Chat with me
  • 3 bedrooms
  • 2 bathrooms
  • 2 parking spaces

$ 365,000
3BR T/House. One of Shepps Best
  • 3 bedrooms
  • 3 bathrooms
  • 3 parking spaces

$ 299,000
3 BR plus sep. study on 1 Tatura
  • 3 bedrooms
  • 1 bathrooms
  • 2 parking spaces

$ 250,000
In town 1500sqm land and 3BR BV home
Other Links
Buying at auction
Business associates
Buying from start to finish
Company Profile
Current advertising
First home buyers grant
How are properties valued?
Local information
KMRE's technology
Making an offer
Moving home checklist
Open home planner
Real estate teminology
Receive property alerts
Suburb profiles
Why choose KMRE
Buyer Due Diligence Checklist

Google maps
Google street view
Historical sales
Land channel
Near maps
Planning overlays
Web Statistics

Aberdeen Real Estate
Arcadia Real Estate
Avenel Real Estate
Barmah Real Estate
Bunbartha Real Estate
Byrneside Real Estate
Cobram Real Estate
Congupna Real Estate
Cooma Real Estate
Coomboona Real Estate
Dhurringile Real Estate
Euroa Real Estate
Grahamvale Real Estate
Katandra West Real Estate
Kialla Real Estate
Kialla Central Real Estate
Kialla West Real Estate
Kyabram Real Estate
Lancaster Real Estate
Marionvale Real Estate
Moora Real Estate
Mooroopna Real Estate
Mooroopna North Real Estate
Murchison Real Estate
Nathalia Real Estate
Numurkah Real Estate
Orrvale Real Estate
Rushworth Real Estate
Shepparton Real Estate
Shepparton East Real Estate
Strathmerton Real Estate
Tallygaroopna Real Estate
Tatura Real Estate
Toolamba Real Estate
Undera Real Estate
Waranga Shores Real Estate
Wunghnu Real Estate
Wyuna Real Estate
Yarrawonga Real Estate

Making an offer

Considerations when making an offer

When making an offer you should consider the following:-
* the agent is required by law to submit all offers to the vendor.
* the property remains on the market while the vendor considers all offers.
* just because your offer is the first one submitted, does not necessarily mean that it will be accepted.
* your offer may be made subject to a finance clause i.e. gaining bank approval, the sale of an existing property or another conditions such as a getting a pest and / or building inspection.
* you can also make your offer conditional on certain terms (such as a dishwasher) being included or excluded from the contract.
* Any agreed special conditions such as these must be written into the contract otherwise they have no meaning.
* be sure to include other important considerations such as settlement terms and the amount of the deposit.
* our recommendation is to always make an offer subject to a pest and building inspection
* put a time limit on the acceptance of an offer

Informed purchasers
Purchasers have the greatest chance of having an offer accepted if they can justify their offers with facts. One of the best examples of an informed purchaser I have come across was a lady who offered $315,000 for a brand new home. The vendors were looking for around $360,000. I said to the lady that the price was too far away from what the vendor's were looking for, to which she replied, “I can buy that house down there (indicating a house a short distance away) for $324,000 and it has a large outdoor patio, that one across there (indicating another) is for sale for $320,000 and it has a bigger living room,” and so she went on about another four nearby properties. She then finished with “The most I am prepared to pay for this property is $317,000 otherwise I will buy one of the others.”When this offer was put to the vendors they accepted the $317,000.

A knowledgeable buyer is impressive to an agent and very much respected as they have substantiated their offer by logic instead of just ‘pulling a figure out of the air’. Probably one of the worst cases I saw was a potential purchaser put in an offer of the properties street number ie the property had the street address number of say 360 ?..... St and the offer was a non-negotiable $360,000. This bloke was really just playing games and wasting everyone’s time.

There is a real estate term called Gazumping which is where a vendor firstly accepts an offer from a purchaser, then before the contracts are signed, the vendor accepts a higher offer from another purchaser. This is not illegal but it's not ethical and accordingly KMRE don't allow this to occur.

Is it a buyers market or a sellers market?
Lets say there are 100 listings in your suburb and there were 240 sales last year, or an average of 20 per month. This equals a five month supply. A five month supply of homes is considered a stable market. More than 6 months supply is a buyer market and less that 3 months supply is considered a sellers market.

Cooling-Off Period.
In some situations purchasers may be entitled to a cooling-off period of three business days if they change their mind after having signed a contract. This means that a purchaser can withdrawer from a contract but there are several situations where a cooling off period is not available such as:-
- if the property was bought at an auction or within three business days before or after a scheduled auction.
- if the purchaser is an estate agent or corporate body.
- if the vendor and purchaser have previously entered into a Contract of Sale for the same property on substantially the same terms;
- if the property is used mainly for industrial, commercial or farming purposes and in the case of a farm is not more than 20 hectares in area.

A contract is cancelled during the cooling off period by providing written notice to the vendor or the vendor`s agent. When a contract is cancelled during the cooling off period, the purchaser is entitled to a full refund of all money paid, except for $100 or 0.2 percent of the purchase price - whichever is greater. For example, a vendor may keep a $300 deposit on a property priced at $150,000. NB:  If you know any person who may be interested in anything contained in this web site, please feel free to pass it on with our compliments.