Recent Buy: A Melbourne Home Search Guided by Feng Shui and BaZi
Updated: Jul 27
Recent $2 million purchase in South East Melbourne
Every client is different. Buying a family home is rarely just about bedrooms, land size and budget.
For this Recent Buy, the property also needed to satisfy a detailed set of Feng Shui and BaZi requirements. That included the direction of the front entrance, the contour of the land, natural light, street position and the way the home sat within its surroundings.
This is what our bespoke property buying service is about.
The brief
The client was looking for a freestanding investment property in Melbourne’s eastern suburbs, with a budget of approximately $2 million.
The key requirements included:
At least three bedrooms, four preferred
Tightly-held pockets within Wheelers Hill, Glen Waverley, Ringwood
Move-in condition
Good natural light
A suitable front-door orientation
A specific front entrance requirement
The practical and cultural requirements significantly narrowed the pool of suitable homes.
The twist
Mid search a major tax change announced in Budget 2026, changed our plans. While removing negative gearing may not affect our cash buyer, it changed the demand, causing vendors to pull many good properties off the market. Yes, we literally saw some of our shortlisted properties being delisted.
The challenge
Many properties looked promising online but fell short once we assessed their orientation, land shape, street position and site slope. Others met the Feng Shui requirements but were overpriced, poorly located or required too much work.
The client’s circumstances also changed during the search due to the tax changes and shifting priorities. This meant the brief and acquisition strategy needed to be refined without creating pressure to buy simply for the sake of moving forward.
The 2026 Budget changes shifted market conditions quickly, turning what had been a seller’s market into uncertain and largely uncharted territory almost overnight. As confusion set in, buyer interest fell and many vendors chose to withdraw their properties from sale.
This further reduced the pool of suitable homes available for purchase, and this required us to adapt our strategy.
Our approach
We assessed each property across several layers:
Location and market value
Orientation and land characteristics
Floor plan and natural light
Building condition
Resale appeal
Suitability against the client’s Feng Shui and BaZi requirements
Assess alteration costs to meet Feng Shui and Bazi needs.
Feng Shui and Bazi requirements were categorised, and properties that did not meet the brief were eliminated early,
For the homes that remained, we carried out detailed due diligence, assessed their Feng Shui and BaZi suitability, estimated the cost of any required alterations, appraised their market value and provided clear advice on the acquisition strategy.
Our experience with Feng Shui, BaZi and property renovations also allowed us to make a preliminary assessments of the likely timeframe and cost involved in bringing a property into closer alignment with the client’s requirements.
The outcome
After approximately one month, we secured a property that brought the key requirements together.
It offered the right location, family accommodation, site characteristics and liveability, while still making sense from a market and resale perspective.
And we secured this $2million house on almost 900sqm land at a good price of $1.7million. A significant discount of about $300k. While the tax changes posed challenges to most vendors and buyers, we turned this into a great opportunity.
Note: Some purchase figures have been adjusted to protect the buyer’s anonymity. However, the dollar value of the saving remains unchanged.
The client later wrote:
“Rayson is a highly experienced and reliable buyer’s advocate — calm, steady, and someone I could always trust.”
She also said:
“When my plans shifted along the way, he handled everything with patience and professionalism, and I never felt any pressure.”
This search was a good example of why highly specific property briefs require the right experience, patience and careful assessment. The aim was never to buy the first property that appeared suitable. It was to find a home that worked practically, financially and personally.
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