For every buyer — first home, next home, or investment. Built from 5,000+ transactions across Newcastle, Lake Macquarie and the Hunter. Most buying risk doesn't come from doing something crazy — it comes from being unprepared. Work through this before you offer on anything, and you'll move faster than the competition when it counts.
Educational content only — not financial, legal or investment advice. Developed by Presence Real Estate Group.
1 · The money
Deposit mapped, plus costs — allow ~5% for stamp duty, legals, inspections, moving.
Borrowing capacity verified, not guessed — assessed on real payslips and debts, not a calculator.
Pre-approval in writing — and know its expiry date.
Rate-rise buffer — could you hold the repayments 2–3% higher? Know your true ceiling before emotion sets it.
Deposit transfer-ready — daily transfer limits have killed exchanges. Lift yours before offer day.
2 · Structure & lending — sorted BEFORE you look
Whose name is it going in — and why? Personal / dual names / company / trust — or another entity on your adviser's advice. The rules move (2026 Budget: new SMSF borrowing for residential property is set to end; existing loans grandfathered), so get current structure advice before you sign. Tax, land tax, serviceability and exit all hang off this. Deals die when it's decided last.
Pre-approval under THAT structure — not under a different name to the contract, with any letters or confirmations lenders will want ready to go.
Borrowing capacity across lenders — policy appetite, valuations and LVRs move monthly; your bank isn't the whole market.
LMI understood — sometimes dead money, sometimes smart leverage. Know which, for you.
The right advisers, engaged in advance — a property-savvy tax accountant and (if you use one) a financial planner who already knows your situation, so you can act in days, not wait two weeks for an appointment while the property sells.
3 · The team — locked in before you need them
Solicitor / conveyancer chosen BEFORE you offer — ideally one who doesn't charge for contract reviews and is reachable on a mobile, including weekends, when a deal is running.
Building + pest inspector on call — booked-out inspectors have cost buyers exchange.
Broker or lender decided — investment-grade structuring if you need it, not just a rate comparison.
Someone on YOUR side of the table — the selling agent is paid to get the highest price for the seller. Know who's negotiating for you.
4 · The search & the offer
Brief written down — suburbs, must-haves, walk-away price, agreed by every decision-maker.
Plan for the ~30% — approximately 30% of the properties we sell trade before the portals see them. Portal-only searching sees a partial market.
Comparables checked, not asking prices — sold data from the last 90 days is the truth.
Development potential? Feasibility first — zoning, what's happening around it, what the block can actually take — before you sign, not after. (Your buyer's team and builder can help here.)
Offer strategy set — how offers in writing work, auction vs private treaty, cooling-off rules (and when a 66W waives them), and how to put forward FEWER conditions so you're the most appealing buyer — without exposing yourself.
Presence Real Estate Group, Newcastle NSW · Educational content only — nothing in this document constitutes financial, legal, tax or investment advice. Always seek advice from a licensed financial planner, mortgage broker and/or tax specialist accountant for your circumstances. · Details are handled in line with our Privacy Policy · presence.realestate