thanks guys for your feedback on this topic.

Kennyjaiz, totaly agree with you, it still seems like seller's market in melbourne. and on top of that S/E are so unpredictable. i called same guy for same property 3 times on different days to find out asking price, and everytime he quotes me totally different range.

Call 1: 460-490
Call 2: 440-450
Call 3: 450-460

how about that, same guy, same property.

in my area most of properties below 380K are very hot at the moment, but everything above 420 mark is sitting there now for more than 3 months. which means FHO are not able to target that range or something else……

IP Freely: i'm only focusing private sales, and trying to avoid auctions and SEALED BIDS (i hate most). and so far i reckon if i make offer 20k below asking price S/E is not actualy taking my offer to vendor and just making up stories that vendor has rejected my offer. any other tips………..

thanks for all your response. made my offer today and it is accepted by end of the day

made 2 major conditions:

1 – Subject to finance
2 – Subject to Building inspections (will go through ArchiCentre)

property is only 7 years old and looks like in good health, but just for sake of my self-satisfaction, i have decided to go for Building and Pest inspections.  

problem is that Hompath is the only lender gave me pre-approval

so i dont have choices here.

yesterday after reading all your replies, went and made written offer of 270, though agent wanted me to keep margin of negotition, and said be prepared to go up to 10k, but i told him it final offer (subject to finance), take it or leave it.

now i think he will have to tell me vendor’s answer by end of today.

i gave $500 as deposit with my offer. but he asked me to pay 10% on acceptance.