Sydney buyer's agent reveals three-clue open-house playbook
Ben Drayton's three-part checklist—story behind the sale, property fundamentals and quiet red flags—has gathered thousands of views on TikTok.
A Sydney buyer's agent has revealed a three-point mental checklist he uses during open house inspections, a method he says helps determine whether a property is a viable investment. Ben Drayton, who specialises in Sydney's North Shore, outlined the approach in a TikTok video that has drawn nearly 36,000 views on his channel @bendrayton_buyersagent.
Drayton's three categories are the story behind the sale, the fundamentals of the property and any quiet red flags that buyers might miss. He says his goal at inspections is to 'collect clues' rather than simply critique the décor. For the 'story behind the sale' segment, he suggests asking questions such as 'Why is the vendor selling?', 'What is the highest rejected offer?' and 'What kind of terms would get this sold today?' He notes that the value lies not only in the answers but in how the real estate agent responds, and in any non-verbal cues—hesitation, vagueness or signals of flexibility.
Regarding 'the fundamentals of the property', Drayton highlights unchangeable factors such as orientation, natural light, location and layout. 'You can change the finishes. You can't change the fundamentals,' he says. Those fundamentals, he adds, influence liveability and resale as much as cosmetic updates, and should be weighed during both purchase and potential sale down the line.
Finally, the 'quiet red flags' category focuses on signs that buyers often overlook, including musty odors, cracks near windows and doors, patchy paint and bouncy floors. He stresses that these issues do not automatically end a deal, but they can affect a property's value and the terms a buyer can secure in negotiation.
Drayton's framework has resonated in a market where buyers routinely weigh emotional appeal against practical fundamentals. The tips were highlighted by Daily Mail Australia in coverage of Drayton's video, and have drawn attention from buyers seeking a disciplined decision process when inspecting homes on Sydney's North Shore.