When Should You NOT Sell a Block of Units Off-Market? Simon Abbott’s Advice for 2026

Off-market property sales are powerful for the right asset—but there are moments when running a full campaign is the smarter play. Simon Abbott explains the circumstances when Victoria block owners should not sell off-market, risk factors, and the red flags that make open-market the better route in 2026.

Scenarios Requiring Full-Market Exposure

• Lack of Competitive Investor Demand: If the agent’s network is too shallow, a full campaign creates required competition.
• Block With Unique Development Upside: Sites with broad rezoning, rare location or signature architecture may attract higher bids from beyond traditional investor pools.
• Opaque or Underperforming Rent Roll: If books or tenancy status are unclear—public exposure may shake out premium owner-occupier or first-time investors willing to “see past” the data.
• Off-Market Testing Reveals Underwhelming Response: Smart sellers only go exclusive when buyer network feedback is overheating.
• Regulatory Changes, New Buyer Incentives or Lending Changes Just Announced: Sometimes, news moves buyer behaviour—public launch catches buyers entering the market.

Case Study: Missing the Open Pool

A vendor insisted on off-market sale. Simon’s investor network was engaged but limited traction suggested broader advertising. Without pivoting, the property languished. When a hybrid public-off-market campaign was deployed, enquiries (including from first-time investors and even some renovators) surged and the eventual price leapt by $90,000 over prior offers.

Simon Abbott’s View

“Know when exclusivity is a strength and when it’s a weakness.” Start off-market, but be ready to shift gears if the data tells you.

For a block sale strategy that fits your property, not just a trend, talk to Simon Abbott today.