Before you bid or make an offer, know what the property will actually sell for, what you should pay, and when to walk away.
Every week in Melbourne, buyers walk into an auction, or sit down to negotiate, with a number in their head that came from the agent. Then the price blows past it, and they either overpay or go home empty-handed for the fourth weekend running.
Get your report, $299Delivered in 24 hours. Includes a 15 minute call with Lou.
Quoting is legal, and it is strategic.
An agent has to support their quoted range with comparable sales. But they choose which comparables to use. Pick the two weakest recent sales, and you can legally quote a range that sits well below where the property will land. It builds a crowd. It gets people through the door. It is not a mistake, and it is not unusual.
It happens in private sales too. The asking price is a position, not a valuation, and it is set to open a negotiation rather than to end one.
The result is that buyers regularly commit 10 percent short of reality, and do not find out until the hammer is already moving or the counter-offer lands.
We look at the comparables the agent left out.
What the agent is quoting. What we think it will sell for. What you should pay. When to walk away. Written down before you get anywhere near the crowd.
Not just a list. We tell you which sales genuinely set the price, which ones the agent is leaning on, and which ones they have quietly left out.
The things that are not on the listing. Planning overlays, easements, floorplan compromises that will cost you on resale, owners corporation history. And what each one will actually cost to fix.
Every purchase is also a future sale. We tell you who buys this from you next, who will not, and how quickly it moves if the market softens.
If it is going to auction, how to open and how to bid. If it is a private sale, how to structure your offer and what the agent is likely to do with it. Written by a former selling agent and auctioneer.
Lou spent years on the other side of the table. He will tell you how this campaign is being run, and how to handle it. Any question the report did not answer, ask him.
Pay online and paste the link to the property. That is it. We will look up the agent, the campaign and the sale method ourselves.
We assess the property, pull the comparable sales, check the planning and title position, and form a view.
In your inbox within one business day. Then we get on the phone for 15 minutes and go through it together.
Please order at least 48 hours before you bid or make an offer. Every report is prepared by a licensed estate agent, not a researcher or an algorithm. If you are tighter than that, call us on (03) 9498 3131 and we will tell you honestly whether we can help.
Most buyers are seriously considering more than one property. The three pack is valid for six months, so you can use it across your whole search.
Plenty of people read the report, look at what is in front of them, and decide they would rather not do it alone. If that is you, we will bid or negotiate on your behalf, handle every conversation with the agent so you never give away your position, and take it through to settlement.
The full report fee is credited against any advocacy engagement. If you go on to work with us, the report costs you nothing.
The buyer’s agent space in Victoria is largely unregulated. Plenty of people offering opinions on property hold no real estate qualification at all. Every LP Advisory agent is a fully licensed estate agent, and we are accredited members of the REIV, REBAA and PIPA. Your report is written by a licensed agent who has stood at the front of an auction, not by a researcher working from a spreadsheet.
We are paid by buyers and vendors. We are never paid by selling agents, and we do not accept commissions or referral fees from them.
Years as a selling agent and auctioneer before moving to the buy side. He knows how campaigns are built and how quotes are set.
Relationships across the Melbourne market that most buyers never see. One in two of our purchases is secured off market.
Licensed estate agent. Runs the business and makes sure every report lands when we said it would.
No. A valuation is a formal, sworn document prepared by a certified practising valuer, usually for a bank. This is our professional opinion of what the property will sell for, formed from sales evidence and our knowledge of the market. It is what you need in order to commit with confidence. If your lender requires a sworn valuation, you need a valuer.
Both. Roughly half of what we look at is a private sale. The assessment, the comparables and the risk flags are identical. The only thing that changes is the last section, which becomes an offer and negotiation strategy rather than a bidding strategy.
The link to the listing, and that is genuinely it. We look up the agent, the campaign, the sale method and the quoted range ourselves. We will ask a few short questions about your position so the advice is about your situation rather than a generic one.
We give you a range, not a single number, and we tell you how confident we are and why. On properties with strong recent comparables nearby, our range is usually tight. Where the evidence is thin, we say so rather than pretend otherwise.
It happens. One emotional buyer can take a property anywhere. What we can tell you is what it is worth, so that if the price goes beyond that, you know you did the right thing by stopping.
Not as part of the report. This is a desktop assessment, built from sales evidence, planning and title records, the campaign itself, and our knowledge of the pocket. That is what tells you what it is worth.
Physically inspecting a property is part of our bidding and negotiation service. If you engage us to act for you, we walk through it, and we coordinate the building and pest inspection.
No. We flag the risks we can see, and the ones that show up in the planning and title position. You still need a building and pest inspection, and we can arrange one.
One business day from when we have your listing link and your short intake answers. Order Monday to Thursday and you will have it well before Saturday. Order Friday afternoon for a Saturday auction and we cannot help you, which is why we ask for 48 hours.
Six months from purchase. That covers most searches comfortably, and you can use the reports on whichever properties you like as your shortlist changes.
Get an independent view. $299, 24 hours, and fifteen minutes on the phone with someone who used to run these campaigns from the other side.
Get your report, $299The Pre-Purchase Property Report is our professional opinion, prepared for the named client only, in relation to a single property, as at the report date. It is not a sworn valuation, an appraisal, or a substitute for either. It does not constitute financial or legal advice. It is not a building or pest inspection, and it is not a substitute for independent legal review of the contract of sale and vendor statement. LP Advisory Pty Ltd. Licensed Estate Agent, Victoria.
Independent property advice you can trust.
Whether you are buying a home or investment, we help you assess value, reduce risk and negotiate with confidence before you make a move.
Pre-market and off-market opportunities through established agent relationships.
Comparable sales, pricing analysis and negotiation strategy before you act.
Suburb and property guidance tailored to your goals, budget and timeframe.
Guidance from licensed estate agents with campaign and negotiation expertise.
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