It’s the question every buyer wrestles with in the Sydney property market: how much should I offer?

Whether you’re looking at a private treaty sale, an off-market deal, or an Expression of Interest, the lack of clear pricing guidance can make it feel like you're flying blind. And after weeks (or months) of scrolling listings, going to inspections, and watching homes sell well above the guide, it's no wonder most buyers are left confused.

In a market where underquoting is rampant and auction reserves are never disclosed, making the right offer isn’t just about throwing in a number that "feels fair." It’s about understanding the market, reading the signals, and knowing when to push and when to walk.

The federal government’s plan to help first home buyers by removing the cost of lenders mortgage insurance (LMI) has sparked fierce debate. Supporters say it will fast-track home ownership for thousands of Australians. Critics, including the insurance industry, argue it could inflate property prices and make affordability worse. So, what does the scheme actually do? And will it help or hurt first home buyers in the long run?

Last week, we explained what underquoting is and why it’s such a problem for buyers. This week, we’re asking the next question: how do we fix it?

Because when even real estate agents themselves are saying the system is broken, you know it’s time for change.

So, what needs to happen?

If you’ve spent any time looking for a property in Sydney, you’ve probably come across this situation: a home is advertised with a price guide of $1.5 million, you spend your weekend inspecting it, maybe even pay for a building report or review the contract. Then auction day comes, and it sells for $1.9 million.

Welcome to underquoting.

It’s frustrating, expensive, and more common than most people realise. A recent five-part investigation by the Sydney Morning Herald called "Bidding Blind" revealed just how widespread the issue is, and how little is being done to stop it.

If you’ve been following property headlines, you might be feeling a little confused.

Interest rates are high. Cost-of-living pressures are everywhere. And yet in many parts of Sydney, property prices are not just holding steady, they’re rising.

So what’s really going on?

When you're scrolling through Sydney property listings, it’s easy to feel like everything starts to sound the same: charming cottage, generous layout, loads of potential. But behind the curated photos and carefully chosen words, there’s often a very different story.

Here’s how to read between the lines of a Sydney property listing, and what those vague or flattering phrases might really mean.

When most people think about buying property in Sydney, they think of spring. Warmer days, blossoming gardens, and a surge of new listings make spring the traditional peak selling season. But here’s the thing: some of the best opportunities to buy well actually happen in winter.

At The Acquiry, we’ve helped countless buyers find their perfect property in the colder months, and often, they end up with a home that’s just as warm inside as the deal they secured.

Here’s why winter might be the right time to make your move.

What does Scarlett Johansson’s new Manhattan apartment have to do with Sydney real estate?

At first glance, maybe not much. But when you look closer, it’s a powerful reminder that even in high-end property markets, prices don’t always move in one direction.

Let’s start with the headline: Sydney has just been named the second least affordable housing market on Earth.¹

According to the 2025 Demographia International Housing Affordability Report, Sydney’s median house price is now 13.8 times the median household income.

If that wasn’t sobering enough, another recent analysis projected that, at current growth rates, the average household won’t be able to afford to buy a home in Sydney until 2096.² That’s 71 years from now.

Let that sink in for a moment.

Everyone wants to get a good deal.

It’s one of the most common things we hear from buyers, especially in a market like Sydney’s, where prices are high, competition is fierce, and no one wants to feel like they’ve overpaid.

But when it comes to real estate, what does a “good deal” actually mean? Because here’s the thing: in Sydney, it’s almost never about paying under market. It’s about paying the right price for the right property, in the right location, with the right long-term fundamentals.

“Expressions of Interest.” It sounds formal. Polite. Maybe even a bit exclusive, like you're being invited to something slightly more refined than a standard sales process.

But if you’re buying in Sydney, you’ve probably already asked the question: What does Expressions of Interest really mean?

Because behind the polished language is a process that can be confusing, vague, and incredibly frustrating for buyers.

It usually starts with a casual scroll through realestate.com.au. No rush, no pressure, just keeping an eye on what’s out there. Maybe you save a few listings, attend the odd open home, and wait for something that feels right to pop up.

The intention is good: get a feel for the market before jumping in. But here’s the thing, in Sydney’s property market, passive searching rarely gets you results.

And if you’re serious about buying, it could be costing you more than you realise.

For many Sydney buyers, two areas often stand out as front-runners: the Eastern Suburbs and the Lower North Shore. Both are known for their beauty, lifestyle appeal and strong sense of community. Both attract high-income professionals, growing families, and seasoned investors. And both come with a price tag to match.

But while they may sit on equal footing in terms of status, they offer very different experiences. And the right choice for you will depend on more than just postcode rankings or median house prices, it comes down to your lifestyle, your values, and what kind of day-to-day reality you want to live in.

So, you’re a strategist. A planner. Someone who advises others for a living, whether that’s in law, finance, consulting, or another high-stakes field.

You analyse risk. You build models. You charge by the hour because your insight is valuable.

And yet… when it comes to buying property? You decide to just figure it out as you go.

It happens more often than you’d think, and we see it every week.

Buying property in Sydney can feel overwhelming. The market moves fast, competition is fierce, and prices are constantly on the rise. Navigating this landscape alone can lead to costly mistakes, missed opportunities, or settling for less than you hoped for.

That’s where a Sydney-based buyer’s agent comes in. Working with a local expert makes all the difference when securing the right property, at the right price, in the right location. Here are the top five reasons why you should consider using a buyer’s agent when purchasing property in Sydney.

From iconic beaches to leafy streets and premium schools, Sydney’s Eastern Suburbs offer some of the most desirable places to live in Australia. With close proximity to the CBD, world-class dining, and a vibrant lifestyle, it’s no wonder this pocket of Sydney continues to attract buyers at all life stages.

Whether you're after the coastal buzz, a quieter community feel, or city-fringe convenience, here are some of the best suburbs in Sydney’s Eastern Suburbs to call home.

When it comes to buying property, three factors drive every decision: price, location, and size. It’s a simple equation: pay less, and you’ll likely sacrifice space or location. Pay more, and you’ll get a bigger home in a better area.

Straightforward, right?

But things get more interesting when you look at what happens when you secure two of these factors but miss out on the third.

If you’ve tried to rent a property in Sydney recently, you’ll know how tough it is. While much of the focus in real estate is on soaring property prices and affordability challenges, the rental market presents its own set of obstacles. From limited availability to a grueling application process, securing a rental can feel like an uphill battle - sometimes even harder than buying a home.

Buying property in Sydney is a high-stakes game, and for many buyers, the fear of missing out (FOMO) can lead to costly mistakes. One of the biggest errors buyers make? Using previous sales as an anchor for what they think a property is worth - without questioning whether that sale was rational in the first place.