westpac thinks there will be two cuts sometime over 2014, bringing us to 2%.
Yesterday, the <a target="_blank" href="/news">Real Estate Institute of Australia explained their expectations for rates to be kept on hold</a>.
REIA president Peter Bushby said that the consumer price index rose by 0.8% in the December quarter, with the annual inflation rate sitting at 2.7%.
“These figures are well within the RBA’s target zone of 2% to 3%,” he said.
 
{module What do you think is going to happen at the RBA meeting next Tuesday?}
 
Vote and send your thoughts to: jduke@propertyobserver.com.au
 
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Vote: Will rates move next week?

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1) A real estate located in Western Australia's Spearwood was recently fined $5,000. What did he not complete that caused the fine?
2) A strange floorplan had us wide eyed, when this studio (pictured below), for $370 per week, was listed. The toilet is right next to the kitchen. But which suburb was this property in?
<img alt="3" height="353" width="470" src="/images/stories/2014/01/24/3.jpg">
3) Which show, set to come back to our screens on Monday, has the ambitious project to renovate six split-level atrium apartments in Prahran?
4) Which former entrepreneurial medico was stopped from auctioning his Palazzo Versace, Main Beach apartment (pictured below) over the weekend?
<img src="/images/stories/2014/01/24/gold-coast-jan-24-onle.jpg" width="470" height="299" alt="gold-coast-jan-24-onle">
5) Which two hot markets did observer Michael Matusik think will see a correction in 2015?
6) Which state will be home to the first not for profit real estate agency, HomeGround Real Estate, who hope to help with homelessness?
7) Which metropolitan areas in Victoria were seeing the most first home owners grant applications?
8) Which regional hotspot has observer Terry Ryder tipped for substantial growth? Hint: it's in Queensland.
Click through to the next page to reveal answers.
 
 
<hr class="system-pagebreak">
 Answers
1) <a href="https://www.propertyobserver.com.au/western-australia/real-estate-agent-%245000-for-not-completing-compulsory-professional-development/2014012267313?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus" target="_blank">The compulsory professional development (CPD) program</a> 2) <a href="https://www.propertyobserver.com.au/new-south-wales/a-toilet-in-the-kitchen-a-strange-unit-layout/2014012067267?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=mostread" target="_blank">Darlinghurst</a> 3) <a href="/news">The Block</a> 4) <a href="https://www.propertyobserver.com.au/news/geoffrey-edelsten-s-palazzo-versace-gold-coast-auction-halted-by-ohio-us-court-order/2014011867240?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=mostread" target="_blank">Geoffrey Edelsten</a> 5) <a href="https://www.propertyobserver.com.au/trends/overheated-markets-set-to-see-a-2015-correction/2014012267272" target="_blank">Melbourne and Sydney</a> 6) <a href="https://www.propertyobserver.com.au/victoria/not-for-profit-real-estate-agency-to-launch-this-year/2014012167271" target="_blank">Victoria</a> 7) <a href="https://www.propertyobserver.com.au/victoria/where-are-victorian-first-home-buyers-purchasing/2014012067251" target="_blank">Cranbourne, Botanic Ridge, Cannons Creek, Devon Meadows, Skye </a> 8) <a href="https://www.propertyobserver.com.au/hotspots/regional-hotspot-toowoomba-shows-great-investor-potential/2014012267307?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=upperright" target="_blank">Toowoomba</a>
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Property trivia: Fined real estate agents, hotspots to decline, regional areas to watch

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With the Greater Building Society cutting their rate to 5.04% for a three year fixed loan, and Westpac cutting their three year fixed rate offering to 5.14% effective today, it appears that competition is still heating up.
Westpac's cut is 0.05% on their current three year fixed interest rate, said Gai McGrath, general manager of Westpac Retail Banking.
“Westpac understands that the dream of many Australians is to own their home sooner, and we’re pleased to be able to offer  a competitive three year fixed rate for home owners who are looking for security and peace of mind about their loans and monthly repayments,” said McGrath.
Greater Building Society have cut their three, four and five year fixed home loan rates by 10, 15 and 10 basis points respectively.
CEO Don Magin said that fixed rates are continuing to be popular, with a third of their loans generated over the past six months being fixed rates.
He said that consumers should check the loan features, and especially the rate the loan reverts back to at the end of the fixed rate period.
“With some other financial institutions you are placed on a higher variable rate once your fixed term ends, a practice we have termed the ;revert rate rort'," Magin said.
“With a home loan from the Greater Building Society you always revert to the lowest variable rate of the equivalent loan,” he said.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Fixed loans see further decreases in rate

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Buyer's agents, or buyer's advocates as they are commonly known in Victoria, are increasingly a consideration for many home buyers and investors wanting to make better financial choices. However, different buyer's agents have different skills and it's worth knowing what it is you need before signing up and paying for their services.
<hr>
YOU MIGHT ALSO BE INTERESTED IN:
<ul>
<li> <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/news/the-argument-for/against-buyer-s-agents/2013092465231" target="_blank">The argument for/against buyer's agents</a></li>
<li><a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/news/how-buyer-s-agents-pick-the-best-performing-properties/2014011667219" target="_blank">How buyer’s agents pick the best performing properties</a></li>
</ul>
<hr>
Finding a location
If you're a home buyer, it's likely you already have locations in mind where you are happy to live. If you're a straightforward investor, perhaps not so much. Let's firstly look at the role of a buyer's agent when it comes to finding you a location.
Many buyer's agents now take on the role of location researchers, or 'hotspot' experts, where they trawl the country or select locations to find growth spots for their clients.
For some investors, outsourcing this part of the process may sound like a dream come true. If you're in this category, and you're willing to buy in any state or territory, then you'll likely be looking towards a national agency, or an operator with access to data on every suburb available. You'll want to ensure they have a close understanding of the values and laws in these areas.
If, however, you are only comfortable buying within a certain state, or perhaps even a certain city or area you have picked as ripe for growth yourself, then it is more likely you'll want to look towards a specific location, or 'local', expert. Local experts are more likely to know which blocks can be developed and to be well versed on the specific good and bad streets of a suburb, as well as properties with difficult neighbours. This qualitative information isn't necessarily going to be available at the hands of a national agent.
Negotiating
If you’ve already found a property or are clear on what you want, then you might want to skip straight to someone who is an expert at settlement and negotiating. Many buyer’s agents were previously real estate agents, so they are well equipped with the confidence and knowledge to negotiate your sale. If you are likely to be sending the buyer’s agent into auction for you, make sure you see them in action first. Ask for solid examples of where they have saved their clients money (you’ll be wanting to see that their fee is saved by the money you save on your purchase).
You'll also want to ask them for statistics from their business, for instance - what is the average percentage by which they negotiate property down?
The style of the buyer's agent
Some buyer's agents specialise in certain types of property. Perhaps the properties are prestige, or under $300,000. Ensure your property and buying style, such as investor or home buyer, aligns with the buyer’s agency you are considering. If they are mainly buying inner city units, you may want to reconsider asking them to help you find and buy a country homestead.
Some buyer's agents are lone operators, while others have significantly sized staff. Ensure you know what will make you most comfortable - personalised service, a more corporate feel, or somewhere inbetween? Ensure you don't judge an operation by its number of staff, however it's worth asking who you would be dealing with throughout the process.
The Real Estate Buyer's Association of Australia recommends that you ask a number of questions, including:
<ol>
<li>How experienced is the buyers’ agent?</li>
<li>What qualifications do they have?</li>
<li>What are their most recent purchases?</li>
<li>Can they provide recent client testimonials/references?</li>
<li>Do they own property themselves?</li>
<li>Do they have the contacts to find you the property that best suits your criteria?</li>
</ol>
Ensure you aware of their background, education and how they got into the position they are in now. Treat your conversations as an informal job interview - afterall, you are hiring them for a particular purpose.
Their fee structure
Find out how much they will cost you upfront and ask yourself whether their services are worth that amount to you. If they are charging a percentage of the final property cost, ask them how they have an interest in keeping the property price as low as possible when they get paid far more lucratively for more expensive sales.
Ask about kickbacks or commissions being received, particularly where new and off the plan sales are concerned. Try and ensure their independence as much as possible.
You'll want to speak to a number of buyer's agents before you make up your mind, so keep notes as to how much each will cost you. Don't be afraid to ask them to justify their price and how it is worth it for your property purchase. Fees can vary dramatically, from a few thousand dollars up to around $25,000 in some instances.
Their network
One of the often undiscussed benefits of a buyer's agent is their access to other professionals in the space. Whether it's real estate agents, building and pest inspectors or similar, you'll want to know that they have good relationships with the necessary experts. Responding on Twitter, one reader mentioned that it is crucial that the buyer's agent walks through the home with the building and pest inspector, as well as has a good look at the nooks and crannies. That is, they should be able to have a look in the attic and know what they're looking for, as much as they should be able to look at a contract and know what is within it.
Bells and whistles
Some buyer’s agencies also offer finance, development assistance, insurances, property management and similar in what is often described as a “one stop shop” approach. Not every investor or home buyer will want all their eggs in one basket, and it is always wise to consider all of the options available to you.
Others also fall onto the line of creating strategies and plans for your investments. If you are looking to build a portfolio, then it may make sense to consider speaking with a buyer's agent who understands the importance of your portfolio and may assist in this endeavour. Some provide goal-setting, mentoring and similar services, and where these suit some investors, others will not be as keen. Be clear on the role of the buyer's agent to you and the service you are looking for.
Many will <a href="https://www.propertyobserver.com.au/buyers-agents/buyers-agents-are-particularly-beneficial-for-busy-people-david-airey" target="_blank">opt for a buyer’s agent if they believe it will save them time and stress</a>.
And finally, it may come down to checking their fees, licensing, insurances and how other people have found their services.
It can be hard to protect yourself, but always ensure you are dealing with a licensed real estate agent (buyer’s agents need this licence too). Search online for what is being said about them, and always double check references. A referral can often hold far more power than a slick brochure.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
 
 
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Select your buyer's agent wisely: What you need to consider

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Jennifer Duke

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