15 Questions to Ask a Real Estate Agent When Buying a House in Victoria (2026 Guide)

16.10.2026 07:42:00 - By Eliza Wong

TL;DR / Key takeaways

  • Always request the current Property Price Statement, contract of sale and Section 32 before you inspect.
  • From 16 October 2026, auction and fixed-date sale reserves must be publicly disclosed at least seven days in advance.
  • Selling agents work for the vendor. Your job is to test the property, verify answers and decide whether the risks fit your circumstances.
  • Use the 15 questions below as a flexible checklist, not a rigid script.
  • Treat every answer as information to investigate — never as a substitute for independent advice, building reports or legal review.
  • Set your walk-away price before negotiations or auction day begin.
15 Questions You Should Ask the Selling Agent

A good inspection can make a property feel like home before you have checked whether it is genuinely right for you. Knowing what questions to ask a real estate agent when buying a house can help you look beyond the presentation, understand the risks and make a better-informed decision.


Selling agents work for the vendor. That does not mean every answer is misleading, but their role is to achieve the best possible result for the seller. Your role is different: to test the property, understand its likely value and decide whether the risks fit your circumstances.


In Victoria, recent changes to property price disclosure have also given buyers more information to work with, including the new Property Price Statement and earlier disclosure of auction reserve prices.


The questions below are a starting point. Documents, comparable sales and independent checks are what turn answers into a sound buying decision.

Your quick checklist: 15 questions to ask the selling agent

Whether you are preparing for an open home, considering an offer or approaching an auction, these are useful questions to ask:

  1. Can I have the current Property Price Statement, contract of sale and Section 32 vendor statement?
  2. Which comparable property sales support the advertised price?
  3. Has the price guidance changed during the campaign, and why?
  4. Is the property being sold by auction, private sale or a fixed-date sale?
  5. If the property is going to auction, what is the published reserve price, or when will the price be published?
  6. How long has the property been on the market, and has it been listed before?
  7. Why is the vendor selling, and what settlement period would they prefer?
  8. Have any offers been made or rejected, and what can you tell me about the reasons?
  9. Are there any known building defects, drainage problems, pest issues or unapproved renovations?
  10. For an apartment or townhouse, are there owners corporation fees, special levies or major works planned?
  11. Are there known planning restrictions, nearby developments or access issues?
  12. What fixtures, fittings and appliances are included or excluded from the sale?
  13. What deposit, settlement date and contract conditions would the vendor prefer?
  14. Will the vendor consider an offer before auction or before the advertised deadline?
  15. What information or documents are still outstanding, and when will they be made available?

You will not always receive a complete answer. Some information may be confidential or outside the selling agent’s knowledge. The important thing is knowing what to verify before committing to a purchase.

Questions to ask before inspecting a property

Before attending an open home, request the Property Price Statement (PPS) and the contract of sale, including the Section 32 vendor statement, as early as possible.

In Victoria, the Section 32 contains important information about the property, including matters such as title details, easements, planning information and outgoings. It is not a document to skim on your mobile between inspections.

The Property Price Statement serves a different purpose. It provides information about the agent’s estimated selling price and comparable property sales. It does not replace the Section 32.


Ask the agent how long the property has been on the market, whether it has been advertised previously and whether there have been any changes to the campaign or price guidance. A property that has quietly returned to market can have a perfectly reasonable explanation. It can also indicate that an earlier contract did not proceed, that buyer feedback has been difficult, or that vendor expectations have changed.

You should also ask why the vendor is selling and what settlement period they prefer. Agents may only be able to give a broad response, and privacy matters. Even so, timing can shape your offer. A vendor needing a longer settlement, for example, may value terms that differ from those preferred by a buyer focused only on price.

The objective is to understand the property’s history and the seller’s priorities without mistaking an agent’s answers for independently verified facts.

Understanding the new Property Price Statement in Victoria

From 1 October 2026, Victoria introduced the Property Price Statement, replacing the former Statement of Information (SOI).

The new requirements are designed to improve price transparency and give buyers more meaningful information about the evidence supporting a property’s indicative selling price.

For auctions and fixed-date sales, the new requirements apply to sales scheduled on or after 16 October 2026.

The Property Price Statement must include:

  • The indicative selling price or price range.
  • Key features of the property, including property type, bedrooms, bathrooms, car spaces, internal floor area and land size.
  • Details of the three most comparable property sales, where available, including their key features, sale dates and prices.
  • An explanation where fewer than three qualifying comparable properties can be identified.
  • The relevant suburb median price.
  • The seller’s reserve price when the required auction or fixed-date sale disclosure period applies.
  • The final sale price following an unconditional sale, subject to applicable exceptions.

Agents must also make the PPS prominent in online property advertising. It should be visible, or linked, alongside the advertised price in the first visible part of the main property advertisement, rather than hidden at the bottom.

Buyers can also request a copy directly from the selling agent, who must provide it within two business days.

These changes give buyers a better starting point for price research, but they do not turn the document into an independent valuation.

Questions worth asking include:

  • Why were these particular comparable properties selected?
  • How do their land size, internal floor area and condition compare?
  • Have more recent sales occurred that might affect the estimated selling price?
  • Has the indicative price changed since the property was first advertised?

Questions to ask at an open home

Open homes are designed to be busy. That atmosphere can make buyers feel they have to decide instantly, especially when another group is measuring bedrooms or lingering in the kitchen.

Slow the process down. Walk through the property with a practical eye, then ask direct questions where the answer can be checked.

Start with the fundamentals: the age of the home, the date of any renovations, whether the necessary permits were obtained and whether approvals or warranties are available. If a garage has become a bedroom, or an older weatherboard home has a new rear extension, ask when the work occurred and whether the relevant paperwork is available. A beautiful renovation without appropriate approvals can create expense and uncertainty later.

Ask about services and maintenance. When was the roof last repaired or replaced? Has the property experienced water ingress, drainage issues, movement, termite treatment or insurance claims? Is the heating, cooling or solar system owned outright, financed, leased or subject to another arrangement?

These questions are not an accusation. They are sensible when considering one of the largest financial commitments you may make.

Additional questions for apartments and townhouses

For apartments and townhouses, add questions about owners corporation fees, special levies, cladding, major works and short-stay accommodation. Request the owners corporation certificate and relevant meeting minutes, then review them carefully with your conveyancer or solicitor. A low quarterly fee is not automatically good value if substantial maintenance has been deferred or major repairs are anticipated.

Questions about the surrounding neighbourhood

The immediate street matters too. Ask about known development applications nearby, shared driveways, access arrangements and regular noise or traffic issues. Then verify what you can independently. Visit at another time of day. Stand outside without the agent present. Notice school traffic, train noise, barking dogs, commercial activity and the way cars move through the street. A Saturday inspection is only one version of a neighbourhood.

The price questions that need evidence

Price guidance is not a valuation. It should be considered alongside the Property Price Statement, recent comparable sales and the characteristics of the property itself.

The most useful question is not simply, “What will the vendor take?” Instead, ask which comparable sales the agent believes are most relevant and why. Then assess whether those sales genuinely compare. A property in the same suburb may have a different land size, orientation, condition, school zone, planning restrictions, parking arrangement or level of renovation.

The new Property Price Statement requirements make these comparisons easier by including key features of the properties used to support the estimated selling price. However, buyers still need to consider the differences that matter.

For Melbourne properties, the statutory comparable-sale framework generally looks at similarly situated properties sold within the previous six months and within two kilometres. A sale can meet those broad criteria and still require careful adjustment when comparing value.

Ask whether the advertised price has changed during the campaign and whether buyer feedback has been above, within or below the indicated range. You can also ask how many contracts have been requested or issued, although these figures may not be disclosed and are not reliable measures of the number of serious bidders.

None of these answers should be treated as a bidding instruction. They help you understand the campaign, not determine your maximum.

Your price limit should come from your own research and financial position. Set a walk-away figure before negotiations begin, allowing for stamp duty, legal costs, inspections, moving costs and likely early repairs. If you are buying at auction, remember that a successful bid will generally result in an unconditional contract without a cooling-off period. Complete your property due diligence before you bid.

What to ask about the auction reserve price under Victoria’s new rules

One of the most important recent changes for Victorian property buyers is the requirement to disclose auction reserve prices before auction day.

Under the new rules, selling agents must publish the seller’s reserve price at least seven days before an auction or fixed-date sale. The requirement applies to residential auctions and fixed-date sales held on or after 16 October 2026.

The published reserve must be expressed as a single dollar amount, without qualifications such as “from”, “over” or “+”. Once the reserve has been disclosed, the agent must update the relevant advertising, and the Property Price Statement must show both the indicative selling price and the published reserve price.

What does the published reserve mean for buyers?

The reserve is the minimum price the vendor has set for the auction or fixed-date sale. It is not necessarily the property’s market value, nor does it establish what competing buyers may ultimately pay. The reserve can also differ from the earlier indicative selling price.

For example, a property initially advertised with an indicative range of $900,000 to $990,000 may subsequently have a published reserve of $1,020,000. The agent must update the advertising to reflect the disclosed reserve. Buyers should then reassess whether the property is genuinely within their financial limits.

Knowing the reserve earlier helps eliminate some uncertainty, but it does not remove the need for independent price research.

Can the reserve price change before auction?

Yes. However, under the new rules, changing a publicly disclosed reserve price restarts the seven-day disclosure period. The auction or fixed-date sale cannot proceed until the revised reserve has been publicly available for the required period. Similarly, if the reserve has not been properly published at least seven days before the scheduled sale, the auction or fixed-date sale cannot proceed as scheduled.


Importantly, the disclosure requirement does not prevent a vendor from accepting a pre-auction offer through a private sale.

Questions buyers should now ask include:

  • What is the published reserve price?
  • When was it first published?
  • Has the reserve changed since publication?
  • Is the property being sold by auction or through a fixed-date offer process?
  • Will the vendor consider a pre-auction offer?
  • Does the published reserve still fit my own valuation and budget?


These are practical questions that can help you avoid spending time and money preparing to bid on a property that is already outside your budget.

Questions to ask before making an offer

When you are ready to act, clarity about the sales process matters as much as clarity about price.

Ask whether the property is being sold by private sale, auction or fixed-date sale, whether the vendor is considering offers before the advertised deadline and what form of offer they will accept. Confirm the deposit amount, preferred settlement date and whether the vendor has any preferred conditions.

If you are making an offer subject to finance, a building inspection or another condition, speak with your conveyancer or solicitor about the wording before signing anything. A selling agent can explain the vendor’s position, but they cannot provide independent legal advice. The same applies to contract amendments, early access requests, deposit arrangements and special conditions.

You should also clarify how the agent will communicate with interested buyers if multiple offers are received. Do not assume that an opportunity to improve your offer will always be provided.

Questions to ask before bidding at auction

Even with earlier disclosure of the reserve price, an auction can still be a highly competitive environment.

Before auction day, confirm:

  • The published reserve and whether the required disclosure period has been met.
  • The registration or identification requirements for bidders.
  • Whether the auctioneer may make vendor bids in accordance with Victorian auction rules.
  • What happens if bidding does not reach the reserve.
  • Whether the highest bidder will have the first opportunity to negotiate if the property is passed in.
  • Whether the contract and Section 32 have been reviewed and all necessary inspections completed.

Most importantly, decide your maximum price before bidding begins. A published reserve provides information about the seller’s minimum price. It does not tell you what the property is worth to you or whether your finances can support a higher bid.

If you are not comfortable bidding under pressure, arranging negotiation and auction support can be a practical safeguard rather than a sign that you are unprepared.

What to do when the agent’s answers are vague

Not every vague answer is a warning sign. Sometimes the agent genuinely does not know, particularly in an estate sale or a tenanted property.

The concern is when important questions are repeatedly deflected, documents are delayed or verbal assurances cannot be supported.

Write down what you asked, who answered and what was said. Follow up by email where appropriate. Then separate facts from sales language.

“Much loved family home” is not evidence of condition.

“Developers are interested” does not establish value.

“There has been strong interest” may be true, but it does not tell you what another buyer will pay or what you should pay.

If a concern affects value or suitability, obtain the relevant report, review the contract with your conveyancer or solicitor and revisit your comparable sales. If you believe price advertising is misleading, retain copies of the advertisement, Property Price Statement and relevant written communications. Consumer Affairs Victoria accepts reports of suspected underquoting.

There will be moments when walking away is the disciplined decision. Missing one property can be disappointing. Buying the wrong property at the wrong price can affect your finances for years.

A checklist is not a script

The best agent questions checklist is flexible. A first-home buyer may need more guidance on contracts, price ranges and auction conditions. An upgrader may be focused on settlement timing and school-zone trade-offs. An investor may need to examine rental potential, owners corporation restrictions and future maintenance more closely. The questions change because the decision changes.


You do not need to challenge every answer at the front door. You simply need enough information to know what deserves checking before you commit. Take your time where time is available, and prepare well where it is not. A clear question asked early can protect you from a rushed decision later.

Before you make your next move

Take your time where time is available, and prepare well where it is not. A clear question asked early can protect you from a rushed decision later.


Not sure what to make of an agent’s answer, the advertised price or an upcoming auction? You do not have to work through every question alone. Ask Eliza a question about the property you are considering. Tell her a little about your situation and what concerns you. There is no obligation, and it is a simple way to get a buyer-focused perspective before deciding what to do next.


Book a Free Call

frequently asked questions

Start by asking why the property is being sold, how long it has been advertised, what comparable sales support the price, whether there are known defects and what settlement terms the vendor prefers. In Victoria, also request the Property Price Statement and Section 32 vendor statement.

No. The Property Price Statement focuses on pricing information, comparable sales and relevant price disclosures. The Section 32 vendor statement provides prescribed information about the property, including matters relating to title, planning and outgoings. Buyers should review both documents before committing.

For residential auctions and fixed-date sales conducted by estate agents on or after 16 October 2026, the reserve price must be publicly disclosed at least seven days before the scheduled sale. The rules do not apply in the same way to ordinary private sales without a fixed deadline.

Yes. A vendor can still accept a pre-auction offer through a private sale. The seven-day reserve disclosure requirement does not prevent a property from being sold before its scheduled auction.

Under the October 2026 changes, agents generally must publish the sale price in the Property Price Statement within seven days of a sale becoming unconditional and keep the information publicly accessible for at least 18 months. Limited exemptions and transitional exceptions apply.

Treat the agent’s answers as information to investigate, not as a substitute for professional advice. Important claims about property condition, renovations, title restrictions, owners corporation matters and value should be checked using appropriate documents or independent professionals.

No. Buyers can request a copy directly from the selling agent, who must provide it within two business days.

This can and does happen. Reassess whether the property still fits your budget and independent valuation. The agent must update the advertising and the Property Price Statement to reflect the new reserve. Changing a published reserve also restarts the seven-day disclosure period.

Record the questions asked and answers given, follow up in writing, and escalate verification through your conveyancer, building inspector or independent research. Persistent deflection or missing documents is a signal to pause rather than push forward.

Eliza Wong

Eliza Wong

Tags :
Categories :