Buying property can be an exciting opportunity. Whether you're purchasing a family home, commercial premises for your business or a development site, it's easy to become focused on the property itself and overlook the details that could have a significant impact on your purchase.

A property might look right, the location might be ideal and the asking price might appear reasonable. But what do you really know about the property?

Good due diligence is about understanding what you're buying, identifying potential risks and making an informed decision before committing your money.

The following 25 checks provide a practical starting point for anyone considering a property purchase.

1. Understand the property and its value

1. Comparable sales

What have similar properties sold for recently? Look beyond asking prices and investigate settled sales. Consider location, land size, building condition, features and the timing of each transaction.

2. Independent property assessment

Don't rely solely on the selling agent's price guide or the vendor's expectations. Form your own view of value based on evidence and the property's individual characteristics.

3. Property history

Where possible, investigate previous sales, ownership history, listing history and any previous campaigns. This can help provide context around the vendor's expectations and the property's market position.

4. The vendor's circumstances

Understanding why the owner is selling, their preferred settlement timeframe and whether they have any particular conditions can help shape your offer and negotiation strategy.

5. Future resale appeal

Even if you intend to hold the property for many years, consider who might buy it from you in the future. Location, layout, access, parking and surrounding development can all influence future demand.

2. Investigate the land and location

6. Flood mapping and overland flow

Check the relevant Sunshine Coast Council flood mapping and available property information. A property does not need to sit beside a creek or river to have flood or overland flow exposure.

7. Coastal hazards and erosion

For properties near the coastline, investigate applicable coastal hazard mapping and erosion risks. These may influence future building work, insurance and property use.

8. Zoning and planning overlays

Confirm the property's zoning and review applicable planning overlays under the Sunshine Coast Planning Scheme. These can affect permitted uses, development potential and building requirements.

9. Easements and encumbrances

Review the title search for registered easements, covenants, leases and other interests. These may affect access, services, construction or how you can use the property.

10. Sewer, stormwater and underground infrastructure

Identify the location of sewer lines, stormwater infrastructure and other services. Infrastructure running through a property can affect extensions, renovations and development opportunities.

11. Access and road arrangements

Check legal access, driveway arrangements, shared access agreements and any relevant road widening or infrastructure proposals. Practical access is not always the same as legal access.

12. Surrounding development

Investigate approved developments, proposed infrastructure and changes in surrounding land use. A quiet outlook today may look very different in a few years.

3. Check the building and physical condition

13. Building and pest inspection

Arrange an independent building and pest inspection. Look for structural concerns, moisture, timber pests, roof issues, drainage problems and signs of previous repairs.

14. Roof, drainage and retaining walls

Pay particular attention to roof condition, stormwater management, retaining structures and site drainage. These can be expensive items to repair or replace.

15. Electrical, plumbing and air conditioning

Understand the age, condition and capacity of major services. For older properties or commercial buildings, specialist inspections may be appropriate.

16. Renovations and building approvals

Ask whether additions, renovations, decks, sheds, pools and other structures have the required approvals and documentation. Don't assume that because something is already built, it is compliant.

17. Boundaries and encroachments

Consider whether a survey is required to confirm boundary locations, fences, structures and any potential encroachments. This can be particularly important for development sites and properties with unusual boundaries.

4. Understand the financial and legal commitments

18. Insurance availability and cost

Obtain insurance quotes before committing. Flood exposure, coastal location, building condition and construction type can influence availability, exclusions and premiums.

19. Council rates and water charges

Understand the property's current council rates, water charges and any outstanding amounts that may need to be addressed at settlement.

20. Body corporate and strata records

For units and community title properties, review body corporate records, financial statements, levies, insurance, sinking fund balances, maintenance plans and any known disputes or proposed special levies.

21. Land tax and ownership structure

Understand how the proposed ownership structure may affect land tax and other holding costs. This is particularly relevant for commercial acquisitions, companies, trusts and buyers who own other Queensland property. Obtain appropriate tax advice.

22. Contract conditions and timeframes

Have your solicitor or conveyancer review the contract before signing. Understand the deposit, finance condition, building and pest condition, due diligence requirements, settlement date and any special conditions.

In Queensland, residential contracts generally have a five-business-day cooling-off period, subject to exceptions and the contract terms. Auction purchases generally do not have a cooling-off period. Do not rely on cooling-off rights as a substitute for completing your investigations before signing.

5. Additional checks for commercial buyers and developers

23. Permitted use and business suitability

For commercial owner-occupiers, confirm that the intended business activity is permitted and that the premises meet operational requirements. Consider parking, customer access, visibility, accessibility, fit-out requirements and room for future growth.

24. Development feasibility and infrastructure capacity

For developers, investigate zoning, site constraints, potential yield, access, infrastructure availability, servicing requirements and likely development costs. A site that looks attractive at the asking price may not stack up once the full feasibility is considered.

25. Specialist advice and independent reports

Depending on the property, you may need planning advice, a survey, engineering assessment, environmental investigation, traffic advice, quantity surveying or specialist building inspections. Engage the right professionals early enough to make a meaningful difference to your decision.

A checklist is only the starting point

Not every property requires all 25 checks, and some properties will require considerably more investigation.

A family home in Buderim will have different due diligence priorities to a medical practice in Maroochydore or a development site in the Aura growth corridor.

The important thing is to identify the risks that are relevant to the specific property and your intended use.

It is also worth remembering that not every check can be completed before making an offer. In many cases, buyers will need to negotiate suitable contract conditions and timeframes to allow investigations to be completed before proceeding unconditionally.

This is why preparation matters. Know what you need to investigate, understand the potential costs and have the right professionals available to help.

How a buyer's advocate can help

A buyer's advocate does more than find properties.

My role is to help buyers identify suitable opportunities, assess market value, understand potential risks and negotiate the right price and terms.

Through four key areas, I help bring structure to the buying process:

• Access: Finding suitable on-market, pre-market and off-market opportunities.

• Insight: Researching comparable sales, property fundamentals and potential risks.

• Negotiation: Developing a strategy around price, conditions and terms.

• Risk Mitigation: Helping identify issues that require further investigation before you commit.

Whether you're purchasing a residential home, commercial premises for your business or a development site, the objective is the same: make a well-informed decision.

Thinking about buying property on the Sunshine Coast?

Before you make an offer, make sure you understand what you're buying, what it is worth and what could affect your plans.

If you're considering a purchase, I would be happy to have a conversation about your brief and how I can assist.

This checklist is general information only and is not legal, financial, tax, planning or building advice. Property-specific investigations should be undertaken with appropriately qualified professionals. Planning controls, contract rights and approval requirements should always be independently verified.