Written from the trenches of Auckland real estate by Amit Sharma — Bayleys agent, 10+ years marketing experience.
Why is the vendor selling? You may not get the full answer, but the way an agent responds tells you a lot.
How long has it been on the market, and have there been any price changes? Long campaigns and price drops are leverage at the negotiating table.
How many offers have been received, and were any conditional? "Strong interest" is a phrase. Numbers are facts.
Has a building report or LIM been done by the vendor? If yes, ask to see it. If no, factor the time and cost into your offer.
Are there any unconsented works? Decks, internal walls, garages converted to living space — all common, all need checking.
What is the body corporate fee, and what does it cover? For apartments and townhouses, this is often the deal-breaker buyers miss.
How is the property heated and insulated? Healthy Homes compliance matters even for owner-occupiers — you will live with the bill.
What stays and what goes? Heat pumps, dishwashers, curtains, the spa — assume nothing.
When does the vendor want settlement? If your timing matches theirs, you have an advantage.
Have any neighbours objected to recent council notifications? A two-minute question that has saved buyers hundreds of thousands.
What is the agent's honest read on offers in the next week? Most agents will tell you more than you expect if you ask directly and respectfully.
Is the vendor open to a pre-auction offer? Sometimes the best price is the one that stops the campaign.