Insider Secrets from an Inner West Buyer’s Agent: Your Guide to Buying a Home in the Inner West
- Renae Treak
- Mar 27
- 5 min read
Buying a home in the Inner West is no easy feat—the market moves fast, competition is fierce, and navigating the process can be overwhelming. But with the right approach, you can secure the right property at the right price. Here are some key insights from an Inner West Buyer's Agent to help you on your journey.
1. Start with Your Budget & Dig Deeper into Sales Prices
First things first—what can you actually afford? Jump onto Domain.com.au or Realestate.com.au (REA), enter your top suburbs, and check recent sales in your price range using the “sold” tab. Be sure to untick the “search nearby suburbs” option for the most accurate results.
💡 Tip: On REA, filter for sales from the last three months to get the freshest data. If there aren’t many recent sales, use the map search to expand your area and extend the timeframe to six months for a broader view. If you’re seeing limited sales, it could mean your budget is too low for the properties you’re after.
Watch Out: If a sale price seems unusually low for a well-marketed property, be cautious. It could indicate hidden building issues. To dig deeper, try calling the sales agent directly and asking questions like:
👉 “I’m in the market to buy and was wondering if there were any building issues or special levies attached to this property?” (For units)
👉 “Were there any structural concerns with the house?”
Avoid asking “Why did it sell so cheap?”—this can put the agent on the defensive. Instead, keep it friendly: congratulate them on the sale, thank them for their time, and mention that you might see them at an inspection soon.
2. Is Your Brief Too Strict?
If you’re not seeing many recent sales that match your criteria, your brief might be too rigid. Being overly selective can extend your property search for months or even years, and in that time, prices will likely rise.
💡 Tip: When working with clients, we review past sales and estimate how long their search might take. If it’s looking too lengthy, we suggest practical adjustments—like considering properties without air conditioning (which can be installed later) or those with different flooring (which can be changed). Small compromises can open up 50% more options!
3. Expand Your Suburb Search
Struggling to find the right property? Don’t give up just yet—try looking one or two suburbs outside your ideal area. Over time, the market naturally expands as buyers are priced out of the core areas. With over 20 years of experience in the Sydney property market, we’ve seen how neighbourhoods evolve and become the next hot spots.
Example: A few years ago, buyers were hesitant about Ashfield, but those who took the chance have seen strong capital growth since. If you’re set on the Inner West, consider broadening your search—or be prepared to pay a premium for properties in higher-demand areas.
4. Understanding Price Guides
Expect properties to sell 10-15% above the price guide, but some agencies consistently sell for 15-30% over. Over time, you’ll learn which agents price conservatively and which ones underquote significantly. We track these trends daily, so we usually know what to expect!
5. Valuing a Property Correctly
Before making an offer, do your research:
Check Building Profile results on Domain to see past sales in the same building.
Use Street Profile to compare similar homes nearby.
Compare size, condition, and features to gauge fair value.
There are also online tools like RP Data, Pricefinder, RealEstimate (REA), and Domain Insight, but these automated reports should be taken with a grain of salt. They’re useful as a starting point but don’t replace thorough research.
6. Are You Ready to Move Quickly?
The Inner West market moves fast—sometimes a property sells the next business day after the first open home.
Ask yourself:
Is your conveyancer quick with contract reviews?
Can you carve out time for due diligence at short notice?
Do you have a strata report, building inspection, and council DA checks lined up?
At our agency, we can get all this done in a day, but if you’re balancing a demanding job, this might be challenging. Make sure you’re ready to move when the right property comes along.
7. Can You Add Value?
Thinking long-term, ask yourself:
Can I renovate? (Paint the walls, update the kitchen or bathroom)
Can I add features? (Air-conditioning, a dishwasher, timber flooring)
Can the laundry room be converted into a study?
Could built-in robes incorporate a desk?
Small tweaks can significantly increase a property’s functionality and future value.
8. Dealing with Agents the Right Way
If a property sells for more than the guide or you’re gazumped, stay calm (if at all possible) as you may need to work with the agent again in the future. Gazumping, where a seller accepts a higher offer after agreeing to a lower one, is unfortunately legal in NSW until contracts are signed and exchanged.
Building positive relationships with agents is crucial. Most agents in the Inner West are down-to-earth and straightforward, and those who aren’t tend to get weeded out in such a competitive market.
9. Making an Offer? Read the Play First
Before submitting an offer:
Ask if the agent is accepting pre-auction offers.
Check if there are other offers on the table and what they are.
Let the agent guide you on how to proceed strategically.
10. Get Notified About Off-Market Properties
To access off-market listings, make a list of the top agents in your target suburbs and call them directly. It takes persistence, but it’s often the best way to find a hidden gem before the competition does. (If making 80+ calls feels overwhelming, focus on the top 10-20 selling agents in your chosen area.)
11. The Risk of New Builds
Many buyers are wary of new apartments due to water damage, structural issues, and defect disputes. While some quality developments exist, many builders cut corners or disappear before rectifying defects.
Important: Builders are liable for major defects for 6 years and minor defects for 2 years after completion. Always research the developer’s reputation before buying new.
Final Thoughts
Time is everything when buying in the Inner West. We’ve secured many homes within one business day of inspection. Competition is fierce—especially for A-grade properties—so staying prepared is essential.
💡 Key Takeaways:
✔️ Be ready to act fast—have your due diligence and your team lined up.
✔️ Keep an open mind—small compromises can lead to big wins.
✔️ Build good relationships with agents—they hold the key to great opportunities.
✔️ Stay informed and know your market inside out.
The Inner West is a tough market, but with the right approach, you can find the perfect home.
📩 Need expert guidance? We’re here to help! Book a free 20-minute chat about your property search or get in touch below:
📞 0433 156 465
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