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TL;DR: A local buyers advocate knows the micro-markets, school zones, overlays, and agent networks that genuinely move price and risk in Melbourne. An interstate or non-local adviser can’t reliably read these nuances, often defaulting to generic cookie-cutter advice that costs you time, money, and capital growth. If you want the right property at the right price, go local. The Role of a Buyers Advocate in a Booming City like Melbourne A genuine buyers advocate represents the buyer only, NEVER the seller. They build your brief, provide inputs from the local perspective, create a data-driven suburb shortlist, and deliver realistic price appraisals using true comparables. They coordinate due diligence, contract review, planning overlays (heritage, flood, bushfire), owners corporation health, and building & pest inspections . They manage strategy, from pre-auction offers through to auction bidding and post-auction negotiation. Their local agent relationships unlock pre-market and off-market opportunities you won’t find on portals. How Do Buyers Advocates Add the Most Value to the Property Buying Process? By providing the local knowledge necessary to prevent overpaying , cutting weeks of wasted inspections, and reducing risk on hidden issues that derail settlements. For investors, local buyers advocates target A-grade assets with stronger capital growth and rental demand. For first-home buyers, they provide clear ceilings, clean terms, and stress-free execution. A trusted, independent, fixed-fee Melbourne buyers advocate turns complexity into certainty, so you buy once and buy well. When you use a buyer's advocate, you get access to the network of specialists and strings they can pull to get your deal across the line or to walk away from a dodgy property purchase unscathed. This is the value they bring. The Case for a Local Buyers Agent (in Plain English) 1) Micro-Markets Change from Street to Street Melbourne isn’t one market; it’s hundreds. Within the same suburb, two streets can have different school zones, overlays, noise exposure, and buyer demand. A local buyers advocate knows: Which pockets are A-grade (owner-occupier demand, low vacancy) vs B/C-grade School zone boundaries and how they shift value Orientation & streetscape premiums (sun, parking, street noise, trees) Future disruptions (council works, rezoning, nearby developments) Why it matters: Pricing accurately and avoiding problem streets can mean the difference between paying fair value and overpaying by tens of thousands. 2) Precise Property Appraisal. No Guesswork Price guides are marketing. Locals triangulate true comparables (same land, condition, pocket, timing) and make micro-adjustments for things only a local sees (tram rumble, flight paths, flood pockets, cut-through traffic, overshadowing). Local buyers agent = Realistic price workups Interstate adviser = Broad averages that miss street-level value Result: You set a realistic ceiling and don’t get walked up at auction. 3) Due Diligence That Actually Protects You Victorian purchases turn on details in the Section 32, planning overlays and local risks: Heritage overlays, flood/bushfire overlays, various water overlays, easements, car-parking overlays Unapproved works and council histories Strata/OC health for apartments (levies, sinking fund, cladding risk) A local buyers advocate knows which specialists to call, how to interpret red flags , and when to walk away before you sink money into unnecessary reports. 4) Purchase Strategies Tailored to the Local Market A local buyers advocate develops strategies specifically tailored to the local market conditions. They advise buyers on the best times to buy, the best time to settle their property, which neighborhoods are in demand, and where to find the best value, often six months before they show up in datasets. In contrast, interstate buyers agents may apply a one-size-fits-all approach that doesn’t account for local nuances. 5) Auction Culture is Different in Melbourne Auctions dominate many suburbs. A local buyers agent understands auctioneers, increments, tempo control, and passed-in negotiations. They also know which agents routinely underquote and how to play pre-auction vs auction-day vs post-auction tactics. Bottom line: You avoid panic bidding and buy with discipline . 6) Off-market Access Comes From Long Relationships The best opportunities rarely hit portals. Locals leverage agent networks to find off-market and pre-market deals, reducing competition and sometimes price. Interstate advisers can’t replicate sustained, face-to-face relationships across Melbourne’s agent community. That’s the edge you want working for you. The Risks of Using an Interstate / Non-Local Advisor Now let's look at how buyers advocates fail if they are not local to where you are buying: Delayed Information: While suburb data might be available, they are usually 6-12 months late . You will be relying on outdated data, while local buyers advocates had already taken their first dip ONE year earlier. This article explains why. Cookie-cutter suburb picks based on outdated, generic stats, not street-level demand. Countless times, we see interstates buy the best property on the worst street full of commission housing. That’s not a bargain. That IS paying a premium. Wrong stock type: Different types of properties perform differently in different locations. House-and-land on the fringe, high-rise with cladding/levy risk, or poor-quality townhouses. Which should you NOT buy? Wrong school zones: An interstate buyers agent promised you a house in Glen Waverley for $500k less? Possible. But they will be buying you a property that is outside the premium school zone. Yes, that’s the price premium of properties in the Glen Waverley Secondary College zone. Missed overlays/hazards: Melbourne councils are famous for seemingly random zoning, overlays, and covenants. Buy the wrong one, and you could be sleeping by a highway, literally. Weak local agent rapport: Fewer off-market calls and less negotiation leverage. Even if they’re well-meaning, distance makes it hard to protect you from local pitfalls. Cost vs Value: Why a Local Buyers Advocate Pays for Itself Local buyers advocate fees often return multiples in: Avoided overpaying (correct ceilings and walk-away rules) Personal on-site inspection → nothing beats a first-hand inspection of the property by the property expert Better assets (A-grade over B/C-grade) → stronger capital growth Time saved (targeted inspections, fast due diligence) Risk avoided (bad OC’s, overlays, defects, over-quoted renos) Off-market access that would otherwise never reach you Buying the wrong asset is the most expensive mistake in property. A local property expert keeps you out of trouble . Real-World Examples (How Local Nuance Changes Outcomes) Here are some shocking examples of how local buyers advocates ace over interstate buyers advocates: Same suburb, two different results: One street is in a coveted school zone with quiet, tree-lined appeal; the next street is a cut-through with weekend traffic and a future townhouse build next door. Prices diverge by 20-40% , and the locals know why. Let’s take a look at Glen Waverley, known for its excellent infrastructure and government school. An interstate buyers advocate might hook you with a "Buy Glen Waverley for half a million dollars less" tagline. The reason? They are buying in a non-school zone for you. “Great value” apartment? Only certain types of apartments in certain pockets of Melbourne are good buys. Buy anywhere else, and you might say goodbye to your hard-earned money. Even in good areas, consider the impact of the Owners Corporation. “Renovator’s delight”? Maybe. Or maybe it’s flood-affected with a reactive clay soil rating that turns your renovation into a cost blowout. Photos won't show it. Only an on-site inspection by a property expert will raise the alarm bells early. More likely than not, the potential is already priced in. Without real local knowledge, interstate buyers advocates are no wiser than you. How to Choose the Right Local Buyers Agent Choosing a good Local Buyers Agent can be easy with this 7-point checklist: Licensed in Victoria ; professional memberships (e.g., REIV). No developer kickbacks (local, independent buyers advocate only). Recent purchases in your target suburbs (ask for addresses and price bands). Sample appraisal: Will they show their comps and adjustments? Auction track record: Bids, pass-in negotiations, post-auction wins. Due diligence workflow: Section 32, overlays, OC checks, building & pest. Transparent fees: Fixed fee options vs %; scope and inclusions in writing. Quick FAQ Is a local buyers advocate worth it? Yes, if you want real local knowledge, accurate pricing, off-market access, and risk management specific to Melbourne’s micro-markets. Can an interstate buyers agent do a good job? They can help with strategy, but without on-the-ground knowledge and relationships, they often miss street-level nuances that move price and risk. The information they rely on is at least 6-12 months late. What if I’m relocating to Melbourne? A local buyers agent can shortlist suburbs that fit your lifestyle, run on-site inspections, auction bid, and manage settlement with trusted local solicitors for you. So you don’t overpay while learning a new city. Do locals only buy in blue-chip areas? No. A good local buyers advocate sources value in emerging pockets too, provided fundamentals (amenities, transport, demand) stack up. The Bottom Line If you want to outperform the market , the “secret” isn’t a spreadsheet; it’s local knowledge + process . A local buyers advocate blends street-level insight, evidence-based pricing, rigorous due diligence, and strong agent networks to secure the right property at the right price , often before the crowd sees it. Ready to buy smarter? Speak with a Melbourne buyers advocate who knows your target streets and can open doors to off-market opportunities. Buy once. Buy well.

If you’ve scrolled TikTok “property gurus” or random forum threads, you’ve probably heard confident claims os "secret BOOM locations", bullet proof investment strategies,"free investment advice", that don’t stand up in the real world. As Buyers Advocates in Melbourne, we see what actually happens at auctions, in finance approvals, during building inspections, and after settlement. In this article, we have complied top 10 real-estate investment myths, and the truth, backed by on-the-ground experience and data. Myth 1: “Property always doubles every 7–10 years.” Truth : Long-term property can grow. But growth is lumpy, uneven, and suburb-specific. What actually happens : The property types, and location matters. Some pockets boom, others flatline, for years. Timing, supply (new builds), zoning, local amenities, and demographics matter. In Melbourne, school zones, transport amenities/upgrades, and infill development can shift trajectories. Expect cycles, not straight lines. Myth 2a: “Negative gearing makes you rich.” Truth : Negative gearing is a tax treatment, not a wealth strategy. What actually happens : You’re losing cash flow to (hopefully) gain capital growth. If growth underperforms, you’ve subsidised a loss for years. To truly benefit from negative gearing, smart investors prioritises good locations and properties over sustainable cash flow. Location and property selection is critical. Myth 2b: “High yield beats everything.” Truth : Conversely, yield is only half the story; total return = yield + capital growth. What actually happens : Good yielding (cashflow) properties usually growth at a lower rate. Balancing yield for holding costs and growth for equity build. Myth 3: “You can time the market perfectly.” Truth : Consistently picking exact tops/bottoms is near impossible. What actually happens : Most wins come from time in the market and buying the right asset at a right price. We focus on fundamentals, due diligence, fair value, and quality, then hold it. Myth 4: “Buy the cheapest suburb. Value is value.” Truth : Cheap is not the same as undervalued. What actually happens : Ultra-cheap is often cheap for a reason. It usually means structural issues: oversupply, poor amenities, low socio-economic, high vacancy, or poor build quality. In Melbourne, we avoid purely price-led buying and weigh owner-occupier demand, livability, and supply constraints. Myth 5: “Off-the-plan/new apartments are low risk and always appreciate.” Truth : Many off-the-plan apartments underperform; some face defects or oversupply. What actually happens : Stamp duty savings can be outweighed by resale discounts, weak land content, and high owners corporation fees. Apartments are being over-supplied in almost every major Australian city. Investors losing hundreds of thousands of dollars during the first 10-15 years of ownership is common. Do due diligence checks on builder, track record, and owners corp reports. Myth 6: “Renovate anything and you create instant equity.” Truth : Renovations generate equity only when scope, cost, target buyer, and resale value align. What actually happens : Overcapitalisation is common. In Melbourne, kitchens/bathrooms and floor-plan fixes in family suburbs may work; cosmetic flips in oversupplied investor pockets often don’t. Get quotes, and resale evidence before swinging a hammer. Myth 7: “Buy where you live/know. It is safer.” Truth : Familiarity ≠ fundamentals. What actually happens : Your local coffee shop vibe won’t replace hard data: days on market, vacancy rates, income profiles, stock on market, rental demand, school zoning, and planning restrictions, eg, flood/bushfire/heritage. Use facts (data) first; then apply local nuance. Myth 8: “Auction wins mean you paid market value.” Truth : To win, you have to pay the top price among bidders that day, not necessarily fair market value. What actually happens : Campaign strategy, quoting ranges, and emotional bidding can push prices beyond fair value. We appraise the property independently, set walk-away numbers, and stick to them. Myth 9: “Any buyer’s agent is the same—just pick the cheapest.” Truth : Advice quality, independence, and local execution vary widely. What actually happens : Melbourne’s micro-markets are nuanced: school catchments, tram/train trade-offs, street-by-street overlays, and builder quality history. Data does not show everything an investor need to know to get ahead. An experienced local independent buyers advocate with no sales kickbacks, deep suburb intel, and rigorous due diligence, who can personally inspect the property, can save you multiples of the fee by avoiding lemons and overpaying. Myth 10: "We can crowdsource the next investment hotspots" Truth : Every investor and every property is different. What works for one investor, usually would not work for the other. And you risk buying into an overheated location. What actually happens : Investors usually hype up the locations they had invested in, to manipulate the demand. Demand is a driver for price growth. The risk of buying into an overheated location is high. And crowdsourced opinions almost never match your brief or risk profile and you locations often turn up after the best opportunities are already priced in. This article explains more . Bonus Myths Debunked Bonus Myth (1): "There are always 3 secret BOOM Locations" Truth : There is some truth with this. There are always more than 3 BOOM locations. You just need to know how to find them. What actually happens : Australia's property market is made up of thousands of micro markets. Each property type, location type, zone, region, suburb, can have its own dynamics. There is always a good location for your budget and goals. You need to identify them. Following the "3 BOOM locations" strategy usually means you are buying developer stocks. Properties which these fake strategists have to sell. Bonus Myth (2): "Locations nearer to CBD have better growth." Truth : Locations near CBD is rarely the better performer. What actually happens : In Melbourne, the best performer is between the 20-30km radius from CBD. And the difference can be significant. Properties in the 20-30km band had performed about 25% better than properties in the inner ring (under 20km). Bonus Myth (3): "The more expensive the property is, the better it will grow." Truth : It probably can be true, if you consider the dollar value. However, the best percentage performer is in the first home buyer budget range. What actually happens : In Melbourne, properties in the first home buyer budget range perform 20-25% better than more expensive properties. How smart investors actually stack the odds Given the property investment scene is filled with so much myth, and that there is no sure win formula, how do investors avoid the pitfalls? Define the objective: Capital growth, yield, or a balanced brief—then match asset type and suburb. Use a valuation mindset: Comp sets, land value, improvements, and replacement cost. Pressure-test cash flow: Interest buffers, rising insurance/rates, realistic rent assumptions. Interrogate risk: Build quality, strata health, maintenance, flood/bushfire/overlays, future supply. Think demand drivers: Owner-occupier appeal, incomes, infrastructure, schools, lifestyle nodes. Avoid hype: “Hotspot lists” and crowdsourced tips often arrive after the move is priced in. Quick answers (FAQ snippets) Q: Do Melbourne properties always go up? A: No. Growth is cyclical and property-type and even suburb-specific. Buy quality and hold through cycles. Q: Melbourne properties go through a 18 year cycle. There is NO 18-year clock. The 18 year clock might be true for some states at a top aggregated level, but we invest at the property level. the 18 year clock is good for marketing speak, but suburbs and property types often do not cycle with a 18-year clock. Some cycles are shorter, some longer. Q: Is negative gearing a strategy? A: No. It’s a tax treatment, and often mis-used by project marketing and sales agents to sell overpriced underperforming properties. Focus on asset quality, not tax offsets. Q: Should I chase the highest yield? A: Yes, but not blindly. It needs to fit your investment goals. Balance yield with growth drivers for total return. Q: Off-the-plan or established? A: Established, land-rich, scarce assets typically have better long-term growth. You need to verify case by case. Q: Renovate for instant profit? A: Only happens in social media. You need to work through the scope, cost, and buyer demand. Otherwise you risk overcapitalising. Majority of the profits are around $50,000, after purchasing costs, selling costs, taxes, renovation and holding costs, for about 6-12 months' work, if you get it right . Many don't. Consider if this is worth your effort. Q: Can I time the bottom? A: Rarely. Do you have a crystal ball? Relying on data? Trends only shows on data AFTER 6-12 months. IE, you would have missed the bottom by 6-12 months. No-one can get the bottom right, but if you are on the ground every week, you will be able to spot trends before it shows up on data. Prioritise fair value, quality assets, and let time do the rest. Red flags we see in Melbourne due diligence There are however some certainty with redflags such as: Owners corporation (body corporate) stress: Low sinking funds, special levies looming, water ingress/defect history. Overlays & planning: Flood/bushfire, heritage, planning zone nuances, set-back and subdivision limits. Rental risk: Unrealistic advertised yields, short-term rent holidays, or landlord-unfriendly floor plans. Maintenance traps: Asbestos, illegal works, termite history, or major structural movement. Street/position factors: Backing major roads, railway noise, or problematic neighbouring uses. A smarter blueprint for property investors in 2026 Clarify your brief (growth vs yield, budget, time horizon, risk). Screen suburbs with data (DOM, vacancy, income growth, stock pipeline). Shortlist property types with owner-occupier appeal and scarcity (family homes, quality townhouses, select boutique apartments). Run cash-flow scenarios at higher rates and with conservative rents. Do the boring work: building & pest, strata review, contract conditions, zoning checks. Negotiate or bid with discipline. Anchored to evidence, not emotions. Final word Property investing isn’t about clever loopholes or magical “doubling” formulas. Neither is it copying what your friend did. It’s about buying the right asset, at the right price, with the right risk controls. Then let time and demand do the heavy lifting work for you. If you’d like a second set of eyes on your shortlist, or want us to find, assess, and negotiate the right property for you, Concierge Buyers Advocates can help. We’re an independent Melbourne buyers advocate with fixed-fee services for hands-on and full-service investors. Next step: Send us 2–3 addresses you’re considering (or your brief and budget), and we’ll show you what’s myth… and what’s real.

This is not really new, but increasingly there is a dangerous lazy habit creeping into Melbourne’s property investment scene — crowdsourcing . "Where Are The Best Suburbs to Invest In?" It is common to see "investors" flocking to Reddit threads, Facebook groups, and Telegram chats, hoping strangers will tell them where to buy next. They prefer to call it “collective wisdom.” But, let’s be honest. It’s mostly collective confusion . Crowdsourcing is the comfort food of bad (and lazy) investors. It feels smart because you think you are “researching,” but in reality, it’s just outsourcing your thinking to people who often have no clue. Blind Leading the Blind Yes, that's right. It is just outsourcing to people who often have no clue. They have no clue what you are looking for, no clue what your goals are, no clue of your risk appetite, etc. They basically have no clue about you. What are the risks of CrowdSourcing Investment Ideas? 1. The Herd Mentality: Where Smart Money Goes to Die When everyone’s talking up the same suburb, say, “Sunshine’s the next Brighton”, the party’s already over. They have already bought! And by the time a suburb trends on social media, enough people would have bought in them, driving prices up and yields would have thinned. How much further will it go, is the real question? Try asking that, and no one really have a clue. There is no crystal balls into the future, and anyone who said they have 20% more to grow is simply pulling numbers out from their bums. Are you the going to be the fool who bought at the peak? Remember WA just a few months ago? It was hot. But We've been saying prices have peaked. It has. Where is it heading next? Crowds don’t predict booms — they arrive late and push each other into overpaying. That’s not strategy. That’s sheep behaviour with spreadsheets. 2. Opinions Masquerading as Data Crowdsourced insights rarely come with evidence. You’ll see claims like “rents are up 20% in Glen Waverley”. Often, it is based on one listing, one story, one friend. That's the spruikers' favourite "case study". No methodology. No context. No clue. Real data requires verification, not upvotes. 3. Echo Chambers and Bias Loops Investor groups quickly turn into echo chambers. One person says “Melton’s undervalued,” and fifty others agree because they want it to be true. No one asks, “What’s the vacancy rate?” or “Why?” Crowds reinforce feelings, not facts. 4. Spruikers in Disguise Many online “investors” are just marketers with fake profiles, pushing off-the-plan stock or development projects. They pose as friendly helpers, drop “hot tips,” and subtly sell you their agenda. When you follow the crowd, you’re not investing. You’re being sold to. 5. Relying Solely on Date? It is Outdated Intelligence. You need to be on site , on the ground to gauge buyer sentiments BEFORE the data reflects buyer sentiments. By the time the data agrees a suburb is booming, the data’s stale. It is already 6-12 too late, as it takes data between 6-12 months to show any readable trend. Our Data Scientist and Principal Buyers Advocates Rayson, explains why in this article . Crowds react months behind the professionals. It’s like buying stocks after they’ve doubled. Exciting, but dumb. 6. No Local Knowledge Most online advice ignores local nuances: Overlays, school zones, dwelling covenants, bush fire and flood zones, etc. All invisible to the untrained eye. Crowdsourcing doesn’t account for why some streets grow and others stall. They claim "Glen Waverley is great!" but have no idea where the good pockets are, and why are they great! You end up buying “the next big thing” … next to a waste facility or a cemetary. 7. Misinterpreted Data Even when people quote statistics, they often get them wrong. Or worse, they mislead you with irrelevant or misinformed data. Data never lies. It's the narratives that are often manipulated to fit their agenda. Median price ≠ capital growth. A new café ≠ gentrification. Crowds love patterns that don’t exist. You need a combination of Macro and Micro statistics to understand the area. 8. Anecdotes = Entertainment, Not Evidence Everyone online has a success story. “My mate doubled his money in Frankston!” Sure. For every one of him, there are fifty who didn’t. Anecdotes are marketers' quote, not research. 9. Wrong Crowd, Wrong Goals Investor forums are filled with people chasing fast cash flow, renovation flips, or crypto-style gains. Let's put it this way. If they believe a location still have significant growth potential, why aren't they buying? If they are, why are they recommending it, thereby creating buying competition for themselves? When they are done buying, it's time to sit back and watch it grow. That is the time to hype the location. Generate enough "demand" to drive up prices, before they sell it to the next lazy investor who will buy from them at the peak. Got it? If you’re after long-term stability or family-grade growth, their advice doesn’t fit your playbook. They’re not wrong — just irrelevant to you. 10. Too Many Voices, Not Enough Action The more you ask, and the more you scroll for information, the less you act. Every real investors have their own little agenda. Investors will always try to generate enough hype in the location they had invested in. Watch the hype build, watch prices grow, then sell and take profit. Crowdsourcing never ends well. You will end up chasing 20 different towns and suburbs, each with different characteristics, demand-supply dynamics, socio-economic statuses, good/bad pockets, etc. You think you analyse them all? Watch Analysis Paralysis kicks in. Too many “maybes,” too many "this is good", too many "trust me". There are too many moving parts to consider, and you only have ONE try. You waste months comparing notes while smart diligent investors quietly move on to the next upcoming hot spot to buy the good stock. This is what happens when you crowdsource. 11. Emotional Whiplash Crowd sentiment changes daily. In fact, it change from person to person, and forum to forum. One week it’s “boom times,” next week it’s “the crash is coming.” If your confidence swings with the comments section, you’ll never buy anything worthwhile. Here’s the Truth A wise man once said: “Everyone pays for their lessons. Some pay to avoid issues. Some pay through errors." Crowdsourcing is how lazy, clueless investors try to skip the tuition, and they will end up paying the hard way, through mistakes, bad suburbs, or poor timing. If you’re serious about building wealth, stop chasing free advice from people who can’t even value their own opinion. Do you own research, or get some professional advice. The Smarter Way Forward You really only have got two good options to avoid paying through mistakes: Get Educated. Learn how to find the data, interpret it, read planning maps, and assess value like a professional. If you want to DIY it, do it properly. Take a course, subscribe to reputable data providers, and cross-verify everything. Slice and dice your data until you get a verified answer. Get Help. Hire an experienced Melbourne buyers advocate . Someone who knows the location and analyses suburb data daily, filters the noise, and protects you from overpaying. At Concierge Buyers Advocates , we use data, not gossip, not crowdsourcing. We read the fine print and talk to people who actually know what’s happening on the ground. We buy in areas before they boom. Before they are mentioned in social media and forums. Crowds guess. Professionals confirm. One builds wealth; the other builds regret. Final Word Crowdsourcing isn’t research. It is laziness and cluelessness dressed up as strategy. If you want to win in Melbourne’s property market, stop asking the crowd what to buy. Learn the game or hire someone who already knows it. Because every investor pays for their education. The smart ones just pay once.

Buying a property can be a daunting task, especially if you are a first-time homebuyer. With so many options available in the market, it is easy to get overwhelmed and make a wrong decision. This is where the role of a buyer's advocate comes into play. A genuine buyer's advocate is a professional real estate advisor who works exclusively for the buyer to help them find the right property and negotiate the best price. However, with so many buyer's advocates out there, how do you choose the right one? In this blog, we will explore some tips on how to choose the right buyer's advocate for your needs. 1. Look for Licence, Experience and Credentials The first thing you should look for in a buyer's advocate is their licence and registration. Under the law, any persons providing real estate advice has to be personally licenced. So, this obviously includes Buyers Agents or Buyers Advocates. They cannot "use their boss's" licence. Not even their family and friends'. Ensure your buyer's advocate is a legally licenced real estate buyer's advocate. Next, check their experience and credentials. The more experience they have, the better they will be at handling any curve balls and challenges that may arise during the entire buying process. As a minimum, you will need one with at least 5-7 years of experience, to ensure they have the breadth and depth to help you find what you need, and to help you navigate issues in your purchase. Look for an advocate who has a track record of successfully helping buyers find their dream homes. Additionally, check if they have any industry credentials or certifications that demonstrate their expertise in the field. 2. Check for local knowledge Buying a property is a significant investment, and you want to make sure you are making the right decision. A buyer's advocate with local knowledge can provide valuable insights into the area's property market, including property values, zoning regulations, and upcoming developments. They can help you identify the best neighborhoods based on your preferences and budget. Watch out for buyers advocates who claim to be able to help you purchase remotely. Ask yourself how would they value add to your purchase, if they are not local. 3. Can They Personally Inspect The Property for You Many buyers agents claim to be able to buy remotely for you. They can, but are they giving you the local knowledge you need to buy ahead of everyone else? If they cannot inspect the property on your behalf to check the property, why would you spend your hard earned money to engage them to buy for you? We had seen how interstate buyers advocates purchase properties. They rely on sales agents' video walk through. Now, these video walkthrough are no better than the photos in the real estate ads. The agents know where the problems are, and they will intentionally avoid showing them on the video walk through. The quality of these video walk through are also often worse than the quality of the photos in the ads. We won't rely on agent's video walk through. We will send our own team members to inspect it, to ensure we have the confidence to recommend the property. 4. Check their communication skills Communication is a vital aspect of the buyer's advocate's role. They should be able to listen to your requirements and provide guidance based on your needs. Look for an advocate who is approachable, responsive, and proactive in their communication. They should keep you informed throughout the buying process and answer any questions you may have promptly. 5. Check for conflict of interest One of the main benefits of working with a buyer's advocate is that they work exclusively for you and have no financial ties to any sellers or real estate agents. This ensures that they are working in your best interests, finding properties which are right for you, and not trying to push a property simply because their business associates are selling it. Make sure to ask the buyer's advocate about any potential conflicts of interest, and ensure that they disclose any relationships or financial incentives they may have with any real estate agents, sellers and developers. 6. Understand their fees It is essential to understand the buyer's advocate's fees and how they are structured. Some advocates charge a flat fee, while others charge a percentage (usually 2-3%) of the property's purchase price. There are also some who returns their time and fuel savings back to you, via special local rates if you are buying in their local area . Make sure you are comfortable with the fees and that they are transparent and clearly outlined in the contract. 7. Look for a personalized approach Every buyer's needs and preferences are unique, and a good buyer's advocate should tailor their approach to your specific needs. They should take the time to understand your requirements and work with you to find the right property that meets your needs and budget. Avoid buyer's advocates who offer a one-size-fits-all approach or try to push properties that are not a good fit for your needs, these are more often than not, fake buyers advocates. They are selling properties on behalf of sellers, instead of recommending what you need to you. About Concierge Buyers Advocates Concierge Buyers Advocates is formed because our Director and Founder, Rayson, noticed buyers are being taken for a ride by unscrupulous real estate sales agents, and sales agents and project marketers masquerading as buyers agents or investment consultants. They are representing sellers, and selling you what they have at the maximum price you are willing to pay. Sellers has long had the unfair advantage when it comes to buying properties. He is turning the tables, and offering his vast real estate and property investment experience to help buyers get ahead and outsmart the property market. Our team of buyers advocates and their recommendations and processes are vetted by our founder, to ensure we only help our clients secure what is right for them, at the right price. In conclusion, choosing the right buyer's advocate is crucial in ensuring that you make the right decision when buying a property. Look for experience, local knowledge, communication skills, and a personalized approach. Check for potential conflicts of interest, and understand their fees. With the right advocate by your side, you can navigate the property market with confidence and find your dream home.

Buying property in Melbourne can feel like navigating a maze blindfolded. There’s so much to consider - location, price, market trends, inspections, negotiations, and the dreaded paperwork. What if you had a trusted guide who not only knows the maze but also clears the path for you? That’s where Concierge Buyers Advocates come in. They offer personalised property buying services that can transform your experience from stressful to seamless. Let’s dive into why having one by your side is a game-changer. What Are Personalised Property Buying Services? When you hear “personalised property buying services,” think of a bespoke experience tailored just for you. It’s not a one-size-fits-all approach. Instead, it’s about understanding your unique needs, preferences, and budget, then crafting a strategy that fits perfectly. A Concierge Buyers Advocate agent will: Listen to your property goals. Research the market extensively. Shortlist properties that match your criteria and goals. Arrange inspections and provide honest feedback. Negotiate or auction bid on your behalf to get the best deal. Handle all the paperwork and legalities. Imagine having a personal property concierge who knows Melbourne’s property market inside out and works exclusively for you. That’s the essence of our personalised property buying services. Personalised property buying services in Melbourne suburbs This tailored approach saves you time, reduces stress, and increases your chances of securing the right property at the right price. Plus, it’s a premium service that adds real value to your property journey. Why Choose Concierge Buyers Advocates in Melbourne? Melbourne’s property market is vibrant but complex. Prices fluctuate, new developments pop up, and competition can be fierce. Here’s where concierge buyers advocates shine. They bring a level of expertise and dedication that’s hard to match. Here’s what sets them apart: Local Market Expertise: They know Melbourne’s suburbs like the back of their hand. Whether you’re eyeing trendy inner-city apartments or family homes in the outer suburbs, they have the insights you need. Access to Off-Market Properties: Some of the best deals never hit public listings. Concierge buyers advocates often have exclusive access to these hidden gems. Negotiation Skills: They negotiate hard but fair, ensuring you don’t overpay. Stress-Free Process: From start to finish, they manage the entire buying process, so you don’t have to juggle multiple tasks. Tailored Advice: They provide honest, personalised advice based on your goals, not just what’s available. If you want to experience the benefits of working with true property experts, consider Concierge Buyers Advocates Melbourne . They combine premium service with deep local knowledge to help you secure your dream home or investment property. Concierge buyers advocate assisting a client with property selection Do I Need a Buyer’s Advocate? Great question! You might be wondering if hiring a buyer’s advocate is really necessary. After all, can’t you just browse listings and make an offer yourself? Here’s the honest truth: You can and should do it alone, if you have the time, knowledge and experience. But if you don't having a buyer’s advocate can make a huge difference, especially in a competitive market like Melbourne. For most people, you have that 1 or 2 chances to do it right, or risk losing hundreds of thousands. So, consider these points: First Home Buyers: If you’re new to property buying, the process can be overwhelming. A buyer’s advocate brings with them their years of expert buying experience, guides you through every step, explaining jargon and helping you avoid costly mistakes. Investors: If you’re looking to build a property portfolio, a buyer’s advocate from Concierge Buyers Advocates can identify high-potential properties through their data research methodology, and negotiate better deals, maximising your return on investment. Busy Professionals: If your schedule is packed, a buyer’s advocate saves you time by doing the legwork, attending inspections, negotiations on your behalf, freeing up your time, allowing you to focus on your work, family or business. Business professional understands the importance of time and timing. Those Seeking Confidentiality: You do not have to be superstars. But sometimes, you want to keep your buying intentions private. Our Buyers Advocates act discreetly on your behalf, keeping your identity secret until settlement. If you’re still on the fence, think about the value of peace of mind. Knowing you have an expert watching your back can be priceless. How Concierge Buyers Advocates Save You Money and Time Let’s talk numbers and hours because, at the end of the day, that’s what matters most. Saving Money Avoid Overpaying: Advocates know the market value and won’t let you pay more than necessary. Spotting Hidden Costs: They identify potential issues like repairs or zoning restrictions that could cost you later. Negotiation Power: Their experience means they can negotiate better terms, sometimes saving you tens of thousands of dollars. Saving Time Filtering Properties: Instead of spending weekends visiting unsuitable homes, they shortlist only the best options. Handling Paperwork: Contracts, inspections, and legal documents can be a headache. Advocates manage all of this efficiently. Coordinating Inspections: They arrange and attend inspections, so you don’t have to. In short, they streamline the entire process, making your property purchase faster and more cost-effective. Efficient property search and management by concierge buyers advocates What to Expect When Working with a Concierge Buyers Advocate If you decide to work with a concierge buyers advocate, here’s what your journey might look like: Initial Consultation: You discuss your needs, budget, and preferences, workshop ideas. Market Research: The advocate researches and identifies suitable properties. Property Inspections: We organise and attend inspections, providing detailed feedback. Offer and Negotiation: We prepare and submit offers, negotiating on your behalf. Contract Review: We review contracts and liaise with solicitors. Settlement Support: We assist through to settlement, ensuring everything runs smoothly. Keys and Property Management. We collect your keys and help organise your property for rental. Throughout this process, communication is key. A good advocate keeps you informed and involved, making sure you feel confident every step of the way. Unlocking the Full Potential of Melbourne’s Property Market Melbourne’s property market is full of opportunities, but it’s also full of pitfalls. With a concierge buyers advocate, you’re not just buying a property - you’re making a smart investment in your future. Whether you’re after a cosy first home, a family residence, or a lucrative investment, personalised property buying services give you the edge. They combine local knowledge, negotiation skills, and a client-first approach to deliver results that truly matter. So, why go it alone when you can have a seasoned expert by your side? If you want to make your property dreams a reality with less stress and more confidence, consider reaching out to Concierge Buyers Advocates Melbourne . Your perfect property is waiting - and they’ll help you find it. Ready to take the next step? Your personalised property buying journey starts here.

To win a property auction in Melbourne: get finance ready, complete contract/building checks, set your price limits, and control with confident, clear bids. There’s no cooling-off at auctions in Victoria, so be 100% prepared. If property passes-in, be prepared and ready to negotiate against a team of senior agents. If bids exceed your budget, be prepared to walk away immediately, to avoid emotional overpaying.  Yes, leave the auction. Do not fall into the trap of "wanting to know where the auction will end". Most bidders got sucked back into the auction to bid more, effectively over-extending their budget. Some bidders believe body language is important, but from experience, that is just a beginners way of staying relevant. Body language does not matter, as our buyers advocates will explain why. We will share their auction winning strategy, expose some auction myths, reveal the latest tricks bidders and agents use at auction campaigns and during auctions and how to counter them. In the Melbourne property market, it is common to see properties being listed for "Auction". Some say it is a "Melbourne thing". With almost every good property listed for "Auction", Melbourne buyers have no choice but to be prepared to bid at these property auctions. So, it begs these questions.. What do you need to know at auctions? How do you bid at auctions? What do you need to prepare before and during auctions? What strategies should you use at auctions? How do you win at the property auction? Based in Melbourne, our buyers advocates attend and bid at over a hundred auctions every year for our buyer clients. On a busy weekend, each agent could be bidding at between 3 to 5 auctions a day. We've seen and studied different strategies being used, all types of games and distractions, tactics used by bidders, agents and auctioneers to spice up the emotions at auctions. Auction techniques and tactics had evolved in recent years and we've seen some rather creative strategies used by the auctioneer, sales agents and bidders during auctions recently. So, we've released this new guide for 2025/2026, to help property buyers beat the competition and grab the property you want at auctions. What is An Auction? An auction is a public sale where a seller offers the property and prospective buyers compete by placing bids, with the highest bidder winning and securing the item at the fall of the auctioneer's hammer. Auctions are facilitated by licenced Auctioneers, and can occur in-person or online and are governed by specific rules and a set date and time. The seller sets a confidential reserve price, and the property is sold to the highest bidder once then bidding reaches the reserve price and the auction declared it " SOLD ". What Do You Need to Know About Auctions? Auctions are emotionally charged, tension filled 20-30 mins that ultimately determines who buys the property. At times, the bids may be slow, with long delays between bids, while at times, the bidding can be fast, in large increments and with split seconds counter-biddings. The pace is usually facilitated by the Auctioneer, and a few strong buyers advocates and seasoned bidders at the auction. It is important to know that, in almost all states in Australia, properties bought at auctions are unconditional.   This is especially true in Melbourne and Victoria. There are no cooling off periods, and there is no walking away, if you win the auction. Bidders should also know it is illegal to disrupt an auction. Your bid at the auction, is legally binding. There is no backing out . How to Win Property Auctions? To win at auction, particularly in the competitive Melbourne property markets, requires a combination of preparation, strategic bidding, emotional control and skills. Key strategies include setting a firm budget, understanding the property's real value, and having a bidding strategy that maximises your chances of winning without overpaying. In this article, we'll show you how to win the property at auctions. Good preparations are critical to winning the key to your dream house at the auction, and here's how you do it: How Do You Prepare for Auctions? Step-by-Step Guide Given the high stakes involved at auctions, how do you prepare for the auction? How should you prepare correctly for the auction, and to prevent yourself from some serious, unintended consequences? While some suggests that you need a lot more preparations, there are only 3 important steps you need to prepare: 1. Do Your Due Diligence Doing your due diligence is critical to preventing yourself from buying a property that doesn't meet your needs. Understand what you want from the property, why you want the property and your plans for the property. Our experienced buyers advocates will help buyers understand the local property market. This will help you understand what other buyers will pay for the property. What due diligence do you need to do before the auction? If you are a home buyer intending to live in the property, questions you need to ask yourself include: Do you like the location? Does it have the right amenities? Does it have the right school, transportation, environment you want? If you are an investor and intend to put the property on the rental market, find out: What rent can the property fetch on the rental market? What are the vacancy rates? How long will it take for you to find a tenant? Is the property in the right location for the types of tenants you want? Does the property meet the minimum rental standards in Victoria? If you are a develo per and intend to develop the property, ask yourself: Will the site give you the returns you're looking for? What types of properties do buyers want to buy in that location? What is the best use of the land to give you the best returns? Does it have the right zoning, overlays, council plans, features? If you are loaded and just want that property , determine: What price will knock out all other bidders? Will the agent accept an 'irresistible offer' before the auction? 2. Know the Real Price of The Property Most buyers wrongly believed the price guide in the Statement Of Information (SOI) provided by the sales agent. While the legal purpose of the SOI is to give buyers an indication of the price for the property, sales agents are increasingly using it as a marketing tool and the price range mentioned in it is usually very different from what bidders will bid at the auction. How to price a property like a professional This is the secret no agents want you to know. With experience and good research, this few steps should be relatively easy: Understand what other buyers are willing to pay for the property. Find out what other properties in the area are sold for. If your research shows a very different price from the price guide (SOI), ask the agent why have they given a very different price in the guide. There could be a gold plated toilet in the house. Or a major termite infestation. Or a history of flood and/or water damage. But don't be surprised if the agent simply give you a standard, vague answers like "that's based on what our sales agent think. We cannot predict what buyers are prepared to pay at the auction"... That is just agent speak for... "do your own homework".. A dead give away that the guide are not to be trusted. A good independent buyer's advocate who knows the area, location, and buyer demographics, etc, will be able to give you an accurate appraisal before you bid. If they cannot, you are no better than buying on your own. At Concierge Buyers Advocates, we combine our understanding of the area with our data analytics, to produce a Real Market Appraisal for all properties we shortlist. With the exception of a few outliers, we have been able to accurately estimate the selling price of the property. If you need help, our guide to determining the value of a property will give you some ideas. 3. Know Your Budget With the preparations done, setting your budget is the next critical homework you need to do. The above helps you understand what the property market say. This next step helps you set your budget. Budget is critical. Always remember, buying at auction is unconditional. You CANNOT  back out, if you win the auction. Make sure you: Know how much you can afford to pay. Know your serviceability. Have sufficient funds for the 10% deposit. Have the appropriate way to pay the required deposit on the day of auction. Always be prepared. Always assume you will win the auction. Our auction bidding service helps you prepare and lets you know what others are likely to pay, and the fair price for the property. With these information, determine what the property is worth to you. Set yourself 2 limits. Limit 1 . The price you are willing to pay for the property. Limit 2 . The   absolute maximum price  you are willing to pay for the property. A good test to know if you've set the right Limit is asking yourself "if you lost the property by $100, will you regret walking away". If these two numbers are less than what you believe other buyers are likely to pay at the auction, maybe this is the wrong property for you. You might not even need to turn up at the auction. You can save yourself some time and focus on the next property in your shortlist. Or you can still attend the auction. You might win it for a good price if there are no other bidders. In a hot sellers' market, this scenario is highly unlikely to happen though. We will tell you why later. A Honest Word of Advice ..:  Intentionally under-bidding, hoping to grab a bargain is just going to waste your own time, the agents' time and everyone else' time. You are reducing your own credibility and creating a bad impression amongst the agents and buyers in the area. Another reason why this won't work is this: All properties at auctions have a reserve price . This reserve price is set at what the vendor and sales agent think is fair price for the property. So, even in the unlikely scenario where you're the only bidder, you will still be expected to pay at least around the reserve price anyway. 4. Stick to your budget. With the above preparations done, you are now ready for the auction. On the day of auction, arrive early. In Melbourne, the listing agent would usually have one final open for inspection just before the auction. Turn up, do one last inspection, check-in with the agent and confirm you will be bidding at the auction. Then revisit your budget numbers. Review your target price, and your walk-away price. Only change them if new, material information emerges (eg, building issues resolved, or there are new damages or concerns. You have one last chance to review and revise, if you need to. Do not adjust for nerves or FOMO . You should not have the need to adjust the numbers if you have prepared sufficiently. Experience tells us, solo/DIY bidders often change the budget at this very last minute, and regret it later. It is ok, if you need to change. But It is NOT  ok if you change because you want to. If you want to change the limit at this very last minute, experience tells us, you will very likely walk away from the auction with regrets: If you win the auction, you will be wondering if you have overpaid. If you lost the auction, you will be blaming yourself for not spending that extra $100. Stay disciplined to your price limits, or have a Melbourne Buyers Advocates shield you from the emotions and stress and bid for you. Auction Day Bidding Tactics Many have also ask what our preferred auction strategies or bidding styles are. Some common theories advocated by some buyers include: Auction Dos and Don'ts 1. Be Confident (and Be Prepared) Auctions are high-pressure. Even seasoned real estate agents would avoid auctions, if they can. Be prepared for the pressure and emotions during the auction. Practice, practice, practice and be comfortable. Bid with a clear, loud voice. If you're naturally soft-spoken, or you are not confident in public speaking, you can get an assisting sales agent to help you. Remember, the assisting agent is working FOR the vendor, AGAINST you, the buyer. Their role is to stir your emotions so you offer your last dollar. Some commonly used techniques include: "Another $1000 will knock the other bidders out", "Put in a $5000 knock-off bid. This should scare the other bidders." "I know them. They are near their limit. Another $3000 will win it." The auction bidding service at our Buyers Advocacy agency shield buyers from these emotions during the auctions and helps our clients win the auction confidently. We make our role known to the auctioneer and prefer assisting agents stay away som, we can follow our strategy, not the pressure. 2. Power Dressing Some believed power dressing helps portray a sense of confidence. Having attended and bidded at hundreds of auctions, Louis Vuitton, Gucci, Lamborghini do nothing to help buyers win auctions. Ultimately, the amateur's body language always give themselves away. We've seen buyers winning auctions in shorts and sandals. If anything, being overdressed helps other bidders identify who the rookie is... 3. Body Language (and Poker Face) Body language is by far more important than anything else. But relying solely on body language can and will mislead you too. Heard of "Poker Face"? A Poker Face can be trained. So can the "Nervous Face". We've seen "Poker Faces", or the "Aggressor Faces" lost at auctions. We will tell you why at the end of this guide. Our buyers agents are trained to study the bidders and auctioneer and we adapt our bids, bidding strategy and body language to the situation. 4. Using Big Bid Increments Some say big bid increments will scare the competition and let you create the sense of deep pockets. It is partially true. But this only work against amateur competitors. Only amateur bidders will think twice about beating your bid. Use this strategy with caution. Used at the wrong time, this bidding strategy will backfire badly. We've seen someone put in winning mega bid increment, knocking out all other bidders. Secretly, we believe he overpaid badly for the property. 5. Using Small Bid Increments Small bid increments is another tactic used by most rookie bidders because they fear overpaying. It is also used by professional bidders to extend the auction. Used correctly, it can expose the stealth bidders, and also creates the impression of a bottomless budget, as the bidder seems to be able to find an extra $100 from thin air. It can be used to scare the amateur bidders. What is the Latest Auction Tactic in 2025? Will it work? Last Minute Sniper Bid In recent years, we are seeing a growing number of bidders now staying silent through most of the auction and then jump in at the final call—just as the auctioneer reaches “first, second, third…”. The "sniper" bidder's goal is to disrupt momentum, and save "face" if they are priced out early. In a tight Melbourne market—where good homes draw crowds—this tactic lets you observe the room, and conserve energy, provided you are not priced out before you speak. The Benefits of Placing Last Minute Auction Bids: Your "feel good" factor. You keep your price secret, avoid being dragged into an early bidding war, and a well-timed, confident bid can rattle inexperienced bidders. That said, it’s not a safeguard against overpaying —professional bidders, such as buyers advocates, attend auctions prepared to win and won’t be spooked. They attend hundreds of auctions every year, and this is child's play. The real benefit of this tactic is face-saving . You lose without revealing you've failed to win the auction. The Risks of Placing Last Minute Auction Bids: Risk of mistiming is high. No one knows you are going to bid, and no one will prompt you. The hammer can fall before you speak, and if the property is passed in and you weren’t the highest active bidder, you will lose first right to negotiate. A skilled auctioneer build momentum, encourage competitive bidding, by changing bid increments, or pausing. So there really is no guarantee of a bargain. If you try this, always stand front and centre. Make yourself visible, bid loudly and clearly. And, as usual, do your due diligence beforehand. Will Last Minute Bid Work: No. As above, we had won in many auctions where sniper bids were used. While the last minute nature will surprise amatuer bidders, it does nothing to help them win the auction. When you encounter sniper bidders, stay calm. They are no different to any other bidders. They have their budget, and you have yours. Stay focus, stay calm and bid. They are just another bidder with "feel-good" tactics. The Truth About Auctions: There is No One "Sure-Win" Strategy After bidding at hundreds (if not thousands) of auctions in Melbourne, one thing is clear: Preparation Wins . Having seen and studied how bidders of all experience levels use their "auction strategies", we can sadly confirm there are no fool-proof or sure-win strategies. As professional auction bidders, we read people. We analyse and profile each bidder, study their bids and we adopt our strategies or combination of strategies to counter them. We mix big increments with small increments, fake a nervous face, etc, to suit the auction. Want calm, disciplined execution on the day of auction? Let our Melbourne Buyers Advocates set the ceiling, run the strategy, and bid for you—so you don’t overpay or walk away wondering “what if.” Paying the Deposit at Auctions in Melbourne So, you've won the auction. It is now time to pay the deposit. In Melbourne, the common methods to pay the deposit at auctions are: Bank transfers - A straight forward transfer initiated by the winner, into the real estate agent's trust account. Deft deduction - A scheduled debit initiated by the real estate agent from your nominated bank account. Cash in Suitcases - Yes, you can still pay with cold hard cash if you prefer. However, this is not something we would recommend for obvious reasons. What if the Property is Passed in at the Auction? Will an auction always end with a winner? No. It does not. If the highest bid during the auction is still less than the reserve price, the auction is unsuccessful. The property is left unsold. This is called "passed in" at auctions. If you are still interested in the property, this article will tell you what you need to do, to buy a property passed in at auctions . What if Your Finance Fell Through for the Property You Bought at Auction? Your finance can fall through for various reasons: The property is in a location or wrong type blacklisted by the bank/lender. You seriously overpaid. You cannot afford the property Because properties bought at auctions are unconditional, you will, unfortunately, be legally required to buy the purchase. This is why discipline and getting the process right is important, to prevent yourself from overpaying. Auctions are Just Games. Here's why. At the end of the day, auctions are just games. Over 90% of the auctions end within our appraised price range of the property. That means, if buyers do not want to overspend, you should do your homework and prepare for auctions. It doesn't matter what strategies or styles you use, price, budget and the other competing bidders ARE still the determining factors. Why do Real Estate Agents Prefer Auctions in Melbourne? In Melbourne, Real estate sales agents prefer auctions, as it is easy to sell properties through auctions. Property sold are unconditional, and there's no cooling off period. So, there's no risk that the buyer will walk away after their offer is accepted, and leaving the property unsold. Real estate agents just want to sell the property once and for all, get their commissions, and move on. Do Buyers Agents Prefer to Buy At Auctions? It depends on our assessment of the property.and its popularity. Depending on a few factors, there are situations where we prefer auctions, and also situations where we prefer private sale. Winning Auctions in Melbourne FAQ Is there a cooling off period after an auction in Victoria? No; cooling off period does not apply in auctions. Be 100% ready before bidding. How much deposit do I pay at a Melbourne auction? Usually 10%, sometimes negotiable by prior arrangement. What happens if a property is passed in at auction? The highest bidder will have first rights to negotiate with vendor after the auction. Can a buyer’s agent bid for me in Melbourne? Yes; they can strategise, bid and negotiate post-auction. Buyers Should Do Their Homework and Prepare for the Auctions Every buyer must prepare for the auctions. Even if they are not prepared, they are actually prepared to overpay or lose the bid. You only have that one chance to try to buy the dream property, and your offer is unconditional. Having the property inspection and sale contract reviewed is the bare basic. We explain why a building inspection and contract review is critical in this article . Doing the right homework and due diligence with the right data; and having a good understanding of the market, the property and who the potential buyers are will help you either put in your winning bid or walk away satisfied, knowing you have done your best. After all, you probably do not want to beat an over-bidder, at an auction. Need a Professional Auction Bidder for the Auction? If you are attending an upcoming auction, but you feel you do not have the confidence to bid or do not know what you need and how you should prepare for the auction, it might be worthwhile engaging our auction bidding service . Our professional Auction Bidding Service is popular with hands-on property buyers who are either unable to bid or not confident to bid at auctions. We provide auction biddings for up to 3 auctions, helps our clients prepare for the auction, and shields our clients from the pressure and emotions during the auction. Last but not least, good luck with the auction. Get in touch if you want to learn more. More home and investment property buying news and tips here .

Using the First Home Guarantee allows you to buy sooner with a smaller 5% deposit by avoiding Lender's Mortgage Insurance (LMI), while saving a 20% deposit helps you avoid LMI entirely, leading to lower loan costs and reduced monthly repayments. The best choice depends on your financial situation, risk tolerance, and housing market conditions; the Guarantee is faster but more expensive long-term, whereas a 20% deposit is slower but cheaper. In this article we will explain some of the factors you need to consider before making this decision. One factor can be the most significant reason why the scheme may not work for you. Should You Use the Home Guarantee Scheme or Save for the 20% Deposit? Since the announcement of the expanded First Home Buyer's Guarantee Scheme, many buyers have been wondering if it would be better buying with the new Home Guarantee Scheme? Or would it be better to buy when they've the 20% deposit? On the surface, the answer seems obvious, 20% means smaller loan amount, and thus the total mortgage repayment would be lower. IE, the mortgage is cheaper. But is it that simple though... In this article, we will dissect this question and answer this question. What is the new Home Guarantee Scheme (HGS)? The new 5% deposit policy is the revised version of the original Australian Government's First Home Guarantee, which lets first home buyers buy their homes with a 5% deposit. The government guarantees a portion of the loan to the lender, eliminating the need for Lenders Mortgage Insurance (LMI). From 1 October 2025, this scheme has been revised, and expanded, removing income caps and lift property price caps. This makes the scheme available to more first home buyers and allows them to enter the housing market years sooner. How Did the First Home Guarantee Scheme Come About? The First Home Guarantee (FHG) , the predecessor of the Australian Home Guarantee Scheme (HGS), was first launched in January 2020 to help first-home buyers overcome the 20% deposit barrier. In cities like Melbourne and Sydney, where median prices often sit around or above $800k, saving $160k–$200k while renting can take years. The FHG lets eligible first home buyers purchase with a 5% deposit and no Lender's Mortgage Insurance (LMI) , using a government guarantee to break the 20% “deposit trap” and enter the property market sooner. It began with capped places, but from 1 October 2025 the scheme was revised and renamed into the Home Guarantee Scheme (HGS) offering unlimited places and higher price caps , further widening access for first home buyers. Some analysts also link the scheme’s evolution to shifts in lending rules. APRA eased the old 7% assessment floor in 2019, moving to a buffer approach, initially set at 2.5%. This coupled with the ultra low interest rates during the 2020-2022 COVID pandemic, worked so well, that house prices boomed across Australia. This lending assessment was then tightened again in October 2021, lifting the serviceability buffer to 3%. The FHG was introduced to bridge that gap: remove Lenders Mortgage Insurance (LMI) for low-deposit purchases via a government guarantee, while banks maintain prudent credit standards. This scheme was initially popular, with long waiting lists for the limited places. In recent years, however, the higher interest rates, high cost of living, created a income squeeze on buyers, and the limited First Home Guarantee places were very often less than half utilised . There are more spots than interested first home buyers. What are the Revised House Price Cap in the Home Guarantee Scheme? Recognising the increased house prices since the original scheme was first launched, the scheme has been revised with price caps for houses has been raised. Location Current Property Price Cap Property Price Cap effective 1 October 2025 NSW – capital city and regional centre $900,000 $1,500,000 NSW – other $750,000 $800,000 VIC – capital city and regional centre $800,000 $950,000 VIC – other $650,000 $650,000 QLD – capital city and regional centre $700,000 $1,000,000 QLD – other $550,000 $700,000 WA – capital city $600,000 $850,000 WA – other $450,000 $600,000 SA – capital city $600,000 $900,000 SA – other $450,000 $500,000 TAS – capital city $600,000 $700,000 TAS – other $450,000 $550,000 ACT $750,000 $1,000,000 NT $600,000 $600,000 Jervis Bay Territory and Norfolk Island $550,000 $550,000 Christmas Island and Cocos (Keeling) Islands $400,000 $400,000 Pros and cons of First Home Guarantee Scheme While this program seems exciting on the surface, there are benefits and risks, just like any other financial programs. The First Home Buyer Guarantee  is no exception. There are clear pros and cons, which buyers must know before they buy their properties with this scheme. What is the Benefit of the Home Guarantee Scheme? On the plus side, it helps first home buyers get into the market years earlier with just a 5% deposit, avoiding costly Lender’s Mortgage Insurance, and allowing them to capture property growth sooner. A huge advantage in markets like Melbourne where prices have historically risen around 7% annually. It’s particularly beneficial for young professionals with solid incomes but limited savings , or for renters tired of watching property values outpace their ability to save. What is the Problem with the Home Guarantee Scheme? On the downside, buyers will be borrowing 95% of the house price, meaning buyers are taking on a bigger loan , higher monthly repayments , usually at higher interest rates due to the higher LVR, and paying more interest over time. The scheme can also become a problem if the value of the property stagnate or fall, leaving buyers exposed to negative equity. It is thus not suitable for those with unstable income, high personal debts, or who are already stretched financially , as the higher repayment stress can outweigh the benefit of getting in early. In short: the Home Guarantee Scheme is a shortcut for disciplined, growth-focused buyers, but a risky move for anyone on shaky financial ground. Home Guarantee Scheme - How Can You protect yourself? If you’re using the Home Guarantee Scheme to buy your first home, asset selection is critical. Because you’re purchasing with a high loan-to-value ratio (LVR) , a small price dip can push you towards negative equity, a situation you do not want to find yourself in, if you have to sell the property. You'll be paying someone to buy the property from you. To avoid this, choose good locations with strong fundamentals, solid amenities and employment access, so the property’s value can grow faster than your loan balance. Things you can do to protect yourself: Get property appraised with our accuracy guaranteed Real Price Appraisal (NOT agent's price guides) before you buy and avoid overpaying. Buy in established locations instead of new / greenfield / oversupplied locations. Maintain a cash buffer for rate rises and repairs. Consider engaging an independent buyers advocate to help location and property selection and negotiate the best price. Should you Use the Home Guarantee Scheme? Now, to answer the dilemma for first home buyers in Melbourne: should you buy your first home now with a small deposit under the Home Guarantee Scheme, or wait years to save up 20%? There is unfortunately no simple, straight forward answers. It depends on many factors such as: Your financial situation . Essentially, your income, expenses, future plans. The property . The type of property you are buying, purpose, location, etc The property market . The performance of the property market, growth cycle The anticipated performance of the property market Myths of the 5% Home Guarantee Scheme Very often, we have buyers coming to us with misinformed information. We will discuss some myths here: Does the 5% Home Guarantee Scheme Improve Your Serviceability? No, it does not. Your serviceability will still be based on your financial situation, income and expenses. It may, in fact, lower your serviceability slightly as borrowers tends to pay a premium of around 0.5% to access this high risk, high Loan-to-Value-Ratio (LVR) loan. Can I Borrow More with the 5% Home Guarantee Scheme? As above, your serviceability will likely be lower, ie, you can borrow less. Is it Cheaper to buy with the 5% Home Guarantee Scheme? No. It is more EXPENSIVE to buy with the 5% scheme. You will be paying higher interest rates on a larger loan. Your monthly mortgage repayment will be a lot more as well. Should Buyers Use the Home Guarantee Scheme? To answer this question, let us discuss some considerations, and run through the numbers for two identical buyers, both earning $120,000 annual income , both targeting Melbourne homes , but taking very different approaches. One using the Home Guarantee Scheme, and the other saving up the 20% deposit. For the purpose of this discussion, we are using 6 considerations. These 6 considerations are not exhaustive. But they are the most common considerations which most home buyers should consider before they decide which path suits them. The 6th Consideration is the most critical consideration EVERY buyer must consider, before they buy. Considerations BEFORE Using the Home Guarantee Scheme Let's look at some factors which all first home buyers should consider when they decide if and when they should buy. Buyer A is using the Home Guarantee Scheme, and Buyer B is buying with the 20% deposit. Both buying in the same budget range. Consideration 1: Borrowing Power on $120k Annual Income While banks generally cap lending at around 5-6 times income  if you have no big debts, applicants being assessed at a 4.5 times income is also not unheard of. It depends on the risk assessment by the individual bank and lender. A good mortgage broker would be the best person to provide the latest estimate. A $120k income would usually mean a max loan of ~$720,000–$750,000  after stress-testing. So: Buyer A (5% deposit):  would have a budget of around $750,000–$800,000  today. Buyer B (20% deposit):  Would need to save $150k–$160k before buying a similar property. That saving process can take between 5–7 years  for most buyers without extra help. Buyer A: +1 = 1 Buyer B: 0 = 0 Consideration 2: Repayments and Total 30 Year Interest at 6.5% Assuming the buyers are taking a 30-year loan, with an average interest rate of 6.5% of the life of the mortgage, here’s how the repayments stack up, if both are buying $750,000 properties: Scenario Property Value Deposit Loan Monthly Repayment @6.5% Total Interest (30 yrs) Buyer A 5% deposit $750,000 $37,500 $712,500 ~$4,500 ~$914,000 Buyer B 20% deposit $750,000 $150,000 $600,000 ~$3,800 ~$770,000 💡 The 5% buyer pays ~$700 more each month  and ends up paying ~$140,000 more in lifetime interest . Buyer A: 0 = 1 Buyer B: +1 = 1 Consideration 3: Equity and Net Worth After 5 Years Now, assuming the properties they buy are growing at an average Melbourne growth rate of 7% per year  (its historical average). The $750,000 property would rise to $1,050,000  after 5 years, when Buyer B has saved sufficient for their 20% deposit. This also assumes they are buying with a $750,000 budget. By then, that would usually mean the property is approximately 10-20km FURTHER from the city centre. Buyer A (5% deposit, bought immediately) Remaining loan after 5 yrs: ~$667,000 Equity: $1,050,000 – $667,000 = $383,000 Buyer B (20% deposit, waiting) Still renting and saving. Needs ~$210,000 deposit to buy at new $1.05m price. Equity at 5 yrs: basically their savings only  (deposit). 💡 At 5 years, Buyer A is $170k–$180k ahead  thanks to market growth. Buyer A: +1 = 2 Buyer B: 0 = 1 Consideration 4: Equity and Net Worth After 10 Years What happens at year 10? With the Melbourne average annual growth of 7%, property doubles roughly every 10 years. The $750,000 property is now worth $1,476,000  after 10 years. Buyer A (5% deposit) Loan balance after 10 yrs: ~$616,000 Equity: $1,476,000 – $616,000 = $860,000 Buyer B (20% deposit, buys in year 5) Purchases at $1,050,000 with 20% deposit ($210,000). Loan: $840,000 After 5 years of repayments, balance ≈ $803,000 Property value at year 10: $1,476,000 Equity: $1,476,000 – $803,000 = $673,000 💡 At 10 years, Buyer A (5% deposit) is still ~$190k ahead  in net equity, even after higher repayments and more interest. Buyer A: +1 = 3 Buyer B: 0 = 1 Consideration 5: The Verdict If Melbourne grows at 7%:  The First Home Buyer Guarantee puts you ahead , because entering the market earlier allows you to enjoy the higher equity growth. It outweighs the extra interest costs. Buyer A is ~$190k richer  in net worth after 10 years compared to Buyer B who waited. Buyer A's net worth will be even higher, if the property rises at a much higher rate. In a stagnant or falling market:  Buyer B (20% saver) is safer — less debt, smaller repayments, less risk of negative equity. 👉 Conclusion:  The First Home Buyer Guarantee is a strategic tool  that, in a rising market, makes buyers significantly wealthier than waiting. The key is having income stability to handle the higher monthly repayments. Consideration 6: Where Can You Buy with the Budget? Now the curve ball. Let's assume Buyer B already have the 20% deposit. This is probably the most important thing first home buyers need to consider. Where can first home buyers buy for the budget. Assuming the $120k income would result in a borrowing capacity of $720k. Buyer A (5% deposit) Buyer A's budget for buying their first home is $37,500 + $720,000, giving them a budget of $757,500 , restricting the buyer to smaller houses in new estates, or locations which are approximately 30-40 km away from the CBD. Of in higher crime neighbourhoods with lesser amenities, if they insist on being near the CBD. In the current Melbourne property market, the sub $800k budget is full of buyers and competition is strong. Buyer B (20% deposit) Buyer A's budget for buying their first home is $150,000 + $720,000, giving them a budget of $870,000 . In fact, with a 20% deposit , they are not limited by the First Home Guarantee price cap of $950,000 in Melbourne . Assuming they already have the 20% deposit, the $870,000 budget means the quality of housing and location is a big upgrade to a $757,500 property. At $870,000, it would typically be much nearer to the city, in more mature residential areas, with better schools, transport, shops and other amenities. In this price range as well, competition is a lot lesser, as it is often out of a first home buyer's budget in Melbourne. Making it is easier to buy better homes with lesser competition. With the 20% deposit ready NOW, Buyer B will be ahead in all fronts. Better growth (in dollar terms) due to the better location, higher property price. Home Guarantee Scheme FAQs 1. Is the Home Guarantee Scheme worth it? Yes. If you’re financially stable and buying in a growth market. The scheme helps you buy earlier with just 5% deposit and avoid LMI. If Melbourne property continues its long-term growth trend, you’ll usually be ahead compared to waiting. However, if your income is unstable or prices fall, it can put you under repayment stress. 2. How much can I borrow with the Home Guarantee Scheme? Your income and expenses determine your borrowing power, not just the scheme itself. For example, on a $120k income , most lenders will approve around $700k–$750k , assuming no other debts. The scheme then allows you to purchase up to the price cap with only a 5% deposit. 3. Who benefits most from the Home Guarantee Scheme? Young professionals or couples with strong incomes but little savings. Renters who can service a mortgage but can’t save fast enough for 20%. First home buyers in growth suburbs who want to capture capital growth sooner. 4. Who should avoid the Home Guarantee Scheme? Buyers with unstable income or insecure employment. Households already carrying large debts (car loans, credit cards). Anyone at high risk of “mortgage stress” if interest rates rise further. 5. Can I use the Home Guarantee Scheme with other grants? Yes. You might be able to combine it with the First Home Owner Grant  and state-based stamp duty concessions. This reduces your upfront costs even further, but eligibility varies by state, so check current Victorian or your state's rules before committing. 6. Does using a 5% deposit mean I’ll pay more interest? Yes. Because you are borrowing 95% of the property price, higher mortgage means higher repayments and higher lifetime interest costs. Higher LVR usually means a slightly higher interest rates as well. Over 30 years, a 5% deposit loan can cost $150k–$250k more in interest  than a 20% loan. The trade-off is you get into the market earlier, which often more than makes up the difference if property values rise. 7. Should I buy now with 5% deposit or wait to save 20%? If prices rise at Melbourne’s historical 7% growth, buying now with 5% leaves you wealthier in the long run. After 10 years, the “buy now” buyer is often $150k–$200k ahead  compared to the one who waited. But if you are buying in a stagnate or falling market, waiting may be safer. 8. Does the 5% Helps Your Budget? No, your serviceability does NOT change. In fact, with a low 5% deposit, your total budget is lower than someone on the same salary with a 20% deposit. Where Can You Call to Discuss Personalised First Home Buying Plans? At Concierge Buyers Advocates , we help Melbourne first home buyers decide whether to buy now with a 5% deposit  or wait to save 20% . Our team analyses identifies the locations for you by analysing historical suburb growth, future growth indicators to help you avoid overpaying. So, if you find yourself asking: “How much can I borrow on $120k income?” “Is the First Home Buyer Guarantee worth it in Melbourne?” “Should I buy now with 5% or wait to save 20%?” 📞 Talk to Concierge Buyers Advocates today. We’ll give you clear, data-driven advice and a 99.5% success track record in getting Melbourne buyers ahead. Disclaimer : Information provided here and anywhere in our website is general information only, and should not be taken as financial or legal advice. It does not take your personal circumstances, needs and requirements, etc, into consideration. You should always seek formal legal and financial advice for solutions to suit your individual circumstances.

This purchase back in 2023 in inner City Melbourne suburb of Ashwood for a client is a powerful reminder of what can be achieved with the right market intelligence, right guidance and strategy. At Concierge Buyers Advocates , we make it our mission to negotiate the best price for every client. And in this case, we delivered a jaw-dropping $500,000 below the auction reserve ! That’s half a million dollars saved, and it resulted in an astonishing 25 times return on investment (ROI) on the buyers advocacy fees paid by our client. Here’s how we turned a dream into reality. This double-storey, modern $3million house had been on the market for about a month. It was passed in at auction, with a highest bid of $2,750,000 . Falling short of the “close to $3 million” reserve. Naturally, it didn’t sell. We knew the vendor's situation from our research, and we knew it will soon become a distress sale. It was relisted for $2,550,000 days later, we saw potential where others saw uncertainty. Together with our support team of legal, finance and client's mortgage broker, we devised an acquisition strategy. Weeks later, we strategised and negotiated a further $100,000 off the re-listed price for our first home buyer. Here the breakdown of this incredible win for our client: Auction highest bid : $$2,750,000 Auction reserve : "around $3,000,000" Relisted at: $2,550,000 Bought for: $2,450,000 (exact price withheld at client's request) When we first inspected the property, we knew it was perfect for our client, but our on-site inspection and appraisal showed the asking price was too high. We let the sales agent know we are buyers advocates for our client, who might be interested. We organized inspections, conducted due diligence, and attended the auction, but we knew the bids were too high to make sense. Not bidding and walking away at the auction wasn’t easy, but it was the right call. This property was passed in (as expected) at the auction and relisted a week later. We seized the moment. We put together a smart offer and entered into extended negotiations. Our persistence paid off, and concluded with us buying this property for $2.45M. Whichever way you look at it, it was a massive saving: $500,000 less than the auction reserve price of "almost $3million" (as revealed by the agent subsequently); or $300,000 cheaper than the highest auction bid; or $100,000 savings from the post-auction list price. This is why knowing your strategy and when to walk away and mastering the art of auction and post-auction negotiations can lead to life-changing results. If we had pursued the auction route, our client could have easily paid well over $3 million . Instead, we helped them achieve their dream for much less. The Importance of Knowing Property Value Success in property buying doesn’t just come from luck—it comes from understanding the true value of a property. Accurate property valuation requires a deep knowledge of the local market, the potential of the home, and expert insights that go beyond automated systems and algorithms. Our property appraisal service (included in our complete buying package and valued at $165 per property ) gives buyers the confidence to make informed decisions. We are so confident in our expertise that we offer a 30-day money-back guarantee . If the property sells for more than 15% different from our assessment, we’ll refund your appraisal fee in full. Congratulations to our excited first home buyer couple. At Concierge Buyers Advocates, we turn possibilities into realities. We help you secure the best price , negotiate with confidence, and make sound investments that set you up for long-term success. Let us help you make your property dreams come true. If you need help purchasing your home or investment property, get in touch with our office here . * location and photos anonymised at the request of our client.

"Off-market" properties have become increasingly popular among property buyers, especially those attempting to seek the best deals or hoping to have a better chance of getting into a tight property market. If you're in the market and searching for exclusive opportunities, chances are you would have come across the term "off-market" properties. But are they truly the best option for buyers? In the competitive real estate landscape, having the right support is crucial, particularly from top buyer agents in Melbourne (or any other regions) who specialize in securing off-market properties. These experts have insider knowledge and access to exclusive listings that are not publicly advertised. This gives buyers a significant advantage in finding hidden gems and securing properties before they hit the market. However, the term "off-market" has been misused or abused by some sales agents and marketers, leading to confusion among buyers. While off-market properties can indeed offer great opportunities, not all properties labeled as "off-market" are worth pursuing. To navigate this complex landscape and ensure you're making the best investment decisions, it's essential to know what you are buying and/or work with trusted buyer advocates who is genuinely on your side and have a proven track record of securing the best off-market deals. With their expertise and guidance, you can uncover hidden opportunities and secure your dream property without the stress and uncertainty of the open market. What is an Off-Market Property? In the strictest sense, an "Off-Market", is defined as one that is not being sold. The owners might not have made up their mind to sell or may not even have any intentions to sell. This definition has been extended in recent years to include those which are not being openly advertised for sale. Genuine "off-market" properties can offer buyers a real buying advantage. But when buying properties in an off-market situation, buyers do need to be careful with the different types of "Off-market" properties they are being recommended. This article will show you what these types of off market properties are, and why buyers need to be careful of such "off-market" properties, which are frequently promoted by the sales and marketing agents. We will also show you how to spot them and how to avoid them, and show you where you can find the various types of off-market properties, both real and fake ones. But first, let us explain the different types of "Off-market" properties, which are the real ones, and which are the fake ones. What are the different types of Off-Market Properties? Generally speaking, at Concierge Buyers Advocates , our team of buyers advocates and buyers agents categorise the "off-market" properties into 3 main types. These are: Type A - Properties which are not selling. Type B - Properties which are sold willingly, and often, not advertised openly. Type C - Properties which are selling, but not advertised openly. Type A - The Off Market Properties Which the Owners have no-firm plans to Sell Type A is the genuine off-market properties which the vendors are either not selling, or have no firm plans to sell. These are the properties which offer buyers the best buying opportunities. No one, or not many buyers, know they might be selling. You could walk pass one, and do not even know you can buy it. These are everywhere. But almost 99% of them are not for sale. And it is the agents job to persuade the owners to sell. Type B - The Unwilling Off Market Properties Some of the Type B "Off-market" properties are sold as the vendor does not want the publicity of a public listing. But most of these Type B "Off-market" properties are the ones which we would usually call Distressed properties. These are the properties which must be sold, due to the circumstances the owners and vendors are in, but are unwilling or unable to openly advertise them, for privacy, security, or any other reasons. These could be court orders, divorce properties, deceased estates, mortgagee-in-possession properties, etc. There is a genuine reason why they must sell, but they are not advertised openly in the usual public boards, due to one concern or the other. Type C - The Fake Off Market Properties Now, Type C, is the fake "Off-market" properties. These are the ones, which the owners, vendors or developers are actively selling, but had chosen not to advertise. The majority of these Type Cs are being sold through sales agents, property investment spruikers or "property investment strategists". And they are being actively used to trap unwary buyers, that they have "privileged access" to some rare and "profitable" properties. When a real estate sales person approached you with an "off-market property" or when you approached sales agents asking for "off-market" properties, it would be one of these fake "off-market" properties, 99% of the time. Compared to Types A and B, the key difference here is, the owners have an intention to sell, and the sales agents would usually have some form of exclusive (or sometimes, open) agreement with the vendor and most of the times the vendors are not interested in selling them at market values. Now, the Type C category can be further subdivided into 3 sub-categories: the opportunistic "Off-markets" - vendors (and sales agents) motivated by opportunity. The opportunistic, greedy vendor or sales agents choosing to sell in the hidden market, away from public scrutiny. These are very often the vendors who think their properties are worth hundreds of thousands more than other properties in the area, and they do not want to invite their neighbours and public to scrutinise and talk about their expectations. the ex-listings - these are properties which were previously listed, but unsold due to an unsuccessful sales campaign, usually due to "unrealistic vendor expectations". Aka, vendora are asking too much for what they are worth. Agents would usually suggest that these properties be taken off-market, usually after their exclusive sales agreement has lapsed, so agents can protect their performance reputations and also giving themselves the exclusive opportunity to privately market them as "off-market" properties. the developer stocks - these are the bulk of fake off-market properties. And unfortunately, these make up the majority the so-called off-market properties being sold by sales agents, real estate marketers and new buyers agents. The developers have hundreds and sometimes, thousands of such new properties, and they must sell. Advertising them on the public boards isn't practical, as there are too many combinations, which means it will be a very expensive advertisement campaign for each and every one of them. The Dangers of "Off-market" Properties Types A and B are the legitimate, real "off-market" properties. They aren't available openly for legitimate reasons, and if buyers have access to them, they might be able to pick up some good or unique deals. As with any purchases, always do your due diligence. Not what the sales agent tells you. The Type Cs are the ones to be wary of. Throughout the years, we've noticed a few common themes with these Type C fake "off-market" properties. And one of that is that the vendors and sellers are not interested in selling them at market prices. In most cases, the sellers are asking for a significant premium above market prices. And these are unfortunately, the types of "off-market" properties being recommended by the sales and marketing people, the property investment "strategists" and new buyers agents to unwary buyers. The agents do not have to hunt for them, they are being distributed freely by property developers and vendors, for these agents to sell on their behalf. They are also almost always offered by the sellers or developers with huge commissions for every property they sell. Someone is paying for the commissions. Guess who? These type C fake "off-market" properties are usually either overpriced or the types of properties which are oversupplied in the market. There are just too many of these products being built. Buyers are very unlikely to enjoy any growth, and we are never proud to buy one of these for our clients. What do Frustrated Buyers Buy? In the world of real estate, sales agents and marketers possess a keen ability to gauge a buyer's level of experience and emotional state. They prey on the vulnerability of inexperienced and desperate buyers, recognizing them as easy targets for peddling what we call Type-C "fake" off-market properties. These properties, masquerading as exclusive deals or "off-market" properties, are often marketed as easy-to-buy opportunities, enticing tired buyers with promises of minimal competition and exceptional value. However, behind the facade lies the strategy to exploit the naivety of desperate and rookie buyers, luring them with false claims of exclusivity and unparalleled opportunities. Trapped in their desperation, buyers eagerly fall for the agent's pitch, believing these properties to be the elusive gems they've been searching for. Unfortunately, they are unaware of the deception at play and the true nature of these Type-C fake "off-market" properties. Driven by the desire to avoid competition, many buyers exclusively seek out off-market properties, assuming they are gaining an advantage in the market. Little do they know, they are merely falling into the trap set by sales agents, who eagerly present them with Type-C properties instead of genuine off-market opportunities. It's imperative for buyers to exercise caution and discernment when navigating the real estate market, especially when it comes to off-market properties. By understanding the tactics employed by unscrupulous agents and marketers, buyers can protect themselves from falling victim to the allure of Type-C fake "off-market" properties. Stay vigilant and informed, and remember, not all off-market properties are created equal. How do Type C Fake Off Market Properties come about? The sales and marketing people are not to be underestimated. Most are smart and very opportunistic. Don't get me wrong. They work hard for the money. Just don't question their ethics. When approached by a seller who holds unrealistic price expectations for their properties, sales agents would often suggest marketing these properties as "off-market" properties. Although they are labeled as "off-market", it is important to note that these are not the genuine "off-market" properties in the true sense of the term. Owners have every intention to sell. It is on the market to sell, but they are asking for very unrealistic prices. These are the "fake" off-market properties. Unfortunately, it is these misleading properties that sales agents often present to unsuspecting and less experienced buyers who inquire about "off-market" opportunities. Why are Properties sold as "Off Market" Properties often Overpriced? One would have noticed the overpriced properties are often marketed as "off-market". And this is marketed this way because, in addition to allowing them to promote these properties as "Off-market" properties, the sales agents achieve 3 things: They avoid public scrutiny of these overpriced listings . They avoid questions on why these properties are so much more expensive than others in the market. They maintain the agency's reputation . Without openly advertising these overvalued properties, they are maintaining their agency's reputation as a responsible agency. They are also avoiding the embarrassing situation where a listed property is sold for way less than a published list price, if the buyer can successfully negotiate it. Offers from genuine buyers will be used as benchmark . If they do receive an offer, offers from these unsuspecting buyers can be (and are often) used by the vendor to set the benchmark for a proper campaign. The vendors are often using the "off-market" campaign as guinea pigs and using any offers received as reference for a proper campaign later. We often hear agents saying these fake "off-market" properties are no longer for sale, only to see them being listed in the public listing boards. And very often the listing agent is different from the agent who had earlier been marketing them as "off-market" properties. Where can you find the genuine "off-market" properties? So where can you find the real deal "off-market" properties? Well, that depends on which types of "off-market" properties you are looking for. In general, here are where you can find them: Type A - Genuine "off-market" properties Bulk of these properties are actually not available for sale. However, buyers advocates with the right skill-sets would be able to find them, and negotiate a purchase outcome. Our Platinum buying plan focuses on helping buyers find and buy the real off-market properties. This premium service may take a few months to a couple of years to find and negotiate an outcome. In one instance, we spent almost 2 years acquiring one such property in Glen Waverley. Type B - Unwilling "Off-Market" properties Buyers Advocates would be able to access them. Most of the times, there could be some legal or court orders on these properties. In blue chip areas, agents would typical list these properties for auction or sell by "set date". It is believed that selling them opening is the right way to extract market value for these properties. However, in locations with poor demand, these would usually be sold unadvertised through buyers agents or buyers advocates, as this is usually the most efficient way of selling. They do not pay any selling and advertisements costs, and because our buyers are all qualified and ready to buy the right property, it usually means it is a definite sale if we've a suitable buyer. Our buyers advocates are often approached by vendors and / or their legal representatives for buyers for these properties. Although we understand the buyers unfortunate predicament, we believed in running a ethical business, and doing the right thing morally. We would not undervalue such properties. We would never take advantage of someone's unfortunate circumstances. We would kindly ask a buyer to look elsewhere if they insist on taking advantage of any unfortunate circumstances. No apologies here. Type C - Fake "Off-market" properties These are the easiest to find. The "off-market" market is flooded with these fake off-market properties. These fake off-market properties make up over 90% of the "off-market" properties. Ask any sales agent, and they would have lists of catalogs for you. They are also available through the so-called "property investment strategists", who are no more than real estate marketers. They sell you a get-rich investment dream, but it could easily be 5 to 10 years before you realise you had bought a nightmare. Many buyers ended up losing hundreds of thousands, as the combination of high rental management fees, high body corporate fees, and negative growth turned these properties into major money pits. Remember, over 99% of these are priced well above market value. As with any properties, buyers should always do your due diligence. This is especially true with these Type C fake "off-market" properties, to avoid being taken for a ride. If you want an independent assessment of the property you are being sold, talk to one of our independent buyers advocates. We can help provide you with an independent, unbiased assessment of the property you are interested in. Good properties are seldom sold off market. It limits their sales potential. Do Concierge Buyers Advocates have Off Market Properties? Yes, we do. We were often approached by agents and marketers offering these "off-market" properties as well, but we always vet and qualify these properties, before making any recommendations. We assess the property, appraise the property and if the price is within expectations, we grade and classify these properties. 99% of these properties are rejected as they were either oversupplied, irrelevant, or too expensive for what they are, to be honest, which prompted us to write this article. We will only match the property to buyers if they are relevant and suitable for them. We would not want to waste the buyer's time. We do occasionally come across a few good ones though, so, if you are keen, do get in touch. 90% of off market properties are either fake or overpriced. Type B genuine off-market properties are the ones we tend to receive from real estate agents, the vendor's solicitors, or court orders. Real estate sales agents know, as industry experts, our experienced buyers advocates can tell a genuine off-market from the fake ones, and they would not want to damage their professional reputation by sending us fake off-market properties. They are, thus, usually on-point with their recommendations. Type A Off-market properties are available through our Platinum Buying Plan, where our emphasis is on exclusivity. We have to custom search using a expert techniques, to find and access them. Our buyers are usually the only one or one of the privileged few who has access to them. If you are in the market to buy your property and interested to know if any Off Market properties is suitable for you, or just want to have a chat about this article, do feel free to get in touch . More home and investment property buying news and tips here .

Investing in property can feel like stepping into a maze. Especially in a vibrant city like Melbourne, where the market is buzzing and opportunities are everywhere. But don’t worry, I’m here to guide you through the twists and turns with some top tips for investing in Melbourne properties. Whether you’re a first-time buyer or a seasoned investor, these insights will help you make smart, confident decisions. Understanding Melbourne Property Investment Tips Before diving into the market, it’s crucial to understand what makes Melbourne unique. The city’s diverse suburbs, strong rental demand, and steady population growth create a dynamic environment for property investment. But how do you navigate this landscape? First, research is your best friend . Look at recent sales data, rental yields, and future development plans. For example, suburbs like Brunswick and Footscray have seen significant gentrification, boosting property values and rental demand. On the other hand, areas with upcoming infrastructure projects often promise good capital growth. Second, consider your investment goals. Are you after long-term capital growth, steady rental income, or a mix of both? This will influence the type of property you choose. For instance, apartments near the CBD might offer higher rental yields, while houses in family-friendly suburbs could provide better capital growth. And here’s a little secret: working with experts can save you time and money . If you want to explore options for an investment property in Melbourne , partnering with a buyer’s advocate can give you an edge. They know the market inside out and can negotiate the best deals on your behalf. Key Melbourne Property Investment Tips You Should Know Now, let’s get into some practical tips that will help you make the most of your investment. 1. Location, Location, Location You’ve heard it a million times, but it’s true. Location is everything. Look for suburbs with strong employment hubs, good schools, and easy access to public transport. These factors attract tenants and buyers alike. 2. Understand the Market Cycles Melbourne’s property market goes through cycles of growth and correction. Timing your purchase can make a big difference. Keep an eye on market trends and economic indicators. Buying during a market dip can mean getting more bang for your buck. 3. Inspect Properties Thoroughly Don’t just rely on photos or online listings. Visit properties in person to check their condition, layout, and neighbourhood vibe. Sometimes, a quick walk around the block can reveal hidden gems or red flags. 4. Crunch the Numbers Calculate your expected rental yield, expenses, and potential capital growth. Factor in costs like stamp duty, legal fees, and ongoing maintenance. A property that looks good on paper might not be profitable if the numbers don’t add up. 5. Think Long Term Property investment is not a get-rich-quick scheme. Be prepared to hold your investment for several years to ride out market fluctuations and maximise returns. 6. Use Professional Help From buyer’s advocates to mortgage brokers and property managers, professionals can make your investment journey smoother. They bring expertise and can help you avoid costly mistakes. Where Not to Invest in Melbourne? It’s just as important to know where to avoid. Some suburbs might look tempting because of low prices, but they could be plagued by issues like poor infrastructure, high vacancy rates, or social problems. For example, areas with declining populations or limited job opportunities often struggle to attract tenants. Also, be cautious of suburbs with a high concentration of rental properties, as oversupply can lead to lower rents and longer vacancy periods. Another red flag is locations far from transport links or amenities. Tenants and buyers want convenience, so properties in isolated areas might be harder to rent or sell. Do your homework and don’t be swayed by hype or cheap prices alone. Sometimes, the saying “if it sounds too good to be true, it probably is” holds water. Financing Your Melbourne Property Investment Securing the right finance is a cornerstone of successful property investment. Here’s what you need to keep in mind: Get pre-approval : Knowing your borrowing capacity helps you act quickly when you find the right property. Compare lenders : Interest rates, fees, and loan features vary widely. Don’t just go with your bank. Consider loan structure : Interest-only loans can improve cash flow but may cost more in the long run. Factor in all costs : Beyond the purchase price, include stamp duty, legal fees, inspections, and ongoing expenses. Remember, a good finance strategy can boost your returns and reduce stress. Managing Your Investment Property Once you’ve secured your property, managing it well is key to success. Choose reliable tenants : Screen applicants carefully to avoid headaches later. Keep the property maintained : Regular upkeep preserves value and keeps tenants happy. Stay on top of legal requirements : Know your rights and responsibilities as a landlord. Consider professional property management : It can save you time and ensure your investment is well cared for. Your Next Step in Melbourne Property Investment Investing in Melbourne property is an exciting journey, but it’s not without its challenges. By focusing on location, understanding the market, crunching the numbers, and seeking expert advice, you can make informed decisions that pay off. If you’re ready to take the plunge, consider working with a trusted partner who knows the Melbourne market inside out. Whether you’re after your first home or a savvy investment, having the right support can make all the difference. Remember, the goal is to secure a property that fits your lifestyle and financial goals, without the stress and guesswork. So, why not start exploring your options today? Your dream property in Melbourne is waiting. If you want to explore options for an investment property in Melbourne , Concierge Buyers Advocates can help you find the perfect match and negotiate the best deal. Let’s make your property dreams a reality!