You won’t find these houses splashed across real estate websites or social media feeds, but they make up a growing portion of the local property landscape. Photo: NaturesCharm photography.
Canberra’s property market has its own unique rhythm, characterised by competitive auctions, sought-after suburbs, and a constant search for hidden gems.
Our ebb-and-flow cycle creates what some call a ‘village market’, where word of mouth and strong networks still hold real power. This means that timing, connections, and local knowledge go a long way … but not all listings come with a ‘for sale’ sign out front.
Across the capital, more buyers and sellers are moving quietly behind the scenes to arrange what are known as ‘off-market’ property sales.
These ‘secret’ listings are often kept between vendors, agents and database buyers.
Some vendors just aren’t interested in the open-home scramble. For others, it’s a way to test the waters without committing to an expensive marketing campaign.
Buyers are drawn in by the chance to bypass competition and score a fast deal, but actually accessing the off-market pool can be tricky.
The real question is, does buying off-market give you an edge, or does it just make Canberra’s already complex market even murkier?
In short, it all depends on strategy.
Enter Alex Anlezark and James Meli, licensed buyer’s agents at Cohen Handler Canberra. They work with all kinds of homebuyers to identify, inspect and negotiate for the right property.
“Off-market sales are pretty popular here because they allow sellers to test interest, protect their privacy, avoid expensive advertising and catch the eye of motivated buyers,” Alex says.
“You need to be ready to move when an opportunity does arise, because these properties tend to get snapped up quickly.
“Pre-approval is a must, but so is patience. Never skip out on due diligence.”
Alex spent years as a sales agent, and James’s background is in building inspection, so they’re a bit of a dream team. Photo: Michelle Kroll.
Whatever the vendor’s reason for keeping their sale out of the public eye, knowing when and how to dig deeper is essential. Knowledge is power, after all.
“They could be relisting quietly after an unsuccessful campaign or trying to keep issues with the house under the radar,” James says.
“But it’s not always about the property itself. Maybe the neighbours are difficult, the area lacks amenity, or there’s horrible road noise.
“Another thing to consider is price. Without open competition to benchmark value, it can be tricky to know what’s fair.”
This is where strong relationships and a constant eye on the market come in clutch. Alex and James are in touch with Canberra sales agents all day, every day, and often have off-market properties brought to them first thing.
“We scout about 25 open homes a week and secure transactions daily, so local agents can trust that we have clients ready to go,” James says.
“Building those relationships is really important, but at the end of the day, we still represent the buyer.”
One of the most important things a good buyer’s agent provides is an emotional buffer. Falling in love with that dream home is understandable, but losing your poker face could make negotiations harder.
House hunting can also lose its spark after a while. Nobody wants to drag the kids from property to property every weekend for months on end.
“A lot of people come to us completely burned out,” Alex says.
“Imagine shortlisting a dozen open homes and hitting five in a day, only to be outbid on the one you really want. It’s exhausting and all too common.
“We give that time and energy back. Seeing how happy and relieved our clients are when we secure their dream home is the best part of our job.”
So there you have it – going for off-market properties can be a real advantage for Canberra buyers, but only when approached with the right strategy.
Do your homework, engage the right support, and remember that while exclusivity may be appealing, the fundamentals of smart home buying still matter most.
To find out more, visit Cohen Handler: Canberra.
