Do This Before You Leave the House
Most buyers find a listing online, skim a few photos, maybe glance at the price range, and then lock in the inspection. Nothing wrong with that — but they’re skipping the step that can save them hours of frustration.
By spending just 3 to 5 minutes checking a few key things, you can avoid spending half your Saturday driving between opens that aren’t worth your time. And if you’ve got two opens on at the same time, this helps you figure out which one’s actually worth inspecting.
Online Listings Always Show the Best Side
Realestate.com.au and Domain are designed to make listings look good — that’s their job. Vendors pay for advertising, so everything is carefully selected to show the property in its best light.
That’s not a criticism. But it’s important to understand you’re only seeing what they want you to see. That’s why it’s worth digging a bit deeper before you inspect.
Use Property.com.au (It’s Free)
If you haven’t already, check out property.com.au. It’s a great free tool owned by realestate.com.au, but it’s more buyer-focused. You can search any property — even ones not currently for sale — and get quick access to:
- Zoning and overlay info
- Nearby planning applications
- Estimated value and rent potential
- Suburb insights and more
It’s quick, easy and gives you a better idea of what you’re dealing with, before you even think about attending an open.
Why the Floor Plan Matters More Than Photos
Let’s be honest — everyone checks the photos first. And while they’re handy for spotting condition and styling, they don’t tell you if the layout works for your needs.
The floor plan is where the real detail lives. Want a downstairs bedroom? Need two living areas? Trying to avoid tiny bedrooms? You’ll find all of that in the floor plan — or you won’t. And if it’s missing, that’s a red flag.
In most cases, if the floor plan’s not listed online, it’s because the layout doesn’t help sell the property. It might be awkward, cramped, or missing key features. And if you’re seeing the phrase “no floor plan provided,” I’d approach with caution.
Be Brutal: Cut What Doesn’t Fit
I’d say around 80% of the properties I review for clients get ruled out at the floor plan stage. That’s how important it is. If a home doesn’t meet your key criteria — whether it’s a second living space, home office, or even bedroom layout — cut it from your list. Don’t convince yourself it might work anyway.
Too many buyers get caught in the trap of “just having a look,” only to walk out 20 minutes later saying, “Yeah, it was too small” or “It just didn’t suit us.” You could’ve figured that out from the floor plan.
Don’t Forget the Map (and Use Satellite View)
Always check the map. But don’t stop at the standard street view — flip over to satellite. The standard map might show a nice location near a school or train line, but the satellite view might reveal power lines hanging over the backyard, a factory next door, or other surprises you wouldn’t spot otherwise.
It takes five seconds to do and can save you from inspecting a property that’s a definite no.
Most Buyers Could’ve Skipped the Inspection
Back when I was a selling agent, I’d often ask buyers what they thought after an open. The feedback was almost always something that could’ve been picked up online:
- “Backyard’s too small”
- “Didn’t realise it was on a main road”
- “Too far from the station”
- “We really need a fourth bedroom”
These aren’t things you need to see in person. You can check them in 30 seconds online — and save yourself the drive.
Price Is Another Big One
The last thing to consider is price. This catches a lot of buyers out too, especially when there’s a gap between what the agent’s quoting and what the property’s actually worth.
In the next post, I’ll break down how pricing works in Melbourne — including how to read between the lines on auction vs private sale quotes — so you can better understand which properties are actually within reach.
Hope you found this helpful. If you’d like a hand reviewing properties or narrowing down your shortlist, feel free to get in touch. Always happy to help.
Enjoyed this post?
It’s based on an episode of Own It — my podcast covering everything you need to know when it comes to buying a home. From knowing where to start, all the way through to tough auction negotiations, we cover the whole journey.
Click one of the links to listen to Own It on your favourite platform.
