Why I Launch Most Properties by Expression of Interest

Copper Coast | South Australia

Over the past two decades working across the Copper Coast and surrounding districts, I’ve refined the way I take property to market.

The majority of homes and lifestyle holdings I represent are launched via Expression of Interest (EOI) — and that decision is deliberate.

This approach is not about creating hype. It is about clarity, neutrality, compliance, and genuine price discovery in a market that is evolving and still growing.

Below is why this method works — for both sellers and buyers.

1. It Is Neutral — Not Favouring Buyer or Seller

An EOI campaign does not anchor the market with a fixed asking price that may be:

Too low (leaving money on the table), or
Too high (causing stagnation and “days on market” pressure).

By removing a public price tag initially, we:

Avoid artificially steering buyer perception.
Avoid signalling desperation or overconfidence.
Create an environment where genuine demand sets the tone.

It allows the market to speak — not the agent, and not emotion.

2. It Establishes True Market Value

Market value is not determined by:

What a neighbour achieved last year.
What an online estimate suggests.
What we hope it might be worth.

Market value is determined by active, qualified buyers competing in real time.

The Copper Coast market has experienced sustained growth, but it remains selective. There is a shortage of quality property, which maintains a seller bias — yet buyers are still analytical and value-conscious. They will not “pay just anything.”

An EOI campaign allows:

Active buyers to assess the property without prejudice.
Competitive tension to form organically.
Real evidence-based price discovery.

That is the purest form of valuation available.

3. A Structured 2–4 Week Market Test

In most cases, an Expression of Interest campaign runs for 2–4 weeks only.

That timeframe is intentional.

It is:

Long enough to generate meaningful enquiry.
Long enough to obtain measurable feedback.
Long enough to identify genuine, finance-ready buyers.
Short enough to maintain urgency and momentum.

Importantly, EOI is not a rigid holding pattern.

During this campaign:

Active buyers may and do submit strong offers early.
Vendors may and do proceed to contract prior to the price being released.
Properties can and do sell before the end of the EOI period when the right offer is presented.

The purpose is not to delay a sale.
The purpose is to ensure we have intelligently tested the market before committing to a fixed public price.

4. Compliance and Price Guidance in South Australia

In South Australia, property advertising laws are clear.

A publicly advertised price must be:

A fixed figure; or
A price range of no more than 10%.

Wording such as “from”, “around”, or open-ended pricing language is not compliant.

For this reason, during the EOI phase:

No public price guide is advertised.
We avoid artificially fixing a figure that may either cap value or misrepresent it.

However, this does not mean there is no guidance.

Prior to launching, vendors agree to a market value guide based on:

Recent comparable sales.
Current competing stock.
Active buyer behaviour.
Localised demand conditions.

When buyers enquire about price, they are provided with this expected market range privately and transparently.

This ensures:

Buyers are not operating blindly.
Vendors remain aligned with realistic expectations.
The campaign remains compliant with legislation.

In short — no public anchoring, but clear private communication.

5. It Reflects a Growing but Selective Market

Regional markets, including the Copper Coast, are not static.

We have:

Lifestyle migration.
Interstate enquiry.
Limited stock levels.
Fluctuating buyer urgency depending on season and economic conditions.

It remains a seller-leaning environment due to stock shortages — but buyers are still disciplined. They assess value carefully and compare alternatives.

EOI campaigns:

Capture momentum when buyer enquiry is strong.
Allow flexibility if conditions shift.
Provide vendors with real-time feedback before committing to a fixed price narrative.

6. It Creates Intelligent Competition — Not Blind Bidding

Buyers often appreciate EOI more than they initially expect.

Because:

They are not negotiating against an arbitrary advertised figure.
They are provided with a realistic market guide privately.
They can position themselves confidently based on informed assessment.

It encourages considered offers rather than reactive negotiation.

Serious buyers engage.
Speculative buyers self-select out.

That benefits everyone.

7. It Protects Unique or Premium Properties

The Copper Coast has many properties that do not fit neatly into “comparable sales”:

Architecturally distinct homes.
Coastal strips of high popularity.
Rural lifestyle holdings.
Properties with exceptional positioning or improvements.

When a property is unique, setting a fixed asking price can unintentionally cap its potential.

EOI allows:

Vendors seeking above-average value to test the market responsibly.
Evidence-based confirmation if the market supports that position.
The capacity to recalibrate early if required.

It replaces assumption with measurable response.

8. It Reduces Emotional Decision-Making

For vendors, price expectations can sometimes be influenced by:

Past appraisals.
Renovation expenditure.
Personal attachment.

EOI provides structured feedback from genuine buyers.
That clarity enables informed decisions rather than emotional ones.

For buyers, it removes:

Public price escalation.
Panic-based offers.
The fear of “overpaying blindly.”

Instead, they offer what the property is worth to them, based on research, confidence, and clear guidance.

For Sellers

Expression of Interest provides:

A defined 2–4 week market test.
A pre-agreed market value guide grounded in evidence.
Transparent buyer feedback.
Compliance with South Australian advertising law.
Flexibility to accept strong early offers.
Confidence in the final outcome.

You either confirm your expectations — or gain clarity early enough to adjust strategically.

Both outcomes are constructive.

For Buyers

Expression of Interest provides:

Equal opportunity.
Clear timeframes.
Private communication of an expected market range.
Freedom from artificial public price anchoring.
The ability to present your strongest position early if you choose.

Prepared buyers are not disadvantaged by this process — they are informed participants within it.

The Bottom Line

Property is not about guessing.
It is about understanding behaviour, supply, demand, timing, and compliance.

Expression of Interest is not appropriate for every property — but in a market like the Copper Coast, it is often the most precise method of discovering genuine value.

It allows the market — comprised of active, motivated buyers — to determine where the property truly sits, within a structured 2–4 week framework, supported by clear private guidance and legislative compliance.

If you are considering selling — or buying — on the Copper Coast, I am available to discuss which method best suits your circumstances.

Tim Hosking

P: 0419 168 989

E: tim.hosking@expaustralia.com.au

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