Aussie Homes has partnered with House Hunters to help you find, buy and own your next home.
Most buyers start out with a wishlist longer than a Bunnings receipt: ocean views, walk-in pantry, home office, the pool that every Australian feels they truly deserve.
Give it a few open homes, a tough chat with the bank and one lost auction, and that list shrinks fast. Suddenly “absolute waterfront” becomes “within five suburbs of a beach” and the butler’s pantry is just “somewhere to put the blender”.
A proper wishlist isn’t just a Pinterest board. It’s a real, written-down list that helps you focus on what matters. What's a must-have? What's just nice to have? What's likely to send your budget over?
Here's a smart, no-fuss guide, Aussie style, to help you cut through the noise, stay grounded, and clarify what's worth chasing (and what's not) when house hunting.
Dream vs dealbreakers: Why a wishlist matters
You wouldn't do the weekly shop on an empty stomach without a list, so why go house hunting without one? When buyers skip the wishlist, they often fall into one of two traps:
Analysis paralysis: You tour home after home, but nothing quite clicks. One's too small; one's too far; one's got the charm but not the layout. You start overthinking it all, and before you know it, you're months in with nothing to show.
Tunnel vision: You fall in love with one detail (maybe the bifold doors, the freestanding tub, or that dreamy outdoor space) but you overlook the real issues: no storage, strange layout, or a busy road out front. The heart wins, the wallet suffers, and regrets creep in.
That's where a realistic wishlist comes in. Not a mood board but a clear, honest list of what you need, want, and will not compromise on.
Think of it as your buying guide, a shortlist to help you:
Stay focused in a fast-moving market
Step away from listings that don't serve your goals
Keep your emotions in check when it's time to make a call
It's not about sucking the fun out of the hunt. It's about making sure future-you still loves the place after the shine of the first inspection wears off.
But how should one make their checklists?
1. Lock in your non-negotiables.
Starting with the not-so-fun stuff, beyond a dream house list you also need to check off the non-negotiable items. These are the things seasoned Aussie Brokers, property experts, and Buyer's Agents agree you should never compromise on, no matter how stunning the styling.
Why? Because some things are near-impossible (or painfully expensive) to change later. What looks like a 'deal' today could end up costing you down the track financially, emotionally, and practically.
Here's what to lock in early, why it matters, and how it can shape your future lifestyle and returns.
Non-negotiables | Why it matters |
|---|---|
Location and liveability (Commute times, school zones, noise levels, flood/fire risk) | You can swap out light fittings, but not the suburbs. A great location supports capital growth, comfort, and resale value. Prioritise access to transport, schools, parks, and work hubs. Watch out for flood or bushfire risks. 1 in 10 Aussie homes is exposed, which can push up insurance costs and make resale tougher down the track. |
Structural integrity (Subsidence, damp, rot, and poor foundations) | If the bones aren't solid, walk away. Major structural issues can hide behind a fresh coat of paint, and cost tens of thousands to fix. Always book a building inspection; it's one of the smartest spends you'll make. |
Natural light and orientation | A well-positioned home feels better and costs less to run. North-facing (or northeast) homes are naturally brighter, warmer in winter and cooler in summer, helping cut power bills and boost comfort. Buyers consistently rate natural light as a key emotional driver in decision-making. You can't just move the sun. |
Beds, bathrooms, and floor plans | Make sure it fits your life now and later. Two-bed might work for now, but what about down the track? Adding bedrooms or bathrooms usually means big costs and council approvals. Look for a layout that gives you room to grow. |
Your true budget ceiling (Think stamp duty, reports, legal costs, and moving expenses) | It's not just about the purchase price. Factor in all the extras: stamp duty, pest reports, legal fees, and removalists. For example, stamp duty on a $750,000 home in NSW can top $29K. Going over budget can turn a dream home into financial stress. Use tools like Aussie's Borrowing Power Calculator to stay grounded. |
Pro tip: Use hard numbers. Swap "near good schools" for "within the catchment of X Public or Y High.”
You might also be interested in: Deciding which type of property is right for you
2. Identify the true nice-to-haves.
This is where buyers can pocket serious savings.
While it's easy to fall for a home that's freshly styled and ready for Instagram, many cosmetic features aren't worth paying top dollar for, especially if the property's bones are solid.
Sellers often bump the asking price to cover recent renos and some. But the truth is, most of these updates can be done after you move in, often for less money and with more personal flair.
Here are common cosmetic features, what they cost to fix, and why they don't need to be deal-breakers on inspection day:
Feature | Typical retrofit cost | Compromise factor |
|---|---|---|
Outdated kitchen | $10,000–$30,000 for a mid-range renovation (hipages, 2024) | Kitchens are high-impact but rarely urgent. Unless it’s falling apart, it’s often smarter to live in the space and design something that truly works for your lifestyle. |
Tired bathroom | $8,000–$35,000, depending on size and scope (hipages, 2024) | A dated bathroom won’t sink the deal. Waterproofing and plumbing layout are the big ticket items. If they’re sound, a future refresh is well within reach. |
Paint and flooring | $3,000–$12,000 for a whole-house update (hipages, 2024) | One of the easiest and most cost-effective ways to transform a space. If needed, paint, carpet, vinyl planks, or timber floor polishing can be done room by room. |
Landscaping | $2,000–$15,000, depending on yard size and features (hipages, 2024) | External appeal can be tackled over time. Even basic upgrades like mulch, turf, and garden edging can make a massive difference without needing a landscaper. |
Smart-home tech | Under $2,000 for a decent starter setup (e.g. Google Nest, security cameras, smart lighting) | These are plug-and-play upgrades. Retrofit tech is usually simple and flexible unless it’s a full smart-wired build. |
So, if you walk into a home that meets all your non-negotiables but has peach tiles and laminate cupboards, don’t walk away just yet. Run the renovation numbers instead.
Pro tip from Aussie Brokers:
We often see buyers overlook great homes because the styling feels dated. But kitchens and bathrooms can be renovated. You can’t change a flood zone or add a third bedroom easily.
If the floorplan and fundamentals are strong, that ‘ugly duckling’ could be your smartest move.
Remember, cosmetic work gives you the power to add value, not pay for someone else’s taste.
3. Future-proof the list.
A house isn’t just where you live now; it’s where your life unfolds for the next 5 to 10 years.
So, your wishlist shouldn’t only reflect who you are today and the person (or family) you’re likely to become. That’s where a little future-proofing can save a lot of heartache and money.
Here’s how to stress-test your “must-haves” against life’s most common curveballs:
Life Scenario | What to prioritise | Why it matters |
|---|---|---|
Growing your family (kids or ageing parents) | Flat access, multiple living zones, proximity to parks, schools, and transport | Whether it’s toddlers, teenagers or grandparents moving in, separate spaces and step-free access makes a big difference. According to CoreLogic, proximity to high-performing schools adds a 10–15% premium to property value even if you don’t need it now. |
Working from home long-term | Dedicated office or study space, NBN/fibre access, good natural light and quiet aspect | A study nook won’t cut it for back-to-back Zooms. A proper home office setup is now a top priority for 36% of buyers. If remote work is here to stay, it deserves “need” status. |
Selling in a softer market later | Conventional layouts, off-street parking, low-maintenance design | Resale is always a factor, even if it’s not immediate. Odd layouts (like a bathroom off the kitchen) or no parking can turn off buyers. Properties with strong fundamentals are easier to sell in slower conditions. In some cities, homes with off-street parking can fetch up to $50,000 more. |
Lifestyle upgrades (pets, hobbies, second car) | Extra storage, backyard space, flexible-use rooms | Whether it’s a second car, a teenager’s drum kit, or adopting a Great Dane, flexibility matters. Look for properties that can adapt with you, not box you in. |
Buying tip from your Aussie Broker:
We always ask buyers what they need now, but what might change in five years. People rarely regret having more space or flexibility, but often regret outgrowing a home too quickly.
Here’s the kicker: Many buyers who say, “Schools don’t matter. We’re not planning kids,” find themselves moving in just a few years because of that very thing.
Treat your property like a living plan, not just a transaction. Make space for what’s next; you won’t need to scramble (or spend) later.
4. Rank and score your wishlist.
Let’s be real: open homes can be emotional minefields. It’s all designed to make your heart say yes, even if your budget’s screaming no. That’s where a simple tool like the ABC Matrix comes in handy.
It’s a favourite among Buyer’s Agents because it helps you focus on what matters before you step through the front door. But how does the ABC Matrix work?
Rank | What it means | Examples |
|---|---|---|
A – Must-haves (1 point) | Walk away if it’s missing. These are your deal-breakers. | Location, natural light, bedroom count, structural soundness, price within budget. |
B – Should-haves (0.5 points) | Highly desirable, but not essential if all A’s are ticked. | Ensuite, garage, block size, home office, ducted air. |
C – Nice-to-haves (0.25 points) | Great extras but they shouldn’t sway your decision. | Butlers pantry, skylights, built-in speakers, veggie patch, solar. |
Once you’ve set your ABCs, make it measurable. Score each property after an inspection. Then, tally it up. Here’s an example:
House 1: 3 A’s, 2 B’s, 4 C’s = 5.5 points | House 2: 2 A’s, 4 B’s, 6 C’s = 5 points |
House 2 might look flashier, but House 1 ticks more of what matters for your lifestyle. That’s what makes it the better long-term bet.
Bonus tip: Use your phone
Create a quick checklist in your Notes app or download Aussie’s mobile app. Some Buyer’s Agents even colour-code a spreadsheet with their ABC scores; simple, visual, and easy to compare.
Still unsure after scoring? Sleep on it, and then chat with your Aussie Broker. We’ll help you understand it all and ensure the home supports your long-term goals, not just your weekend emotions.
5. Stress-test against the market.
A wishlist is a powerful tool, but only if it's rooted in reality.
In today's market, it's easy to fall in love with homes with all the bells and whistles, and none of the affordability. Whether you're a first-home buyer or a seasoned upgrader, sticking to a plan that matches the market is how smart buyers get ahead.
Here are three ways to keep your wishlist practical, actionable, and achievable:
Use real sales, not wishful listings.
Start with the numbers. Open a property platform like Aussie’s Property Experience and look at sold prices, not listings. Listings show hope. Sales show reality.
If fully renovated 3-bed homes in your dream suburb are consistently $100K–$200K over budget, don't panic. Adjust instead:
Look in the next suburb over
Consider a home with reno potential
Be open to a 2-bed + study instead of a 3-bed
2024 CoreLogic data shows school catchments and transport proximity can add 10–20% to the price.
Get a borrowing reality check.
Pre-approval isn't a blank cheque, and repayments must work long-term. Before falling for any listings, talk to your Aussie Broker. We'll explain how much you could and should borrow, and how different scenarios (like interest rate changes or rising insurance) might impact you.
Good rule of thumb: stress-test your repayments at 2% above your quoted rate.
Always leave room for costs like strata, maintenance or unexpected bills.
Turn up to inspections with your wishlist in hand.
This one's simple, but powerful. Buyers who bring a printed (or digital) checklist to an inspection are far more likely to make clear-headed decisions. Here's why it works:
You won't get distracted by the décor or crowd hype.
You'll stay focused on dealbreakers, not details.
You'll be more likely to do proper due diligence.
In 2023, Courier Mail found 1 in 5 buyers were skipping these steps in hot markets, leading to post-settlement surprises.
You might also be interested in: Property inspections 101: What every buyer must check before signing
Remember, your wishlist isn't just a Pinterest board; it's a decision framework. But it must flex when the market says it should not be at that price. When you stay anchored in data, borrowing power, and discipline, you're not just playing the game but playing to win (and still sleeping easily at night).
Final thoughts: It all comes down to you
A wishlist doesn't kill spontaneity; it protects you from expensive impulses and endless "what-ifs." Lock in the non-negotiables, label the luxuries, and test the list against cold market data.
Then, when the right house appears (maybe not perfect), but perfect for you, you'll recognise it instantly and pounce with confidence.
At Aussie, we're here to back you every step of the way. From helping you define what matters to running the numbers that keep your future safe, we'll ensure your wishlist stays grounded and your next move truly works for you.
Let's build your plan. Let's make it happen.
Watch back-to-back episodes of House Hunters every Friday night at 7.30pm.