You give me a budget and a rough area.I turn it into a handful of homes worth your Saturday.
Each step narrows the field. You sign off before I move on.
A short list of what matters, in order.
A rough area becomes two or three suburbs.
Flood, bushfire, noise, heritage, power lines. Street by street.
Good to go, worth a closer look, or off the list.
Only in the streets that passed.
Everyone turns up with a wish list where everything is a must. That can't be searched. So we sort it, then put numbers on it: top price, how long you'll stay, how far you'll travel, how much land, and how you're paying for it. How much you borrow changes which risks you can live with.
No exceptions. Keep it short.
Never a reason to pay more.
Whatever ends it for you.
I test your budget and must haves against what's actually selling. If it can't be bought, you hear it now, not in six months.
A rough area is usually a hundred suburbs. Every one goes through the same gates: your price range, enough for sale, no wall of new apartments coming, how fast homes sell.
The ones that get through get compared on what you care about, plus what a spreadsheet can't see: your real commute, the block sizes, whether you'd actually live there.
You get the full working. Every suburb that missed and why, and the best argument against my own pick.
Two or three suburbs and a couple of backups.
Two streets a kilometre apart can be a different flood zone, bushfire risk and school zone. So before I look at a single home, I map every pocket of every agreed suburb against the things that actually hurt.
Where the water goes in a bad year.
How close to the bush, and whether an insurer will cover it.
What you can't do to the place later.
What you can build, and any old contamination.
Roads, rail, flight paths, power lines.
School zones, the station walk, real travel times.
I check what the street has actually been through, and whether an insurer and a lender will take it on. Then I check it all again on the actual home.
Every pocket gets one of three labels.
Nothing says stop.
Something needs checking before any offer, and it may change the price.
Not at any price.
Bushfire on a twenty year home is a different question from a five year hold. Heritage only matters if you want to extend. Borrowing matters too, because a lender or insurer can kill a deal you'd otherwise be fine with. We agree the rules up front and I apply them to every home the same way. Some things are always off the list, like anything an insurer won't cover.
Now I look at what's for sale, only in the streets that passed. Portals, off market, coming soon, and the ones that got pulled and might come back.
Each one gets the same checks: does it fit the brief, what's its history, and what's really going on with the campaign. I hit the local agents for pre market and off market opportunities, and the real story on anything listed.
Everything I pass on is logged with a reason, so "what about that one on the corner" gets a straight answer.
Anyone can send you listings. All of this exists so the money you spend on inspections, reports and negotiating goes into a home that deserved it. From here the work gets deeper: inspect, value, check, then the offer or the auction.
See the full home buying serviceBudget, suburb and what you're after. I'll send three that fit. Twenty seconds.
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Budget, suburb, bedrooms and a line on what you're after. I read every one and reply with three properties that fit the brief, or the closest thing if nothing does, and why each one made the cut.
Send me three homes