How do I find off-market property in Australia?

Buyer's agent route: REBAA-accredited buyer's agents maintain relationships with vendors' sales agents. When a sales agent is signing up a new vendor, they often shop the property to 2-5 known buyer's agents first to test interest before paying for online listings. Engagement is fee-based ~1.5-3% of purchase price (or fixed retainer + success fee). REBAA member directory is the credentialed starting point.

Direct outreach: postcard or letter campaigns to specific streets you've identified via your suburb research, politely asking homeowners whether they'd consider selling. Hit-rate is low (1-3%) but you skip agent commission entirely. Best for owner-occupiers who haven't fully decided to sell, you give them a reason to. Stay compliant with NSW Fair Trading + similar state-level door-knocking rules; never misrepresent yourself.

Pre-market listings: when sales agents launch a new listing, they typically run a 'silent campaign' for the first 1-2 weeks to test pricing before public listing. Subscribing to sales-agent newsletters in your target suburbs + maintaining cordial relationships gets you on these early lists. No commission saving (vendor still pays sales agent) but you can transact before competing buyers see the listing.

Avoid: 'off-market' marketing schemes from non-licensed brokers who claim wholesale pricing, exclusive networks, or developer kickbacks. Many are buyer-side scams or commission-rebated steering. Anyone holding themselves out as a buyer's agent in NSW must hold a Class 1 or 2 estate-agent licence, verify on the NSW Fair Trading public register before paying any retainer.