Before You Buy: How to Research Any NSW Property

Falling in love with a property is easy. Finding out what the planning system knows about it — before you sign — is where smart buyers separate themselves. Almost everything is public; you just need to know where to look.

Start with the Section 10.7 Planning Certificate in the contract of sale. It discloses the zoning, what uses are permitted or prohibited, minimum lot sizes, heritage status and whether the land is affected by bushfire, flood, coastal or contamination controls. Check the date — if it's more than a few months old, ordering a fresh one directly from council is cheap insurance.

Next, find out what's happening around the property. Every development application in NSW is lodged through the NSW Planning Portal, and most councils run a public DA tracker you can search by street or suburb. Searching neighbouring addresses reveals applications lodged, approved or under assessment next door and behind you — the double-storey addition that could overshadow your yard, or the dual occupancy planned across the road — often before any sign goes up.

Then investigate the house itself. Councils keep records of past development applications, complying development certificates and occupation certificates for the property. Comparing those approvals against what physically stands today tells you whether that rear deck, converted garage or downstairs renovation was ever approved — because unauthorised work can become your problem after settlement.

Finally, turn what you find into questions. For council: Are there any current or draft planning proposals affecting this street? Are there outstanding notices or orders on the property? For the selling agent: Can you provide the approvals for the recent renovations? Has anything been lodged on the neighbouring lots? A good agent answers these easily — hesitation is information too.

Our Before You Buy: Due Diligence Kit walks you through each of these searches step by step, with a fillable investigation workbook and printable question lists for council and the agent — so you arrive at exchange fully informed.