
Due Diligence
What do I do on a site visit when doing due diligence on a new-build property?
In this article, you’ll learn exactly what you need to know about how to conduct a site visit during due diligence.
Property Investment
8 min read
Author: Olivia Hendry
I’m Olivia, one of the Client Relationship Managers here at Opes Partners. I have over a decade’s background in Administration and Customer Service. I worked in the Real Estate industry for five years, so I have a strong passion for all things property.
Reviewed by: Tina List
Tina List, Client Relationship Manager and property investor
Are you buying a New Build investment property … and wondering “Should I go on a site visit?” This article is a must-read for you.
Because a site visit (especially for an off-the-plans property) is very different from an open home. You don’t turn a key and walk inside a finished house.
Most of the time you’re looking at a patch of dirt or maybe the old house is still sitting there, waiting to be torn down and replaced with your new property.
So you might think: “Do I even need to go on a site visit?”
The answer is … maybe. So in this article, you’ll learn what a site visit is, whether you really need one, what to look out for, and what questions (if any) you should ask the developer.
A site visit happens when you buy a property off-the-plans. You turn up at the place where the property will be built and often you’ll meet and talk to the property developer.
That means you can ask them questions, check out the area, and feel more comfortable with the investment.
But you might see a lot … or not a lot, depending on how far through construction is.
If you’re buying early in the construction process you might only see a bit of dirt (empty plot of bare land).
Or, if the developer is tearing down an old house to build new ones … the original house might still be there. But if the developer has started construction, you might see a building site.
If you’re buying through Opes Partners, you make the site visit after you have signed a conditional contract.
That puts you in the Property Power Position and means you can do more checks on the property ... without other investors taking the property off you.
Once you’ve done that you’re in The Detail Dive phase, so our team will ask if you want to book a site visit.
If you’re buying a property through Opes, you’ll have a Customer Relationship Manager (CRM).
Their job is to help you complete The Detail Dive (and beyond).
They’ll ask you whether you want to do a site visit and can book in a time that suits you and the developer.
This is a fair question – do you even really need to do a situ visit if you are just looking at dirt or an old house?
It’s optional. You don’t have to do one, but around 70% of Opes Partners clients do go to site before they confirm on a property (and go unconditional).
Some want to walk the land and get a feel for the neighbourhood. But if you’re a confident investors and have “seen dirt before,” you might pass.
Our standard approach is:
If you don’t want to (or can’t) go on a site visit, many investors do use Google street view to get a feel for the area.
Your Opes Partners’ CRM can also record video walk-throughs. This is where they use their phone to show you what the street looks like.
If you do go on a site visit, you might wonder, “What should I look our for”. Here are the top 3 things our clients tend to look out for:
When you go on a site visit, don’t just check how close the motorway is. You want to scout out and get a feelof the area.
Look for things that might attract or repel tenants. Is there a gang pad next door? That’s a red flag.
But if the area just isn’t “your kind of place” remember – it’s not meant to be. You’re buying as an investor, not a homeowner.
Think about what your target tenant wants; not what you want.
Your target tenant is someone who already lives and works in that area. Tenants care about whether they can afford the rent and if the house has the right number of bedrooms. They don’t care as much about whether they love the landscaping (or not).
Each of us has our own deal breakers for properties. Some are more … rational than others.
One of our investors went on a site visit, but then cancelled the contract the next day.
The reason? There was a bus stop outside the property.
Now, most investors would think, “Great. There’s a bus stop right outside. That’s useful for tenants.”
So everyone has a different opinion and you need to look at what the deal breakers are for you.
Same goes for schools. At Opes Partners we once recommended properties that were close to a nearby school. One client was worried about the noise; another was stoked that their future tenants could walk their kids to class.
And although you don’t want to say “no” to every property (otherwise you’ll never get ahead) the moral of the story is that it’s better to find something that suits you, than to buy something that keeps you up at night.
One of the most important things to do on a site visit is look at the developer’s other properties.
If the same developer has completed other projects nearby, go check them out. Look for:
This gives you a sense of the developer’s quality. This will give you more confidence about whether your property will last the test of time.
It’s OK not to go on a site visit.
Many clients skip the site visit and wait for the pre-settlement inspection. That’s when the property is built and ready to view before it’s yours.
But, visiting the site – or even seeing a video of it – can speed up your decision.
One client decided to pull out from a property just two days after seeing a video walk-through. That’s a great outcome. It meant the investor could make the right decision for them, and in this case they saved money. They didn’t have to book flights to see the property.
On your site visit you’ll sometimes meet the developer (or one of their team).
So you might think: “What should I ask them?”
Truthfully, most investors don’t ask the developer anything directly. Instead, you send your questions to your CRM – and we send those questions through for you.
That’s because in the past we’ve had times where investors copy and paste 40+ questions from ChatGPT and send them off to developers.
Many of those questions are irrelevant or difficult to interpret, even if you get an answer, and they might frustrate the developer.
The investor did what they thought they should do … rather than what was needed or useful.
So, ask questions you genuinely want the answer to. Some examples of good questions are:
Don’t ask questions the developer can’t answer. Like:
That’s why you should direct all your questions to your CRM and financial adviser, because they will help get your question to the right person.
Your CRM can also help you ask the right questions.
For example, if we already know the materials have been ordered, we might suggest asking, “Are there any delays with subcontractors?” rather than a general question about material delays.
If you can’t make the site visit, you might think: “Why don’t I send a friend or family member?”
Technically, you can do that, but I don’t personally recommend it.
I once had an investor who sent their mum to a site visit. Then, when it came to settlement, the developer had installed see-through fencing. She blamed her mum for not seeing it or asking about it, although it wasn’t her mother’s fault.
Would this happen to you? Maybe, maybe not, but it’s better to avoid the awkwardness altogether.
It goes the other way too. I once had another investor who said, “I’ll send Dad – he’s bought property before.”
The father had some concerns because he didn’t like townhouses, so he told his son not to buy. But the son wanted to invest anyway. They were happy with the investment, but then the father was annoyed the son hadn’t heeded his advice.
Whoever you send is going to bring their own bias and perspective. Make sure their experience aligns with your goals.
If you’re going to send someone, make sure:
This is your wealth journey, your investment, and your future. Don’t delegate the decision unless absolutely necessary.
Totally up to you.
A site visit won’t show you everything – but it can help you get a feel for the neighbourhood, spot any red flags, and build confidence in your decision.
If you’re new to investing, it’s a smart step. If you’re more experienced, a video walk-through from me or my team might be enough.
Either way, the more you understand, the more confident you’ll feel.
After all, it’s your money and your future – you need to know what you’re buying, even if you don’t step foot on site.
I’m Olivia, one of the Client Relationship Managers here at Opes Partners. I have over a decade’s background in Administration and Customer Service. I worked in the Real Estate industry for five years, so I have a strong passion for all things property.
I’m Olivia, one of the Client Relationship Managers here at Opes Partners. With over a decade’s background in Administration and Customer Service, and having worked in the Real Estate industry for five years, I have a strong passion for all things property.