How to Read a Property Listing Without Getting Tricked
Ever seen a listing that sounded amazing… only to rock up and realise it’s nothing like the photos?
You’re not alone.
Real estate ads are full of spin, vague language, and selective photography.
So if you're a first home buyer trying to make sense of the madness, here’s how to read a listing without getting fooled.
🕵️♀️ What “Contact Agent” and “Price on Application” Really Mean
If a listing doesn’t include a price, it’s usually for one of two reasons:
The seller doesn’t want to set buyer expectations too early
The agent wants to fish for your budget before revealing anything
Nude Tip: If you’re interested, ask for the Statement of Information (it’s a legal requirement in VIC). It shows the selling range and recent comparable sales.
📸 Listing Photo Red Flags
Wide angle lens = room looks bigger than it is
Brightened images = hides poor lighting or worn finishes
No exterior shots = possibly on a main road or next to something ugly
Also, if the photos are all of the beach and local cafes — not the home — that says a lot.
🧠 Common Real Estate Code Words (and What They Mean)
Code Word | What It Really Means |
|---|---|
"Cozy" | Tiny |
"Neat and tidy" | Basic |
"Add your own touch" | Needs serious reno |
"Up-and-coming" | Not great area… yet |
"Low maintenance" | Small yard (or no yard) |
"Affordable" | Cheap for a reason |
These aren’t always bad — but don’t fall for them without seeing for yourself.
📝 What to Look for in the Listing Details
Check:
Land size (in sqm) — especially for houses
Type of title (Strata, Freehold, Company Share)
Year built / last renovated
Inclusions (air con? dishwasher? parking?)
Body corporate fees (for apartments/townhouses)
Also check the days on market — long listings can mean pricing problems or hidden issues.
🧰 Questions to Ask Before Inspecting
What’s the asking range?
Any major issues (foundation, flooding, owners corp disputes)?
When was it last sold (and for how much)?
Has the price been reduced?
We give Nude clients a checklist for every inspection to stay sharp and avoid surprises.
🏠 Real Example: Max in Footscray
Max almost bid on a “spacious” apartment that looked great in photos. But a closer inspection revealed:
No parking
No natural light
$8,000/year in body corp fees
We helped him:
Compare similar places nearby
See through the sales tactics
Find a better, cheaper option the next week
“I was ready to jump in — glad Nude helped me pump the brakes.”
✅ Don’t House Hunt Alone
We help you:
Decode listings and avoid overpaying
Understand real values vs hype
Make smart, confident offers
👉 [Book a free buyer coaching session with Nude Home Loans]
Let’s find the real deal — not just the best-advertised one.
