When people talk about getting into the Newcastle property market, most start by visiting the major portals and maybe the sites of some of the more well-known agencies.
Reality is though, not every property ever makes it to a screen (or a brochure, mailbox drop or even a meta ad).
A significant share of homes change hands pre-market, quietly sold through exclusive networks before the full campaign launches. For buyers, not being on those lists can mean not seeing properties that could be ‘the one’, and missing out on access to hundreds of houses and apartments around the Newcastle area.
How common are pre-market sales
While exact numbers are hard to pin down, industry research suggests around 20 per cent of Australian property transactions now take place pre-market.
That translates to more than 100,000 homes a year nationally, and in hot markets like Newcastle, the proportion could be even higher.
At the top end of the market, prestige homes in Merewether or The Hill, for example, it’s not unusual for properties to sell pre-market. Owners in these locations often prioritise privacy, while others are testing buyer interest before committing to a campaign.
At Presence, we understand property owners need to find methods of selling that suit their needs, so in addition to the more common private treaty and Friendly Auctions formats we offer, we have also created a specialisation in pre-market selling, and a well-nurtured list of buyers who can access those opportunities (join the list).
What the numbers say about price
There isn’t a lot of published data about pre-market results for Newcastle, but from our experience, there’s also no single rule when it comes to pre-market pricing.
Some properties sell in line with recent comparable sales, others achieve premiums when the right buyer is matched well, while in some cases sellers prioritise speed over price. What matters most is context: the type of property, the motivation of the seller, and the strength of demand in that suburb at that point in time.
For buyers, just like any other property, pre-market doesn’t automatically mean cheaper, and it doesn’t automatically mean paying more.
It means doing your homework.
Understanding local sales data, being clear on your own budget, and reading seller motivations are the tools that keep negotiations grounded.
In competitive Newcastle suburbs, where demand often runs ahead of supply, pre-market opportunities can be just as competitive as public campaigns, sometimes more so.
Why sellers choose pre-market
Understanding why a property is pre-market is as important as knowing it exists. Sellers generally make this choice for three reasons: privacy, speed, or flexibility.
Privacy might matter to a business owner or public figure who doesn’t want open inspections.
Speed can be the driver for families relocating quickly.
Flexibility comes into play when owners want to test demand before committing to photography, styling, and advertising costs.
Each motivation influences how you should approach the negotiation. A seller chasing privacy may value discretion in the process, while a seller needing speed may respond well to clean, unconditional offers.
The upside for buyers
The obvious benefit is access and a more exclusive, smaller pool of well-qualified buyers in the mix. If you’re only relying on what you see online, you’re not seeing the whole market.
Being active in pre-market means more choice, more chance to land a place that really ticks all those ‘dream’ boxes, and a much bigger market of options than you may have previously thought.
How to approach pre-market buying strategically
The buyers who succeed pre-market are usually those who treat it as part of their broader strategy rather than a one-off chance.
That means keeping finance approved, knowing exactly what you’re looking for, and maintaining close relationships with local agents. That last point is obviously more important than others if pre-market is your aim. If you don’t hear about it, you miss out on it.
It also means being flexible. Not every pre-market property will tick every box, and you may need to compromise on timing or location. But by being clear about your budget and objectives, you can move quickly when the right property appears.
Why it matters in Newcastle now
Newcastle is in the middle of a period of constrained supply. With development approvals delayed and fewer new projects coming to market, existing homes are carrying more of the demand.
That makes pre-market an increasingly common pathway, especially for owners who know they won’t need the full exposure of a campaign to generate serious interest.
For buyers, ignoring pre-market means ignoring a significant slice of what is actually happening in the city.
All that said, pre-market isn’t a shortcut to bargains or an insider’s club. It’s simply another part of the market, one that rewards buyers who are informed, prepared, proactive and important, plugged into it.
By understanding why sellers go down this path, knowing the price dynamics at play, and being ready to move quickly, Newcastle buyers can use pre-market opportunities to widen their options and strengthen their position. In a competitive market, that extra edge can make a big difference.
