Off-Market Properties in Perth: What They Are and How to Access Them

Off-Market Properties in Perth: What They Are and How to Access Them

“Off-market” is one of the most misunderstood terms in property. Some buyers think it means secret deals for the connected elite. Others see it as pure marketing spin used by selling agents. The reality is more nuanced, and understanding it can give buyers genuine advantages.

With Perth’s total listings hovering near historic lows—sitting around 3,800 properties in mid-2025 compared to a balanced market of 13,000—finding a home has become a competitive sport. In this tight environment, the “hidden market” isn’t just a bonus. It is often the only way to secure a quality home without fighting fifty other groups at a weekend home open.

What Does Off-Market Actually Mean?

An off-market property is one available for sale but not publicly advertised. You won’t find a Realestate.com.au listing for it. There is no Domain ad to browse. No “For Sale” signboard sits on the verge.

The property can still sell through an agent, but it is not promoted to the general public.

Off-Market vs Pre-Market vs Silent Listings

Off-Market These properties are genuinely not publicly listed and may never be. Sellers often sign a “Listing Authority” with an agent but instruct them to only show the home to qualified databases.

Pre-Market These homes are being prepared for public listing but are available to select buyers first. They will likely go public if not sold within 1-2 weeks.

Silent Listing A property listed with an agency but not on major portals. It might appear on the agent’s own website or in their weekly email newsletter.

Pocket Listing This is an agent’s personal pipeline. The property is available, but it hasn’t been formally listed even with their own agency yet.

These distinctions matter because seller motivation and competition levels vary by type.

Why Do Sellers Go Off-Market?

Understanding seller motivation helps buyers approach off-market opportunities appropriately. In the high-growth market of 2025 and 2026, motivations have shifted slightly from pure privacy to strategic testing.

Privacy Concerns

Who: High-profile individuals, divorce situations, financial difficulties Motivation: They want to avoid public knowledge of the sale. This is common in premium suburbs like Peppermint Grove (median price $5.1M) or Dalkeith, where neighbours talk. Buyer Advantage: You face less competition, and sellers may accept reasonable offers quickly to maintain discretion.

Testing the “Dream Price”

Who: Sellers in hot suburbs like Samson or Brentwood (both new entrants to the “Million Dollar Club” in 2025) Motivation: They want to see if they can get a premium price without the risk of a public campaign failing. Buyer Advantage: You get the first look, but be careful not to overpay just for the privilege of exclusivity.

Avoiding Campaign Costs

Who: Budget-conscious sellers or landlords liquidating assets Motivation: They save roughly $2,000 to $5,000 on marketing fees like photography, videography, and staging. Buyer Advantage: Those savings can sometimes be shared through lower price expectations.

Tenant Considerations

Who: Investors selling with tenants in place Motivation: Open homes disrupt tenants and can lead to messy inspections. Buyer Advantage: Tenanted properties often sell to other investors seeking immediate rental income.

Convenience

Who: Sellers who don’t want the “Open Home” circus Motivation: They want to avoid cleaning every weekend and managing twice-weekly inspections. Buyer Advantage: You can often arrange private inspections at flexible times.

Previous Campaign Failure

Who: Properties that didn’t sell publicly Motivation: The agent rests the property to avoid the “stale listing” label before trying a quiet approach. Buyer Caution: The property may have issues or be overpriced.

How Off-Market Properties Change Hands

Agent Networks

Agents maintain extensive buyer databases. When an off-market seller engages them, they match the property with registered buyers before paying for ads.

Access Method: Register with agents in your target areas. Don’t just email; call them. A phone call on a Tuesday (their admin day) is more memorable than a generic enquiry.

Buyers Agents

Professional buyers agents maintain relationships with selling agents across agencies. We hear about opportunities weeks before they hit the internet.

Access Method: Engage a buyers agent with genuine market relationships. In a market where days on market (DOM) averaged just 12 days in mid-2025, speed is everything.

Digital Platforms

Newer platforms like Listing Loop or Soho App claim to aggregate off-market listings.

Access Method: Sign up for these portals. The Catch: Many listings on these sites are “pre-market” and still get blasted to thousands of users. True exclusivity is rare here.

Direct Approaches

Sometimes buyers (or their agents) approach owners directly to ask if they’d consider selling.

Access Method: Door-knocking, letterbox drops, social connections.

Developer Networks

Off-market stock sometimes comes through developer relationships. This is particularly common for investment properties or land sites.

Access Method: Build relationships with active developers.

The Off-Market Advantage for Buyers

Reduced Competition

This is the most significant benefit. Public listings in Perth currently attract dozens of groups and multiple offers. Off-market scenarios may have only 1-3 interested parties.

Impact: You get a better negotiation position, less urgency, and more considered decisions.

More Time for Due Diligence

Public campaigns create artificial timelines, often forcing offers within days. Off-market allows proper inspection, research, and consideration.

Impact: You can make better-informed decisions and reduce your risk of buying a lemon.

Potential Price Benefit

Less competition can mean lower prices. Sellers accepting off-market offers often accept reasonable prices for the convenience of a quick, quiet sale.

Impact: Potential savings of 3-8% versus competitive public campaigns are possible, though not guaranteed.

Better Information Flow

Off-market negotiations often allow more direct seller communication and information sharing.

Impact: You can understand true motivations, which helps you structure a winning offer.

The Off-Market Reality Check

Off-market isn’t magic. Important caveats exist that every buyer must know.

Not Necessarily Cheaper

Some off-market sellers have unrealistic expectations. Without market feedback from public campaigns, they may cling to a price that the market wouldn’t actually pay.

Limited Comparison

With less market activity to observe, assessing value becomes harder. You can’t benchmark against competing buyers’ behaviour to validate your offer price.

Due Diligence Remains Essential

Off-market doesn’t mean off-inspection. All standard checks, including building and pest inspections, remain critical.

Some “Off-Market” Is Marketing Spin

Agents sometimes label properties “off-market” to create a perception of exclusivity. Always verify if you are actually the only one seeing it.

Quality Varies

Off-market properties aren’t inherently better. Some are premium homes with privacy-conscious sellers. Others are problem properties that failed to sell publicly.

How to Access Off-Market Properties

Method 1: Build Agent Relationships

Process:

1. Identify agents active in your target suburbs (check REIWA for top sellers).
2. Meet with them face-to-face at other opens. Explain your requirements specifically.
3. Register on their buyer databases.
4. Follow up regularly (a quick call every fortnight).
5. Respond immediately when they send you a lead.

Effectiveness: Moderate. Agents prioritise relationships with buyers they know will act, but you have to do the legwork.

Method 2: Engage a Buyers Agent

Process:

1. Brief a buyers agent on your specific needs.
2. We access our network of agent relationships to find matches.
3. We proactively seek off-market opportunities that fit your brief.
4. We present vetted opportunities to you, often before photos are even taken.

Effectiveness: High. Buyers agents’ relationships and full-time focus produce consistent off-market access, which is crucial when stock levels are this low.

Method 3: Direct Owner Approach

Process:

1. Identify target properties or streets you love.
2. Write compelling, personal letters to owners.
3. Distribute via letterbox.
4. Follow up if you receive any responses.

Effectiveness: Low but occasionally successful. This requires high effort and a thick skin for rejection.

Method 4: Network Connections

Process:

1. Tell everyone you know you are looking.
2. Mention specific target areas and property types.
3. Follow up on any leads from friends or colleagues.

Effectiveness: Variable. This occasionally produces unexpected opportunities, especially in tight-knit communities.

Evaluating Off-Market Opportunities

When an off-market opportunity arises, assess it carefully.

Price Reality

Check: Is the asking price within the current market range? Method: Compare it to recent public sales of similar properties in the last 3 months. Warning Sign: The price is significantly above recent comparables (the “dream price” syndrome).

Seller Motivation

Check: Why is this off-market? Is the seller genuinely motivated to move? Method: Ask the agent directly. “Why aren’t they going to market?” Warning Sign: Unrealistic expectations or a seller who is just “testing” the market without a real need to sell.

Time Pressure

Check: How quickly must you decide? Method: Clarify the timeline. Push back on artificial urgency if the agent claims “another buyer is coming tomorrow.” Warning Sign: Extreme pressure to decide immediately without proper checks.

Property Condition

Check: Are there issues driving the off-market status? Method: Conduct a thorough inspection. Order building and pest reports. Warning Sign: Inspection access is restricted or the agent discourages a professional report.

Competition Level

Check: Are other buyers considering this property? Method: Ask directly. Assess the truthfulness of the response. Reality: Even off-market properties can have competition, especially in popular suburbs like Roleystone or Maylands.

Our Off-Market Access

Through years of market presence, we’ve built genuine relationships with agents across Perth. This translates to real advantages for our clients.

Weekly off-market opportunities are shared with our active buyer clients. First-look access allows our clients to see homes before they go public. Direct relationships enable honest information exchange with selling agents. A respected track record means agents know our offers are serious and our buyers are qualified.

Not every client needs off-market access. For those who do, it represents a meaningful advantage in competitive markets.

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Want access to Perth’s off-market properties? Our complete buying service includes off-market access through our agent network, generating consistent opportunities. We match properties to buyers before public competition begins.

Book a consultation to discuss off-market access for your property search.