In many cases, an off market is not about exclusivity. It is a vendor testing the market or leaving the door open in the hope that the right buyer, often at the right price for them, comes along. In simple terms, it can be a way of seeing if a buyer will pay a premium without the pressure of a full campaign.
We are now even seeing agents create off market portals and promote these opportunities as something special. That should immediately raise a question. If it is being broadly marketed as off market, is it really off market at all?
Buyers are naturally drawn to the idea of securing a property without competition. It feels like an advantage. But the key question is this. Do you actually know what you are paying for that perceived exclusivity?
In many cases, the answer is no.
That is not to say all off market opportunities are bad. There are genuine situations where a vendor has a reason to sell quietly. These can be excellent opportunities if they are assessed correctly and priced appropriately.
The issue is when off market becomes the strategy rather than the exception.
If you are working with an advocate who claims to buy more than half, or even 80 percent, of their properties off market, it is worth pausing and asking how is that even possible. The reality is that the vast majority of properties are sold on market, so making that claim means they are operating within a very small slice of available stock while ignoring the broader market. That should raise a question about whether the focus is on securing the right property at the right price, or simply transacting within a limited pool. Without genuine competition, it also becomes far easier to overpay without even realising it.
The key takeaway is simple.
If it stacks up, proceed with confidence.
But do not be drawn in by the marketing or the idea of exclusivity alone. In property, value is determined by the market, not by how the opportunity is presented.