The Secret to Finding Off-Market Properties

I don't normally hit your inbox on a Monday, but life happens and I mixed up the dates when scheduling. Happy Monday!

If you've spent even five minutes house hunting in Sydney, chances are you’ve heard the term "off-market property." It's one of the most overused phrases in the real estate world—and it’s often misrepresented.

Sales agents love to dangle "off-market" as if it’s some sort of golden ticket to a hidden property gem. Buyer's agents? Many use it to convince you that you’ll never buy in Sydney without their help. Let’s be clear: that’s just not true.

Here’s a reality check:

Every property that exists, but isn’t currently listed online, is technically “off-market.”

There’s no secret vault of properties that buyer's agents are quietly hoarding. So what's really the secret to finding great off-market opportunities?

It's Not Just About the Property—It’s About the Vendor.

When most buyers go looking, they think about bedrooms, land size, and location. But when I go looking for off-market properties for a client, I’m not just matching a house—I’m matching a scenario.

It’s about finding the vendor situation that best aligns with my client's position as a buyer. Let me show you what I mean:

Match the Right Buyer with the Right Vendor

• Buyer living rent-free or house-sitting?
  I search for vendors who need flexibility. Think: owners who want to buy before they sell. My client offers them a deal with flexible settlement terms—a win-win.

• Buyer priced out of renovated homes but willing to renovate?
  I target estates or elderly vendors moving into aged care. These homes often haven’t been touched in decades, and the motivation is usually about closure, not chasing top dollar.

• Buyer who just sold and needs to settle ASAP?
  I zero in on investor-owned properties with vacating tenants. Investors hate empty properties, and a quick settlement can be music to their ears.

This is the Real Edge

It’s not about finding a hidden listing—it’s about understanding people, timing, and negotiation. Most buyers never get this level of insight, because they don’t know the vendor's situation (and let’s face it—sales agents often won’t tell the full story).

When I call a sales agent, I’m not asking, ‘Got any 3-bed semis in Newtown coming up?’

Instead, I ask, ‘Have you appraised any 3-bed semis around Newtown where the owner would sell with flexible settlement terms?’

That’s a very different conversation—and it opens very different doors.

The Best News This Week for Buyers

Yes, many existing homeowners may be disappointed the RBA didn’t cut rates this week. But for you—the active buyer or upgrader—this is actually good news.

Why?
Because the rate cuts in Feb and May fuelled a surge in buyer demand. Prices jumped—often by more than the extra $20,000–$30,000 you could borrow with a lower rate (which, by the way, you’d still pay interest on).

This hold might just take some heat out of the market, giving you a better shot at buying well.

If you want to have smarter conversations with agents and make your position as a buyer work for you—not against you—let’s talk.

The best deals aren’t always hidden. But the best opportunities? They’re often in plain sight—if you know what to look for.