Some of Australia's leading buyer's advocates uncover the most common mistakes made by homebuyers and tell us how to avoid them.
With insights from Michael Taylor, Carly Susic, Lou Lihari, Michael Sier, and Tonya Davidson, this guide is essential reading for anyone looking to enter the property market with confidence.
Mistake #1: Entering the Market Unprepared
Michael Taylor of Specific Property says that one of the biggest pitfalls for new buyers is a lack of preparation.
"Going in unprepared is a huge problem for many first-time buyers, in terms of the fact that... they go into this process and don't necessarily have those things ticked off in advance, which puts them in a much weaker place when it comes to making an offer on the property."
Without pre-approval and a clear understanding of the purchase process, buyers may lose out on properties simply because their offer isn't competitive.
"You can't structure an offer to make it as appealing to the vendor as possible... First-home buyers might lose the opportunity to purchase a property based solely on that."
Mistake #2: Falling in Love With Features, Not Function
Michael also warns that many first-time buyers get distracted by surface-level appeal.
"(Buyers will) fall in love with renovated bathrooms and kitchens that look fancy, but then completely forego room sizes and natural light and ventilation and end up buying properties that are sub-par."
He emphasizes the importance of understanding how a property "lives" beyond its cosmetic upgrades.
"(Buyers often) don't actually consider how they want to live, or how a property actually does live... and then forget about how they want to actually furnish a property to live in properly."
Mistake #3: Trusting the Selling Agent's Advice
Carly Susic of Select Property Advocates says many buyers are too quick to take a selling agent's word at face value.
"A lot of people are really naive, and we see people and just look at them and think, you know, that they would be eaten alive by an agent out there on their own."
In one case, an agent suggested a building inspection wasn’t necessary for a property built in 2013. Susic quickly corrected the record.
"I've seen brand new properties that have got major defects, more so than 100-year-old property."
Carly advises buyers to always conduct due diligence and question what they are told.
Mistake #4: Misjudging Auction Dynamics
Lou Lihari, a former auctioneer and founder of LP Advisory, says many buyers don’t understand how to play the auction game strategically.
In a recent Preston auction, Lou used a strong opening bid to outplay the competition.
"My opening bid was at 1.3 (million), which basically declared the property on the market... It did eliminate quite a few other buyers."
He says most buyers simply don’t know when to enter, hold back, or apply pressure.
Mistake #5: Underestimating Local Value Differences
Michael Sier of BuyerX Mornington stresses the importance of hyper-local knowledge.
"There is quite a difference sometimes from one side of the road to the other on values."
Without understanding local pricing, buyers can grossly overpay.
"You could be spending $100,000 more than you need to."
Michael adds that buyer advocates are not just negotiators, but advisors who know what certain properties should cost based on planning, build quality, and market history.
"We know what it costs to build a property and what you can and can’t do to properties that are already established."
Mistake #6: Not Using Data to Refine the Search
Tonya Davidson combines technology with intuition. She says many buyers waste months looking at properties that were never right for them.
"We rely heavily on data to analyze the market and align our clients' briefs with current conditions... If it’s not aligning, then we can save them six months of heartache."
Tonya also uses feedback from inspections to refine the buyer brief and ensure every "no" brings them closer to a "yes."
"Every 'no' is closer to a 'yes.'"
Final Advice: Don't Go It Alone
Buyer advocates aren’t just for high-end investors.
In a competitive and complex market like 2025, getting expert help isn’t a luxury — it’s a necessity.
