Book a Pre-Purchase Assessment — call Jeremy on 0402 952 810
Thinking of buying on the Surf Coast? Get an architect and a licensed property professional in your corner — before you sign.
Buying property on the Surf Coast is one of the biggest financial decisions you'll make. It's also one of the most complex.
Coastal planning overlays, Bushfire Attack Level ratings, vegetation removal constraints, overlooking restrictions, steep sites and strict council requirements can dramatically affect what you can build, how much it will cost, and what a property is genuinely worth — both now and after development.
We will also discuss with you on site whether the house is likely to be too hot or cold, whether it’s likely to be fully insulated and what the house may be like to live in. Jeremy will also go over the opportunities and constraints of the house if you are thinking of a future renovation- jargon free and with no commitment. Your knowledge gained from Jeremy’s expertise in renovating houses on the Coast may be the key to whether you buy or not.
Most buyers find all of this out after they've signed the contract. By then, it's too late to negotiate, too late to walk away without penalty, and too late to avoid the expensive surprises that follow.
SurfCoast Architecture's Pre-Purchase Assessment gives you something almost no one else on the Surf Coast can offer: the combined expertise of a registered architect and a licensed real estate agent's representative — assessing the same property, at the same time, from both a design and a market perspective.
It's the clearest picture of a property's true potential you can get before committing your money.
Two sets of expertise. One assessment.
Most pre-purchase advice comes from one direction only — either a building inspector checking the physical structure, a conveyancer checking the title, or an agent focused on closing the sale.
SurfCoast Architecture director Jeremy Ham brings two professional perspectives to every assessment:
As a registered architect (ARBV since 1997): Jeremy assesses what can be built, what it will realistically cost, what planning overlays and constraints apply, and what design opportunities the site presents. Three decades of designing on the Surf Coast means he reads a site the way others read a map — quickly, accurately, and with hard-won local knowledge.
Member of REIV and property developer: Jeremy understands the transactional side of property — contract conditions, vendor obligations, cooling-off rights, what drives value in the local market, and how to use what he finds to inform your negotiation strategy. He can help you understand not just what a property could become, but whether what you're being asked to pay reflects that reality.
Together, these credentials mean a single site visit with Jeremy delivers what would otherwise require separate appointments with an architect, a real estate professional, and a planning consultant — at a fraction of the combined cost.
What your assessment covers
Site visit with Jeremy. We walk the property together — inside and out — assessing orientation, access, views, slope, vegetation, and the physical character of the site and its surrounds.
Planning overlay assessment. We identify every overlay affecting the property: Bushfire Management, Environmental Significance, Coastal Hazard, Heritage, Flooding, Vegetation Protection and more. On the Surf Coast, overlays are the rule, not the exception.
Development feasibility advice. What can realistically be built or renovated on this site, within what timeframe and approximate budget? You'll get an honest, experience-based answer — not a sales pitch.
Market and negotiation insight. Drawing on Jeremy's real estate credentials, we assess whether the asking price reflects the property's true development potential — and whether the constraints we've identified give you grounds to negotiate.
Contract and cooling-off guidance. We'll help you understand your rights under the contract of sale and how the assessment findings bear on your decision to proceed, negotiate, or withdraw during your cooling-off period.
Written summary. Within three business days of the visit, you receive a clear written report: constraints identified, opportunities outlined, key risks flagged, and recommended next steps — a document you can share with your solicitor, broker or family.
This assessment is right for you if...
You're considering a property to renovate and need to know what's possible and what it will cost before you commit
You've found a block of land and want to understand development potential and planning constraints before making an offer
You're comparing multiple properties and want expert input to choose wisely and negotiate confidently
You're a Melbourne-based buyer purchasing on the Surf Coast without day-to-day local knowledge of the planning environment
You've received conflicting or unclear advice and want a single, independent professional opinion that covers both design and market perspectives
You're in the cooling-off period after signing a contract and want a professional assessment before you commit fullyOn the Surf Coast, planning overlays and site constraints are not the exception — they're the rule. A Bushfire Management Overlay can add $30,000–$80,000 to construction costs. An Environmental Significance Overlay can restrict what you build by 30–50%. A Coastal Hazard Overlay can require expensive engineering and limit development potential entirely.
What a $450 assessment can save you
Buyers who discover these constraints after purchase face a difficult choice: proceed with a project that's far more expensive than expected, sell at a loss, or sit on a property they can't develop as planned.
An architectural assessment costs a fraction of one property negotiation. If we identify a significant constraint, you may be able to renegotiate the purchase price — or simply walk away while you still can.
Your assessor: Jeremy Ham — registered architect and property professional
Jeremy Ham (PhD) is a registered architect with the ARBV since 1997 and holds a Certificate IV in Real Estate Practice. He has lived and worked on the Surf Coast since 1995, giving him an intimate knowledge of local planning schemes, council requirements, coastal construction conditions, and the real estate market across the Surf Coast Shire from Geelong to Apollo Bay.
As an architect, Jeremy has designed new homes, extensions and renovations across the region for nearly thirty years — navigating the same planning overlays and council requirements that affect the properties he assesses. As a licensed real estate agent's representative, he understands how property constraints translate into market value, negotiating positions, and contractual rights.
When you walk a property with Jeremy, you're not getting a generalist's checklist. You're getting three decades of site-specific coastal experience, professional design judgement, and property market knowledge — working exclusively in your interest, with no stake in whether you buy or not.
How it works
Step 1 — Get in touch. Call or email Jeremy with the property address and any information you have — the real estate listing, planning certificate, vendor statement, or contract of sale if you've already received it.
Step 2 — We arrange the visit. Jeremy will coordinate a time to walk the property, ideally with you present so you can ask questions in real time. If you're Melbourne-based, we can work around your schedule — weekends included.
Step 3 — The assessment. Jeremy inspects the site, checks all relevant planning overlays and constraints, considers realistic development potential and approximate costs, and applies both his architectural and real estate knowledge to give you a complete picture.
Step 4 — Debrief and written summary. You'll receive a verbal debrief on the day covering the key findings, followed by a clear written summary within three business days — suitable to share with your solicitor, mortgage broker, or financial adviser.
Simple Transparent Pricing
Pre-Purchase Architectural Assessment $450 + GST (properties within 30 minutes of Torquay) $550 + GST (properties Lorne to Apollo Bay)
Includes site visit, planning overlay assessment, verbal debrief on the day, and written summary within 3 business days.
If you proceed to engage SurfCoast Architecture for the full project, the assessment fee is credited against our first invoice.
Common questions
Do I need to be present for the visit? It's not required, but strongly recommended. Walking the site together means Jeremy can point out exactly what he's seeing as he sees it — and you can ask questions in real time that a written report may not anticipate.
Can you assess a property before I make an offer? Absolutely — this is the ideal time. Many clients use the assessment to decide whether to make an offer at all, and at what price.
What if I've already signed a contract? In Victoria, residential property contracts include a three-business-day cooling-off period from the date of signing. An assessment completed during this window gives you the information to proceed confidently, renegotiate, or withdraw with minimal penalty. Don't wait — contact us the day you sign.
I'm buying from Melbourne — can you assess without me? Yes. Jeremy can assess the property independently and brief you by phone or video call. Many of our clients are Melbourne-based and purchase on the Surf Coast without being on-site for the assessment.
Is this the same as a building and pest inspection? No — and you need both. A building inspector assesses the physical condition of an existing structure. Jeremy assesses development potential, planning constraints, design feasibility, and market value implications. The two are complementary and both are worth doing before you commit.
Can Jeremy act as my buyer's agent as well? Jeremy holds a Certificate IV in Real Estate Practice as an agent's representative. For a full buyer's advocacy engagement, please contact us to discuss what's involved and whether it's appropriate for your situation.
The best time to talk to an architect is before you buy. The second best time is right now.
Whether you have a property in mind or you're still in the early stages of searching, a conversation with Jeremy costs nothing. The assessment itself costs less than a weekend away — and could be the most valuable professional advice you receive in the entire purchase process.
SurfCoast Architecture — ARBV Registered Architects since 1997. Certificate IV in Real Estate Practice. Torquay, Surf Coast Victoria.