Should you try to buy a property before auction – or just wait for auction day?

Many buyers assume auctions are always intense and expensive. But that’s not always the case – and in some scenarios, making a pre-auction offer can give you the edge. That said, it can also backfire if you don’t ask the right questions or understand how the process really works.

🏠 What You'll Learn:

• Why auctions aren’t always competitive or scary
• When a pre-auction offer can give you a major advantage
• Why some vendors prefer to sell early (and when that works in your favour)
• Why not every property can be sold before auction (think: deceased estates, mortgagee sales, or vendor instructions)
• How a pre-auction offer differs from a regular offer – and what risks are involved for buyers and agents
• What to ask the agent before making an offer
• Three common offer scenarios (and which ones might trap you):
• 1. A brought-forward auction
• 2. A semi-transparent multi-buyer process
• 3. A sudden “best and highest” deadline
• Why putting your best foot forward too soon could backfire on auction day

💡 Key Takeaway:

Pre-auction offers can be smart – but only when you’ve done the work upfront. And if the vendor’s expectations are too high or the process feels murky, sometimes auction day is actually your best bet.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

🔍 What I Cover:

• What underquoting actually is (according to Consumer Affairs Victoria)
• The 3 rules agents must follow when quoting a price
• Why Statement of Information pricing isn't always trustworthy
• Real examples of dodgy quoting practices
• Why some agents are “technically” following the rules but still misleading buyers
• How agents can use old or non-comparable sales to justify low quotes
• The grey areas where the law is hard to enforce
• What changes trigger a quote range update—and why that rarely happens
• Why you shouldn't assume all agents (or quote ranges) are dodgy
• Tips for decoding quote ranges before wasting time or money
• The uncomfortable truth: underquoting works (and that’s why it persists)
• The conflict agents face when trying to be ethical in an unethical environment

💡 Key Takeaways:

✅ Underquoting is illegal, but hard to prove

✅ The Statement of Information can be manipulated—do your own comparable sales analysis

✅ If a vendor has rejected an offer based on price, the quote range must be updated

✅ If rejected based on terms, it doesn’t mean they have to update the quote range

✅ If the vendor won’t consider pre-auction offers, the agent isn’t required to pass yours on

✅ Ask smart questions like:

“Can I confirm the top of the range would buy the property, assuming terms are acceptable?”

🛠️ What You Can Do:

✅ DO:

• Educate yourself on comparable sales
• Learn what legislation agents must follow
• Don’t be afraid to ask direct but polite pricing questions
• Track what properties are selling for, not just what they're quoted at
• Know your market and monitor sale trends

🚫 DON’T:

• Assume all agents are doing the wrong thing (but don’t take them at face value either)
• Start a fight with an agent during the negotiation phase—it can backfire
• Waste money on building inspections without clarity on the vendor’s expectations

🧠 Final Thoughts:

There’s no perfect solution to underquoting. It’s an issue of compliance, competition, and at times—plain old bad behaviour. But as a buyer, you’re not powerless. Knowledge is your best defence.

And remember my motto:

Never let a bad agent, or a bad vendor, come between you and a good property.

🔗 Resources:

• Consumer Affairs Victoria – Underquoting

They cover the important property jargon and key terms whose understanding will help you build more confidence once you head out on your property-buying journey and start talking to the people and experts in the industry.

This is a perfect episode for anyone new to the world of property - or one to share with your friends, siblings, colleagues or anyone you know just getting started in their real estate journey!!

Many of my clients avoid busy roads, but some are open to them. It's a subjective decision, but buyers should be aware of the potential drawbacks.

In this episode I run through -

Livability Considerations:

Main Road Factors: Noise, safety, pollution (air and potentially visual), getting in and out of the property, aesthetics, tram lines, speed humps.

Different Levels of Busy Roads: Not all busy roads are the same.

Different Times of Day: Consider how busy the road is at various times.

Google Maps: Use Google Maps to understand the thickness (number of lanes) of the road.

Setback from the Busy Road: Busy road but set back in the block can mitigate some issues.

Public acquisition overlays (potential future road widening).

Proximity (a few houses back): Topography can affect noise; near a freeway, noise can carry far.

Proximity to Amenities/Disruptions:

Next to a pub/shops (noise, traffic).

Near industrial/commercial zoning (noise, traffic, potential odors).

Train line/airport (noise).

Social housing (potential for increased activity).

Transmission power lines (potential health concerns, aesthetics).

Blocks of vacant land/development sites (potential for future disruption).

Other Considerations:

Overcapitalizing: You might overcapitalize by extensively renovating a property on a main road.

Discounted Properties: Bigger blocks with rundown properties on main roads might be discounted (Fairfield example: $1.1m vs. $1.7m).

Growth Zoning and Main Roads: Consider growth zoning and buying near main road projects/developments (potential for future changes).

Buying Near Big Road Projects/Developments: Be aware of potential disruptions during construction and long-term impact.

When Buying a HOME, What's Important?

Ticking Your Own Boxes: Prioritize what's important to you, but consider future capital growth.

Buying at a Discount: You might get a discount on a busy road property, but it could be harder to sell and potentially at a bigger discount in softer markets.

Compromise: Consider buying on a busy road or another compromise (e.g., further from the city).

Key Takeaway:

Sometimes, being on a busy road allows you to get into a suburb you couldn't otherwise afford, or a renovated property, or into a certain school zone. This highlights the trade-offs involved.

Keen to know more? Visit www.thefirsthomeguidebook.com.au

Why Get a Building Inspection?

• Understanding the property's condition.
• Identifying red flags—urgent repairs vs. long-term costs.
• Building inspections as maintenance plans.

Timing of Inspections

• Recommended timing based on auction vs. private sale.
• Importance of getting the inspection done early.

Pre-Offer vs. Subject to Inspection

• Pros and cons of obtaining an inspection before making an offer.
• Strengthening your offer with a pre-inspection.

What to Do If Issues are Found?

• Identifying deal breakers and understanding report classifications.
• Importance of communication with building inspectors for clarity.
• Possible next steps: renegotiation, involving specialists, and managing expectations with the vendor.

Negotiation Strategies

• Use of inspection findings to negotiate repairs before settlement.
• Proper documentation is crucial.
• Risks involved with relying on verbal agreements.

Extensions and Important Considerations

• Requesting extensions to building inspection clauses when necessary.
• Legal implications and regional differences in building inspection clauses.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Misconception #1: Rarity

• Thousands of off-market properties are available at any time.
• They offer untapped opportunities for savvy buyers.

Misconception #2: Bargain Myth

• Off-market doesn't always mean cheaper.
• Understand how the broader market influences prices.

Misconception #3: Quality Concerns

• Off-market properties are not inherently flawed.
• Many are sold discreetly or due to seller preferences.

Misconception #4: Agent Outreach

• Proactiveness is key; don’t rely on agents to contact you.
• Build and maintain strong relationships with agents.

Misconception #5: Ease of Purchase

• Off-market purchases can be complex and require due diligence.
• Navigating unclear pricing and motivations can be challenging.

Misconception #6: The Ultimate Solution

• Treat off-market properties as an additional tool, not a catch-all solution.
• Consider the holistic approach of involving a buyer’s agent.

If you’re not exploring off-market options, you might be missing out on your dream home. This week, start building your agent contact list and reach out for hidden opportunities.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

What You’ll Learn:

✅ Why speaking to a mortgage broker should be your first step

✅ How the First Home Super Saver Scheme can help boost your deposit

✅ The importance of “pretending” to have a mortgage before you buy

✅ Why a binding financial agreement is crucial if you’re buying with someone else

✅ How to develop a strong property strategy (your why, when, what & how)

✅ The best ways to research the market and stress-test your property brief

✅ The value of inspecting as many properties as possible before buying

✅ Why a buyer’s advocate can help you make a smarter purchase

✅ How to access off-market properties and connect with local real estate agents

✅ Why having the right team—conveyancer, mortgage broker, and property experts—makes all the difference

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Buyers Advocacy: www.amylunardi.com.au

Instagram: @the.first.home.guidebook

Today, I’m taking you through the different ways you can overcome the challenges preventing you from finding success on your property buying journey. 

First things first: there is no rush to buy property, and certainly no rule saying you must buy within a certain timeframe. However, if you've been at it for over a year or even longer without much progress, it may be time to rethink your approach.

So how do you change your strategy when it comes to searching for your first home? I discuss the importance of identifying the issues that are keeping you stuck in no man’s land, and encourage you to ask yourself questions in order to get to the bottom of things. 

Is your property brief clear and achievable? Are you adjusting your expectations and budget as the market changes? Are you being as proactive in researching or attending inspections as you possibly can be? 

While there are elements in the property market that are outside of your control, I take you through the different ways of thinking that will help you readjust and make the best of what you can control. I discuss the average timeframe for successfully buying a property, and guide you on what you can do to close the gap so that you’re not left wandering the market indefinitely. 

Cracking the property market isn’t impossible, but it does require a strategy, adaptability and a good amount of preparation. There are many free resources out there to provide you with the knowledge you need, and will give you the confidence to make better decisions that lead to better results. And remember, buyers advocates like myself are just a phone call away, if professional guidance is what you’re really after! 

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

The catch lies in the commission-based nature of the industry, where some agents may resort to questionable tactics to secure a sale. So in this episode, I’m highlighting the need for caution and self-reliance in your property search and uncovering some valuable insights that every homebuyer and property investor should know. 

Real estate agents deal with property transactions daily and possess valuable insights. In contrast, first-time homebuyers often lack the knowledge and experience to match. This information gap can breed mistrust, especially when things don't go as planned during property transactions. It's crucial to remember that clarity in communication and asking the right questions can bridge this gap and set clear expectations.

If an agent misleads or makes a mistake, the consequences might only surface after you've missed out on a property. So to make sure you’re protected, it's essential to educate yourself from the beginning and ask probing questions to avoid such situations. 

When it comes to knowing if you can trust real estate agents, the answer is nuanced. While you can rely on agents for information related to the selling process, such as offer timing, vendor expectations, and contract details, the responsibility for due diligence ultimately falls on your shoulders. That’s why it’s so important to get an independent contract review, research property value, check council restrictions, and consult with your financial advisor for a comprehensive understanding on what you’re about to enter into. Real estate agents can provide valuable insights, but never solely rely on them for critical decisions.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

So how do you know if a property is ‘the one’? Today I’ll be guiding you through some strategies you can adopt in order to begin your property buying journey with clarity and to make your decision with confidence.

Starting with the good news: while searching for a partner comes with a lot of unknowns and guesswork, there are much more tangible ways to embark on your search for the right property. I talk about the research and prep work you can do to help you make the best decision, and how things like market comparison and data can help guide you in the right direction. 

What property buying does have in common with dating however, is that sometimes it does rely on a little bit of that gut feel. While having a clearly defined property brief is crucial in navigating the market, I talk about how trusting your instincts or emotions when something does or doesn’t feel right is not only acceptable, but important - particularly if the property you’re buying will be your new home. 

I take you through some helpful strategies such as benchmarking, knowing your ‘why, when and what’ and different types of research you can do to ensure your expectations are realistic and your goals achievable. 

Just like with dating, there’s always a chance you’ll feel the fear of missing out on something better. However, the more informed and prepared you are, the better chance you have at being confident you’ve found the perfect match for you. 

LINKS:

Previous episode mentioned: 10 ways buying a property is like online dating

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:



Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

I share how in my mid-twenties, I began saving to buy a property while running my own business. Although I eventually decided to leave the business and go into real estate, I managed to save $70,000 towards a deposit while on a significantly lower income.

Although I was earning a pretty modest salary as a trainee buyer’s agent, I still had a strong motivation to become a property owner. Knowing that I would need a good strategy to achieve my goal, I approached my father to act as a parental guarantor. This meant that by leveraging his equity, I wouldn’t need to contribute a deposit. Thankfully he agreed, and I was able to purchase my first property in Newport, Victoria for $400,000. 

While there were certain areas I desired to live in, I knew that I probably couldn’t afford to buy there any time soon. I talk about how I adopted the rentvesting strategy, which meant I could enter the property market and build equity without compromising my living preferences. 

Once I received a pay increase at work, my mortgage broker encouraged me to look at buying another property. This led me to purchasing my second property in Seddon, Victoria for $380,000. I explain my strategy to avoid paying stamp duty and how this enabled me to undertake $25,000 worth of renovations. 

Looking back at the early days of my property journey, there are definitely things I would do differently. I talk about the importance of engaging industry professionals to provide you with valuable insight and guidance as you embark on your own journey. 

I hope my property story is a reminder that with determination, strategy and a clear vision, you too can build the life you want and achieve all of your property dreams. 

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Today, I’m taking you through 5 mistakes to avoid at auction to ensure your experience isn’t so stressful, and to help you approach the process with much more confidence. 

One of the mistakes that I believe is most important to avoid is failing to set your auction bidding limit before the bidding starts. It's easy to think you know your limit, but when the heat of the moment arrives, decisions can get hazy. I talk about doing the prep work beforehand to determine your absolute walkaway price, so that you can bid confidently and stick to your limit without remorse.

Mix-ups can happen to even the savviest bidders. During auctions, people can often lose track of where the bid is up to. This can be especially nerve-wracking if you’re an inexperienced bidder. However, I explain how taking a moment to clarify things with the auctioneer is perfectly fine, and super important if you want to stay in the game.

While there are some great strategies to give yourself an edge at an auction, overthinking things can lead to unnecessary stress and confusion. For example, I’ve seen many people wait until the last minute to bid. While this might seem like a smart move, it sometimes means they’re too late and end up missing out. I discuss how coming prepared and in turn trusting yourself will put you in the best position possible.

Another mistake I see buyers make is not being prepared for pass-in scenarios. This can be quite stressful if, for example, the property passes in to you and there’s pressure for you to make a quick decision. I run through how this process works, and share my advice on creating a strategy should you find yourself in this high-pressure situation.

Ultimately, there is a bit of psychology at play during auctions. It’s completely fair that you might feel too nervous or second-guess yourself when it comes to making bids. That’s why I recommend turning to professionals or someone you trust to do the bidding for you. There’s no shame in reaching out for help, and if outsourcing is your best chance at success, then there’s no reason to hesitate. 

I hope this episode is a helpful guide and helps you step out with confidence if you’re planning to attend an auction any time soon!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy: 

Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

I often work with first home buyers who are decidedly against renovations, particularly when they have preconceived ideas about the stress involved. However, once I educate them on the process and share tips on what to consider, they’re often much more open-minded. 

When it comes to renovating a property, there are things you can change and things you can't. You can't move a house closer to the train station or change its fundamental layout. However, you can absolutely transform its look and feel. Today I focus specifically on cosmetic renovations and how they can open up many more options when looking at purchasing a property. 

The first step when starting the renovation journey is deciding whether you'll project manage it yourself or outsource the work. I talk about managing a renovation versus outsourcing, and the different pros and cons to consider in either situation. It’s important to assess your comfort level, time availability and whether you’re willing to get hands-on. 

If you’re looking to buy a property but are confused on how to calculate estimate renovation costs, I give you advice on obtaining quotes, comparing costs between companies and the different items within a space that you may be overlooking. This includes appliances, cabinetry, tapware or splashbacks.  

Ultimately, a cosmetic renovation can be incredibly rewarding and present you with many more possibilities when searching for your first property. I encourage you that with some good research and a bit of education, your renovation can be a smooth process that enhances your property and your life! 

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy: 

Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

The first question I tackle is how long does it take to buy a property? This is a question many first-home buyers ponder. The answer isn’t straightforward; every buyer’s journey is unique. As a reference, a buyer's agent usually seals a deal within six weeks. However, some may take mere days, while others spend months searching for the right property.

The second question is would you prefer living on a main road or 20 minutes further from work? Most people would choose the latter. Living on a main road can be noisy, polluted, and potentially unsafe for kids or pets. However, there are benefits, often including a significant price discount. I go over the pros and cons so you can make the right decision for you! 

But there’s a spectrum - from thoroughfare streets to bustling freeways.Properties on main roads usually come at discounted prices, often up to 20%. While you might get a property at a lesser rate, selling might prove challenging, especially in a weak market.

The final question is around Section 32 which is specific to Victoria and other crucial parts of property contracts. The responsibility of understanding these falls on your legal representative so they'll inform you about potential deal-breakers and things that need further clarification. While legal experts handle the contract, it’s important to work with them and ensure you cross-verify property details. I go over the top things to keep an eye on and how to keep communication flowing! 

I hope you gain some valuable insights from today’s episode, and begin to feel more prepared as you start the journey of buying your home. If you’ve got questions of your own, please reach out to us and we might tackle them in a future episode! 

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy: 

Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

While she had always dreamed of owning her own home and came to the point of feeling ready, she didn’t think she had the finances to get there. However, being a long-time saver and having attained an increased salary of $89,000, a mortgage broker advised her that she actually was in a financial position to begin her property buying journey. 

She talks about receiving many opinions from friends, family and even strangers on buying property. While the majority advised her to hold back and wait it out, she was confident in both her emotional and financial position. Trusting her gut, she moved ahead with the buying process. 

She initially began searching for freestanding houses in inner-city Melbourne, but quickly realised that type of property was beyond her budget. She discusses how she changed her brief and began searching for properties that were more aligned with her borrowing capacity. 

After attending around ten inspections and putting in four different offers, she was finally successful with the last property she went for. She talks about the confidence she gained from negotiating with real estate agents and how she stood her ground despite the pressure to offer more than she was willing to pay. 

She encourages buyers to start the conversation with a mortgage broker, knowing firsthand that the property buying goal could be a lot closer than expected. Her story is a testament to how getting informed, staying focused on your goals and going in prepared can help turn your property buying dream into a reality. 

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy: 

Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

In today's episode, I unpack the two key things that should be considered when deciding whether to buy now or wait. When it comes to thinking about buying property, a lot of people first weigh up their financial position and whether they have enough to put towards a deposit. However, I talk about the importance of emotional readiness and how this is the first thing that should be assessed. What are your motivations for wanting to own property? Are they intrinsic to you, or influenced by external influences such as family or societal expectations? Knowing your true objectives for purchasing a property is crucial when taking the significant step of entering the property market.

I then discuss financial readiness, and the importance of matching your property aspirations with your financial capabilities. If these two things are not in alignment, you may need to consider things like changing your expectations, improving your financial position or consider alternative strategies such as rentvesting.

While emotional or financial readiness are mostly within your control, there are many things within the property market that are not. I talk about the different factors that often scare people off buying, but remind you that even the top experts’ predictions on market movements often don’t come true.

I encourage you to assess your own comfort level with the different risks associated with buying a property. Would you be in a worse position if you bought a property now and its value dropped a bit, or if you waited too long and the market's supply dwindled? Staying focused on your own goals and what you’re willing to risk will help you avoid the sway of too many external factors.

At the end of the day, there is no rush. If you weigh it all up and decide the time isn’t right, just wait. However, if you do decide to take the leap into property ownership, I encourage you to know your values and stick to your own intuition. It’s your journey, and your choice as to when you embark on it. You’ve got this!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy: Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

In today’s episode, I’m talking about what would potentially define a bargain property and what to be aware of. While you may get lucky in stumbling across a property that’s going for less, there’s always a chance it’s a bargain for a reason.

To start with, I define a bargain property as one you can purchase for significantly less, or at least a fair bit less, than what you consider to be its market value. You might want to determine market value through doing a comparable sales analysis and benchmarking that property against similar other recent properties that have sold. Alternatively, you might determine its worth against your own personal values and consider it to be less than what you’d be prepared to pay for it.

Whichever way you look at it, it’s important to consider the factors that might be contributing to a property’s bargain price. I run through the four main categories that you should keep in mind:

• Vendor motivation - when the seller is prepared to accept a lower offer due to their personal or circumstantial factors. This is less a reflection on the property and more on the vendor’s situation.
• Market timing - when external events create opportunities for buyers to purchase at a discount.
• Luck - you might just be in the right place at the right time where, for example, a previous buyer’s finance falls through and an auction passes in to you.
• Property characteristics - when there are inherent issues in a property such as a less desirable location, structural issues or a need for costly renovations.

I also talk about off-market properties, and how even though many buyers assume vendors will be more willing to negotiate, it’s certainly not always the case. In fact, some sellers may even demand higher prices for selling off-market.

Ultimately, it’s important to know your priorities. A property that aligns with your strategy should come first. From there, you can determine whether you’re willing to pay what the seller is asking, or continue your quest in finding the property that ticks all your boxes.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

We hear about the two-year journey she and her partner embarked on to save for a deposit. While they eventually saved a decent amount of money to put towards a purchase, the change in the property market in 2021 saw prices skyrocketing and becoming unattainable for them. She talks about how they had to change their expectations and create a more realistic brief for what they wanted.

Working with their mortgage broker for 18 months before searching for a property helped them put things into motion quickly when the time came. However, she shares how she came across the 5% home guarantee scheme herself, and how her mortgage broker had actually been unaware of its existence. She emphasises that while it’s important to engage professionals, you should still do your own research without relying solely on them.

They only had put an offer on one other property prior to the one they now own, and she puts it down to being extremely prepared when visiting open homes. Knowing exactly what you’re looking for and what you value will mitigate a lot of the stress that can come with hunting for the ideal property.

She shares words of wisdom around trusting your instinct, being flexible when circumstances change and the power of educating yourself in order to make well-informed decisions.Enjoy!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Today I run you through the benefits and drawbacks of auctions and private sales, and discuss which method may be better suited for different situations.

Auctions can be scary, and I’ve had my fair share of nerve-wracking moments when bidding. However, while it feels high-pressure and the contract can’t be subject to conditions, there are benefits to taking the auction route. I talk about specific rules that auctions must follow in Australia, and how it creates a transparency that gives buyers a level of confidence. I also discuss how auctions are driven by the highest price, rather than which buyer has better terms or requests.

Private sales encompass any method of sale that is not an auction, such as expressions of interest, sale by set date or off-market properties. While private sales offer more flexibility in terms of conditions and due diligence, this method has its own set of disadvantages. This includes not having as many standardised rules as auctions, and each agent often having a different process for handling offers. This can create a lack of transparency that makes gauging the competition and making informed decisions difficult.

While I personally favour one method over the other, both have their benefits and drawbacks. Thoroughly understanding the nuances of each is what can help you navigate the buying process with more confidence and peace of mind.

At the end of the day, don’t let fear influence your decisions or have you shy away from amazing opportunities. Once you’re informed on how the different methods work and know what to expect, you can move through the property buying journey with confidence and a trust in your own instincts.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Tash bought her first property on her own for $295,000. She was inspired and motivated by her parents and grandparents who all invested in property and would often go to open house inspections for fun. She had a very good idea about what she wanted, the area she wanted to live in, and that she only wanted to live in it for the first year.

She didn’t have any long term plans at that point but didn’t want to push her mortgage too high to leave her open and free to pursue other interests. She started saving at 14 years old and had $70,000 ready for her first deposit. She was able to purchase her home with a 20% deposit (along with the First Home Buyers Grant) and had enough left over to have a buffer in case of any emergencies.

Tash takes us through finding the property, using a mortgage broker (in reverse!), dealing with the seller and placing an offer, opting for a fixed interest rate, and rentvesting.

Listen in to learn all of Tash’s tips and advice for purchasing your own first home and ponder for yourself how rentvesting can give you the freedom and space to pursue whatever life throws at you (while having a safety net!).

LINKS:

Connect with Tash:

Website:https://tashinvests.com/

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

While those looking to sell their property will usually engage a real estate agent to work on their behalf, many buyers face tackling the property purchase on their own. They’re often unaware of the services out there that can provide them with much-needed support on their journey.

In this episode, I explain the role of a buyer’s agent and how you could benefit from engaging one. From helping you to create a property brief to handling negotiations with the seller, a buyer’s agent is a valuable asset whose objective is to help you navigate the complex process of buying a home - as well as making sure you find the right one.

I take you through the different services a buyer’s agent will offer, how to choose the right one and what you can expect to pay. Though it can be daunting to imagine having the extra cost, using a buyer’s agent can reduce the chance you’ll make a mistake that costs you financially.

While you can absolutely take on the buying process alone, I encourage you to consider working with a professional whose guidance will likely save you time, money and stress in the long run.

I hope this episode gives you valuable insight on the options available to you, so that you can achieve the best possible outcome on your property buying journey.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website: www.thefirsthomeguidebook.com.au

Instagram: @amy_lunardi_property

As a self-employed photographer on a fluctuating income, she understood the potential risks involved with buying a home on her own. However, owning a property had always been a priority and she forged ahead, managing to save a substantial amount of money to put towards a deposit.

Though she had initially made up her mind to purchase a property in the country, she ended up evaluating her lifestyle and decided to look for properties in Melbourne’s northside. She shares how the competitive property market drove her to expand her search to other areas, which led her to the home in Elwood that she now owns.

The auction process can often be a deflating one, with so many other buyers in attendance to compete with. She talks about the fatigue she experienced from losing out on properties she loved, and how this influenced her to go higher than her original budget to secure the property she ended up buying.

Her elation after a whirlwind purchasing process quickly settled after she moved into the property and realised that it wasn’t her ideal home. She talks us through her emotions and thought process during this time, and how she obtained a clarity call from an industry professional to help ease the anxiety and regret she felt around the decision she’d made.

She shares some valuable wisdom on knowing your strategy for the future, being patient and waiting to find a property that you are excited to call home.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Today I’m answering some great questions I’ve received from listeners, to hopefully help you move through the first home buying process with much more confidence and knowledge.

The first question I address is around negotiating a purchase price, particularly if the property is found to have defects. I break it down into two parts, the first being around whether we can negotiate down on price or ask the vendor to repair those items. I dive into the two types of sale methods that determine how and when to approach these negotiations and the risks involved in the process.

Secondly, can the vendor pull out of the contract if they're unwilling to fix what's previously outlined in that contract? I discuss what the vendor can and can’t do and the importance of having a well-worded contract with specific conditions to mitigate the risk of things turning sour.

Lastly, I answer a question from a buyer who is seeking clarity on the two types of deposits involved in a purchase. I explain the difference between the deposit paid to the bank and the deposit the real estate agent receives under the contract. I run through how it all works with some examples to reduce the confusion that buyers commonly experience around this matter.

If you have any questions that you would like covered in the podcast, please reach out and remember that chances are, if you have that question, somebody else probably has it too!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

In this episode, he talks about how building wealth was his primary motivation for buying a property, and why he chose to go down that road instead of investing in shares. He also talks about desiring the safety of owning a property, rather than dealing with the lack of security around renting.

He explains how he and his partner were able to put down a 20% deposit, and how it allowed them to save money by opting for the land tax option over paying stamp duty.

Going into the property search, he and his partner had a clear idea of what they wanted in a property. He talks about what kind of non-negotiables they arrived at, and while it did limit the options of where they could buy, it helped narrow down the search and lead them to their ideal home.

While they were extremely lucky to have been able to purchase the first home they put an offer on, he talks about how emotionally draining he found the overall process. Negotiations with the real estate agent proved to be particularly stressful, and he speaks about what he would have done differently in hindsight.

You’re going to gain a lot of useful insights from this conversation on approaching the buying process with a clear strategy, and keeping your head on straight when curveballs come your way.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

As a buyer’s agent, I get asked this question all the time. In today’s episode, I take you through five key elements to keep in mind when determining whether a property is the right choice for you.

Ultimately, the right decision will align with who you are as a person and what you value. Knowing what you want and having a clear plan is vital, and today I talk about the importance of first having a strategy in place when embarking on the hunt for a property. I run through the questions you should be asking yourself that will help define your strategy and start you off on the front foot:

• Why do you want to buy a property?
• What does that property need to do for you?
• When is the right time for you to buy?
• What are the non-negotiables a property needs to have to suit you?

While there’s always a risk when making an investment in property, there are steps you can take to ensure that you choose a property with the least amount of financial risks. I give examples of aspects to be aware of and do your research on, such as zoning, proximity to power or train lines, property size and different titles that may affect your ability to resell.

I explain the importance of a property’s owner occupier appeal, which maximises the amount of people who may want to buy it in the future. Purchasing a property that is highly desirable for others to live in gives you the best chance of success when it comes time for you to sell.

While it’s sometimes tempting for buyers to take things at face value, doing your due diligence on a property is crucial to ensure there are no nasty surprises or future unexpected costs. I encourage you not to avoid things like ordering building and pest inspections, reading body corporate minutes or doing market analysis before you commit to a property. Understanding exactly what you’re buying will give you confidence in your decision making and save you any headaches in the long run.

At the end of the day, what makes a property good for one person will be completely different to someone else. So take the time to discover what you want and what’s achievable for you, and you’ll be on your way to finding the ideal property that truly suits your needs.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

In this episode, they share how they saved their deposit, what they were looking for in their first and second properties, how they managed to save a deposit for two houses in such a short period of time, their buying journey and their advice for anyone entering the property market.

It wasn't their original plan to purchase an investment property, they just wanted to get into the market, and now they have positive cash flow and are so thankful they took the plunge.

Their story will encourage you to jump in and start looking today.

So, grab a pen and paper and write down their tips on living a frugal lifestyle and managing money. These useful strategies were how they were able to purchase again so quickly when the right property came their way.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspectionshere

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Buying a property can sometimes be a numbers game, and just like online dating, you might have to go on a lot of inspections, AKA dates, before you find ‘The One’. This process of meeting the not-quite-right ones, the ones who let you down or the ones that just don’t work out can be emotionally draining and it may mean you need to start all over again. But does this mean you should give up? I talk about how reassessing your strategy and getting back out there can help put you back on the right track.

Then there are those lucky moments when you find the right one straight away. It’s absolutely possible to find your match on the first occasion, but this is often when doubts creep in. Could it be too good to be true? Is there something better around the corner? Am I being too hasty? I talk about giving yourself the best chance to overcome this fear by doing your research before stepping out and really understanding what’s out there on the market.

Just like in relationships, we can become emotionally invested in a property, only to be let down when it’s not possible to obtain it. I discuss the heartbreak that comes with things not turning out, and the importance of getting back out there to find what you’re searching for. I also talk about the different scenarios that can arise that unexpectedly change our direction and set us on a new, if not better, path.

Ultimately, knowing what your values are and what you desire most is the best way to be guided towards the property that is truly right for you. While there may be setbacks and disappointments along the way, refocusing your strategy and working out what is really important will guarantee the best chance at success as you move forward on your property buying journey.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

She shares all about growing up in an average income household and with a mother that was very money conscious who passed along her knowledge, experience and wisdom to shape her relationship with money and mindset as an adult.

She was able to stay at home while her and her partner were saving like crazy and was able to buy their first home in the height of the covid 2021 peak pricing at approximately $780,000.

Though their relationship was fairly new when they decided to buy a home, she and her partner were on the same page with their money and property goals. This helped the process considerably with both of them writing their individual property briefs and comparing them to find they were incredibly similar.

We hear all about the process of finding and working with a mortgage broker, pricing, and the stress of loan applications. She talks about feeling demoralised early on in the inspection process due to houses selling for a hundred thousand dollars more than they were listed.

Tune in to hear all of her advice regarding how to connect with the real estate agent, add unique touches to the offer (even a signed poster of their favourite sportsman!), balancing risk with removing finance clauses and building and pest inspections, and how they found their perfect first home.

Enjoy!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

There are many people who will be willing to give you real estate advice. It may be someone you know, someone you are paying professionally, or you may even hear it from someone on a podcast. However, it’s important to be aware that there’s always a danger the advice given might be completely incorrect or misleading. Sometimes it’s too generalised, and other times it comes with a certain amount of bias.

Understanding that not all advice is good advice will help you avoid making errors in judgment and keep you on the right track in your property buying journey.

In this episode, I give you some real world examples of bad real estate advice that I’ve seen first-hand, and the negative effect they’ve had on buyers. I talk about industry professionals stepping outside their boundaries of expertise, and encourage you to be cautious when receiving advice from people who may not have true insight on the matter. I share stories about professionals giving advice within their field who got it wrong, and ended up influencing buyers in a negative way. So if something doesn't sound quite right or you're getting conflicting advice, don't just take it as gospel - even if it's from a professional.

I also talk about the different pieces of incorrect advice I’ve heard on how to deal with real estate agents, what kind of property is the smartest choice to buy, and advice on bidding.

Ultimately, bad real estate advice can come in many forms. When it comes to all the moving parts in the process of buying, knowing who plays what role is crucial. As a buyer, it’s important to do your own research, crosscheck information, fact check and double check, and acknowledge that while some advice may be generally okay, it may not apply specifically to you.

Most importantly, know that you can trust your own intuition and if something doesn't sound quite right, well, maybe it isn't.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Though he had a partner during the process of buying his first home, it was a new relationship and not considered a de facto one. The work very much rested on his own shoulders, and he talks about the ups and downs of his property journey, including the confronting procedure of setting up a financial agreement with his partner.

Working in PR and communications, he was initially earning $36,000.00 per year before progressing to a solid income in 2016. He learnt how to be financially savvy and eventually squirrelled away $200,000.00 to put towards his first home.

Embarking on the property buying journey can quickly turn into a full-time job, especially as a first home buyer. So he decided to engage a buyers advocate, who became a vital source of support throughout the process. He speaks on the importance of building a team around you to lean on, which can consist of anyone you trust - your mortgage broker, buyers advocate, friends or family members.

He runs us through the process of using his superannuation to bolster his savings, and how this helped him achieve the amount of $215,000.00 for a deposit. Knowing that a mortgage broker plays a critical part of buying your first home, he explains his process for finding one that felt right for him and provided him a sense of safety.

While determining what you want in a home is a logical process, many different feelings can come into play. He encourages us to value an emotional connection with a property just as much as a rational one, and to ensure it makes the list when you’re developing a brief for buying your first home.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Are you feeling stressed and overwhelmed when looking at properties, mortgages, banks, interest rates and advice groups and just feel like the process is going to take forever?

I know it can feel so disheartening but I’m here to help.

But firstly, take a moment to really think about your own unique situation. You may not be ready to buy a house and that’s completely fine! Try not to take on board all of the pressure from your family, friends and societal influences and understand that you’re on your own journey.

But, if you’re ready, let’s explore how you can get those keys sooner!

In this episode, I’ll be taking you through how to know what you can actually afford for a house, the kinds of prices that are achievable based on your lifestyle and income, and, most importantly, FIVE ways you can save for a deposit faster (including the First Home Super Savings Scheme).

By following these five very practical and easily implementable tips, you can boost and build up your savings so much earlier than you had planned and start searching for that perfect first home before you know it.

Enjoy!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Inspired by parents who had always greatly valued owning property, she was determined to find a place to call her own. After living at home and doubling down to save for a deposit, she arrived at the point where she finally felt ready to begin the search for a property.

She shares her experience of finding a mortgage broker, her first consultation with them and the guidance they initially gave. Once she was ready to step out and begin the online property search, she ensured she knew what she really valued in a home. She talks us through her thought process around all the different aspects of a property as she began the hunt.

Though she felt the heartbreak of missing out by $5,000.00 on the first property she put an offer on, she forged ahead with determination to find the right one. Finding a property in Newport with even more ideal features, she was met with a rather unusual situation. She explains how on this rare occasion, her request for a finance clause was accepted, despite the circumstances of this particular contract.

She talks about her future plans for the property, what she’s looking for in her next home, and shares the lessons she’s learnt along the way. The key takeaway - always ask questions. When it comes to every step of the process, nothing is ever too silly and you’ll always be glad you asked. Becoming informed and armed with the right knowledge will set you up for the best possible experience and exciting possibilities for the future.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

The first and biggest lesson I learnt was the importance of knowing who is doing what, and when. You need to figure out what tradies you need, then you need to find them (referrals help!) and then you need to map out who needs to be onsite, when. I share the key questions you need to ask so you can project manage each of the tasks seamlessly.

Secondly - moving things is expensive! Plumbing, taps and waste outlets are just a few examples of this. Keeping things where they are will make things much more cost effective.

The next lesson I learnt was negotiation and knowing when you can get a better deal. I share an example that saved me money and my top tip using Google Lens!

Fourth lesson? Everything needs to be planned, detailed, drawn and explained meticulously. Figure out which way the draws are going, how high things need to be, the way the the cupboards open and where the power points need to be. The more effort youput in at the start, the better final outcomes.

The final lesson is to stand up for yourself. Sometimes, mistakes will happen, no matter what. In these instances, you need to be confident to get things put right. I share an experience during both a bathroom and kitchen renovation and how glad I am that I stood my ground in both those circumstances.

If you’re diving into a renovation, these top five lessons will make the whole process so much easier!

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

Living with two children in a small two-bedroom apartment during the pandemic, they wanted more space for the kids to get out into the backyard and kick a ball around. So, they began the hunt for their family home in the northern suburbs of Melbourne.

They weren’t initially on the same page with buying a house, and found their values were a little different. However, after talking a lot and putting different ideas on paper, they found a way to accommodate one another’s needs.

While they found so much value in engaging a mortgage broker, they discuss the headache of missed deadlines by the bank, which in one instance prevented them from bidding on the first house they found. They share their not-so-nice experience with building inspectors, and encourage us to hold our cards close to our chest when it comes to dealing with real estate agents. We’re reminded that while agents are a necessary piece of the puzzle, they may only have the seller’s best interest in mind.

They talk about their gratitude for their buyer’s advocate, who helped them avoid making a bad decision on a property, and ultimately encouraged them to buy the house they now own. They have learnt so much about the importance of keeping spreadsheets of expenses throughout the whole process, which also helped them greatly when undertaking renovations and upgrades throughout their new home.

They now know that the process of buying property is very much like a game, with an almost secret set of rules. They have also seen the value of getting professional help along the way, whether it’s from a mortgage broker, a buyer’s advocate or an online course. While the journey of buying a home can feel daunting, they encourage people to take things as they come, and make sure you’re having fun along the way.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

There is no such thing as a silly question when it comes to property, and today I’m answering some great ones I’ve received from listeners this week.

I give my advice to a 22-year-old saving to buy their first home in the near future, who feels overwhelmed and lacking motivation to stick with their goal. I share my thoughts on having really specific goals in place, and breaking down the details to make it easier to stay on track.

There are so many moving parts in the purchase of a property, it’s easy to get confused about who does what. So is it your legal representative’s job to measure the boundaries of your property? I give some clarity on what your legal rep generally will and won’t do, and suggest what can be useful to discuss with them during the process.

The next question I answer is around credit card limits, and how this affects borrowing capacity. I give an overview of the idea of future debt, and how debts and liabilities can reduce your borrowing capacity. I also encourage speaking with your mortgage broker early on in your home buying journey to help you put the best strategy in place.

Are all contracts the same? I discuss the importance of reviewing your contract carefully and being aware of things like special conditions and disclosures on a specific property. I explain your right to request changes or deletions, and encourage you to take steps to understand how any conditions may impact you.

I hope you gain some valuable insights from today’s episode, and begin to feel more prepared as you start the journey of buying your home.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

In this episode, we'll explore 15 reasons vendors might consider selling off-market, why it’s important for you to understand this process and the impact it will cause on how you approach the sale and negotiation.

There is a misconception that a vendor must sell their property online to get the best result but that’s not always the case. Not everyone is motivated purely by price and it may be their specific circumstances that make selling off market a much better option.

So why do you need to know all of these reasons why a vendor would sell off market? Because each reason is very relevant for you to know as you need to understand any restrictions on access, if it’s tenanted, if the property is exclusively through one agent or multiple or if there are any predetermined time frames and urgency around selling.

If you're in the market for a new property, it's worth keeping an eye out for off-market listings, as they can sometimes offer unique and exciting opportunities that aren't available through traditional channels. However, it's important to work with a trusted real estate agent who can help you navigate the off-market buying process and ensure that you are making a smart and informed decision.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook

In this episode, I'm going to explore three common first home buyer mistakes I frequently see people making. Mistakes can happen at every stage of the home buying journey so I want to help you learn from others and save yourself a lot of time, disappointment, regret, missed opportunities and money.

One of the biggest mistakes that first-time homebuyers make is not surrounding themselves with the right property professionals. You have to surround yourself with a team of professionals who can help guide you through the home buying process, from start to finish.

It's so important to be realistic about how much you can afford to spend on a home, and to factor in all of the associated costs, including property taxes, insurance, maintenance, and repairs, and limit your search to properties that sit within this price. You’ll waste so much time if you don’t get realistic!

I completely understand how easy it is to get overwhelmed by the home buying process and put it off, but delaying can result in missed opportunities or higher costs. Use this episode as your motivation to stop procrastinating and start taking action so you can find the right home for your needs and budget.

You’re embarking on such an exciting and often intimidating experience. I know it may seem straightforward but there are so many opportunities where buyers can make mistakes that cost them money and enormous amounts of stress. Make sure you take notes so you can begin your property journey with confidence and avoid these really common home buying mistakes.

LINKS:

Check out my FREE checklist 100 Things To Look Out For At Property Inspections here

Connect with Amy:

Website:www.thefirsthomeguidebook.com.au

Instagram: @the.first.home.guidebook