Building and Pest Inspection is amongst one of the critical things to check when buying your home or investment property in Melbourne. It is especially critical to have the building inspected before an Auction, if you intend to buy at auctions. In this article, our buyers advocates will explain what is a building and pest inspection, how much it typically cost in Melbourne, and ways to save on unnecessary costs. Why is a Building and Pest Inspection Important Before Auction? A building and pest inspection is crucial before an auction to uncover defects, protect you from costly repairs, provide information for pricing. It is also to ensure you understand the property's true condition before making a legally binding, unconditional bid. An auction sale in Melbourne in unconditional, has no cooling-off period, making a pre-auction inspection essential for an informed and safe purchase. From experience, between 80-90% of the properties will come with issues . Even brand new houses are not immune to problems. While most issues are minor and cosmetic in nature, some could be serious structural issues, which will have safety and liveability implications. What is a Building Inspection? A building inspection is an inspection of the building structure performed by a licenced and certified building inspector. The inspection ensures the building meets the applicable building standards and health and safety conditions. The inspection will identify issues and defects with the building which buyers must know. Major, structural defects and safety concerns will be identified while the more diligent inspectors will also identify minor and cosmetic issues in their reports. What Does a Building Inspection Cost in Melbourne? In Melbourne, a Building Inspection usually cost between $400 - $700 , depending on the location, and size of the property. It is a very competitive market in Melbourne, prices will vary and the better inspectors tend to command a higher fee. What is a Pest Inspection? A pest inspection is a detailed, methodical and careful examination inside and outside your home by a licenced and certified pest inspector. The inspection will identify pest issues such as termites and burrowing insect in the building. These infestations can usually damage the structural integrity of a property, if left undetected and untreated, making the building to be unliveable. What Does a Pest Inspection Cost in Melbourne? A typical Pest Inspection in Melbourne cost between $300 - $600 , depending on the location, and size of the property. Again, because it is a free market, prices vary and the better inspectors tend to charge a higher fee. What is a Combined Building and Pest Inspection? A combined building and pest inspection simply means the building is inspected for both building defects and pest concerns at the same time. It is increasingly common for inspectors to be certified and licenced for both building inspection and pest inspections. What Does a Building and Pest Inspection Cost in Melbourne? If both the building and pest inspection are conducted at the same time, the combined inspection usually cost less than 2 separate Building and Pest Inspections, as the same inspector will only need to inspect the property once for both concerns. The typical cost of a combined building and pest inspection in Melbourne ranges from between $700 to $900 , depending on location and size of the property. The inspector's experience and attention to details plays an important role in determining the quality of the inspections. The good inspectors may charge more, but they are worth every cent you pay. Quality and Experience of Inspectors Matters more than the Price The quality of inspections varies widely from bare minimal reports to over hyped inspectors featured on social media. Remember, experience and time is money, and being expensive does not necessarily mean you will be getting a better job. You could be paying for the social media editing time. Similarly, beware of cheap inspectors charging peanuts. In our line of work as buyers advocates in Melbourne, we had the opportunity to read hundreds of reports from various inspectors, from $400 inspections to $800 inspections. While it may be more budget friendly with cheap reports, they are usually not worth the paper they are printed on. The building and pest inspection industry is quite competitive in Melbourne, and you get do what you pay for. Quality and details are usually the reasons why they can afford to charge more. In our 80+ years of property investment and buying experience, our buyers advocates only rely on a handful of tried and tested inspectors to do the job for our clients. They are usually not the cheapest, neither are they the most expensive. But we have the confidence that they will get the inspection job done properly. What Happens when Issues are Found During Building and Pest Inspections? We always expect that we will find issues during the building and pest inspections. Perfect buildings do not exist. I'll be questioning our inspectors if they are not able to find any issues during the inspections. When issues are found during the inspections, it is not the end of the world. You need to read and understand the report. The report will identify issues ranging from minor cosmetic issues to major structural problems. How you manage this information is important. These inspection reports should determine if you go ahead with buying the property, and how much you offer for the property. Most experienced buyers will use the information provided in these report to assess if it is still worthwhile buying the property. Using their experience, they would have an idea of how much the property is worth, considering the issues highlighted in the report. The cost of repair will also play an important part in this decision. What Does it Cost to Fix Issues Discovered in a Building and Pest Inspection? The cost to fix issues discovered in a Building and Pest Inspection report varies. Some are relatively cheap, while some could be costly repairs. The seriousness of the issues also bears no resemblance to the cost of repairing those issues. It all has to depend on what the issue is, how it should be properly rectified and the consequences of not addressing it can be. What Does it Cost to fix a Minor Defect? Most minor issues can be cheap to fix, but some can be costly. For example, the report might indicate minor, cosmetic cracks on the walls. Most of these cracks are no more than a few hundred dollars to repair. But if there are several of these cracks, it can add up quite quickly. Another example, is the condition of the paint. While the condition of the paint is usually reported as a side-note, not a defect, it can easily cost between $10,000-$30,000 to have an entire house repainted. What Does it Cost to fix a Major Defect? Similarly, a major defect need not be expensive. While some can be cheap to fix, some can be costly or not worth repairing. For example, a major defect can be a weakened foundation. This can easily cost between tens of thousands of dollars, to over hundreds of thousands, depending on what is wrong and what is required to address it. Conversely, an issue with the roof and gutters may sometimes be flagged as a major structural issue, but could cost no more than a few thousand dollars to repair. How Had Building and Pest Inspections Saved Our Buyers? In our decade long experience as buyers advocates, we had seen countless examples of how building and pest inspections had saved our clients from trouble. Case Studies. How have Building Inspections Helped our Buyers. Every building will have some form of issues. Through building and pest inspections, some significant examples highlighted includes: When is a Three Bedroom House a Two Bedder? This buyer came to us when they realised their mistake after making an offer for a 3 bedroom house in Rowville, a south eastern Melbourne suburb. Our on-site inspection flagged a suspicious looking bedroom, which our building inspector subsequently confirmed as an illegally built 3rd bedroom. There is no way to rectify it as it was not built to building code. The dimensions of the room are non compliant, there is insufficient insulations and no proper heating and cooling. As a result of this major issue, it triggered an avalanche of events which eventually allowed our client to walk away from the purchase without any penalties. This was about 10 years ago, and rectifying this would easily cost around $100k, or about $200k in today's money. A house with a broken roof truss . This house in the eastern Melbourne suburb of Ringwood was newly renovated and looked dressed to sell. Our client initially wanted to save some costs, and did not agree with our recommendation to have the building inspected. But we managed to convince them otherwise. A detailed inspection by our trusted building inspector revealed a major structural issue. A major roof supporting structure has snapped, suggesting the roof had either suffered a major impact or there are other major shifts in the load bearing structure in the house. To have this properly assessed by an engineer and repaired by a builder would cost between $100,000-$150,000. Vendor insist the building is safe and refused to accept the report. We walked away. The building was subsequently sold to an unsuspecting buyer. Leaning Townhouse of Forest Hill . This 20 year old 4 bedroom townhouse in eastern Melbourne visually looked dated but it otherwise looked structurally OK. However, a building and pest inspection revealed that the entire townhouse was tilting to the left. This was reported as a major structural defect and we walked away successfully. The inspector was unable to estimate the rectification cost as this repair work was major and would involved the body corporate. The entire complex of 8 other townhouses need to be assessed. We chose not to get involved and we walked away from this purchase. What if You Do Not Have The Experience to Understand the Report? As part of our full property buying services, we will help our buyers understand the report, highlight the major concerns, estimate the cost of repair, and recommend if we proceed with the purchase. If you do not have privileged access to these information, you can discuss this with your inspector. An experienced inspector would have a good understand of the extent of the issues, how the issues should be addressed properly to meet the building, health and safety standards, etc. Good inspectors would also give you an idea of what it will cost to have the issues rectified. Time to Move Ahead? Book a strategy call to discuss how our property buying services in Melbourne can help you reduce the cost of unnecessary building and pest inspections. Our buyers advocates are builder-trained and we include a preliminary check on the building as part of our Property Appraisal at Open for Inspections . Our independent appraisal gives buyers a realistic value of what the property can sell for during Auctions, giving buyers the confidence to attend and bid at auctions, knowing they will not overpay.

And What Savvy Buyers Do Instead: A Guide to Smart Property Buying in Melbourne Everyone wants a good deal, right? But only smart buyers know where to find it and do it correctly. In Melbourne’s fast-moving property market, the real win isn’t just a discounted buyers agent invoice. It’s about buying the right asset at the right price , before anyone else does. Haggling with your buyers advocates over a service fee can stall your momentum, signal indecision, and often cost you far more at settlement. Here’s how experienced buyers get ahead, and why fee negotiating always leave you worse off. If you are cost conscious, fixed-fee advocacy is the smartest play. The Melbourne Property Market Rewards Speed and Certainty—Not Endless Fee Negotiations Good properties do not wait for slow buyers. When you delay your purchase by pushing your Melbourne buyers agent for a fee discount, or while you price shop between a few buyers agents, these things often happen: Buying Momentum Stalls: Time spent debating fees or shopping for lowest fees is time not spent searching, inspecting, valuing, and negotiating on the home you actually want. In fast markets like Melbourne, good properties can be sold within days—sometimes hours. Monthly Price Creep: A growth of 1-5% every month is not unheard of in desirable locations. With a median property price at $1 million, that month of delay can equate to a $10,000-$30,000 price increase every month , way more than the fees you're trying to negotiate. You Show Indecision: This signals a wrong focus. It’s a massive red flag in the eyes of every experienced Buyers Advocate. To save you bigger money, they appreciate clients who see the big picture and make fast decisions. Good properties can be sold in an instant, leaving little room for hesitation. Only a decisive team (you + your buyers advocate) can move fast and secure better terms and prices. Decent buyers advocates would rather not work with indecisive buyers than risk accepting a client they cannot fulfil. Bottom Line: The cost of delay can dwarf any "discount" you are trying to squeeze from your advocate. The REAL Cost Isn't the Buyers Advocates' Fee. It's Buying the Wrong Property Haggling focuses on a small, visible number (the fee). But the real costs in buying properties live elsewhere: Overpaying: Paying 2–3% more on an $800k purchase can mean $16k–$24k lost. Hidden Defects: Missing these in due diligence can cost you $10k–$50k+. Poor Location Fundamentals: Issues like yield, vacancy, and owner-occupier demand can drag capital growth for years. An experienced buyers advocacy service minimises these risks with valuation discipline, suburb selection, and structured due diligence. That’s where a fixed-fee buyers agent in Melbourne earns their reputation. Bottom Line: Saving $2-3k on a fee while paying $20k more for a property isn't a win. How Fixed Fees Buyers Advocates Beat "Discounted" Fees While you can try to negotiate fees with your buyers agent, some agents might agree to reduce their fee. Then quietly reduce their services: Reduced priority in property representation Lower support levels Fewer inspections or no mid-week revisits Limited auction / negotiation coverage Reduced off-market outreach Shallow due diligence notes (no proper risk matrix or comparable sales pack) At Concierge Buyers Advocates , we do not play that game. We scope the brief to your needs, then fix the fees and deliver the process. We have a range of competitive fees to meet the different needs of our buyers. Our popular fixed fee GOLD model is the most comprehensive. It covers the full property buying scope: from search, shortlisting, pricing analysis, risk checks, and negotiation, until purchase . We do not engage in fee negotiations, and we treat all our buyers fairly and equally. Every buyers are given the same attention and level of priority they deserve. We would rather be upfront, offering our buyers a lower-priced plan with a reduced scope, than to sneakily trim our services and leave them with a half-done job that we would not be proud of. No bait-and-switch. No moving goalposts. Clients hire us to buy confidence and avoid overpaying. They know they are getting what they paid for. Not All Buyers Agents are the Same. Here's What Sales Agents Actually Respect. Not all buyers agents are created equal. Experience and reputation in the industry matter. Ask any seasoned real estate sales agent who they prefer to work buyers agents. They’ll tell you they prefer experienced buyers advocates who know their stuff. It makes their job ten times easier. Real finance clarity (pre-approval verified) Clean conditions + decisive timeframes Realistic pricing supported by real facts A buyers advocate with a reputation for getting deals done A Melbourne buyers advocate who is sidetracked by indecisive buyers and haggling has little time to do their best for their buyer clients. They need to focus on getting the best deal possible, not fight for their fees. Here's How to Negotiate a Buyers Agents' Fees, And How Smart Buyers Do It We get it. Some people believe haggling is a cultural or habitual thing. We prefer to think of it as a buying style. So here's how you can negotiate your buyers agent's fees. Buyers can generally be categorised into: Price-anchored buyers: They fixate on fees and ask for “Gold service at Silver prices.” Value-anchored buyers: They ask, “How do we use your process to save money, time, and mistakes?” If you find yourself drifting into price-anchored mode, flip the question. Ask "What could the wrong asset or a bad negotiation cost me?" and "What could distracting my buyers agent cost me?" The answer becomes obvious. Is trying to save $2k on the buyers agent's fees worth the risk of a rejection from your buyers advocate? Good buyers advocates can easily save you tens of thousands of dollars in your property purchase. Our buyers advocates typically save our clients between $20-$50,000 per purchase. The answer reframes the fee instantly. How a Fixed-Fee Buyers Agent Creates ROI (Even Before Negotiation) A good Melbourne buyers agent pays for themselves several times over by: Laser Brief: Owner-occupier demand, rental yield, livability filters Pricing Discipline: Using true comparable sales, not quoted ranges Risk Mapping: Title, overlays, building defects, strata/OC, rental demand Right Strategy for the Campaign: Auction / EOI / private sale Access to Off-market and Pre-market opportunities through agent relationships and industry networks. That’s before we even talk about your time saved and stress avoided. Want this playbook on your side? Let's book a free strategy call . Why Our Clients Don’t Haggle (and Still Come Out Ahead) At Concierge Buyers Advocates, we keep it simple: Fixed-fee buyers agent (Melbourne & Victoria) with a no-discount policy Clear scope: Search → Inspect → Due diligence → Valuation → Negotiate/Auction → Settle Most clients buy within ~8 weeks because we only onboard decisive buyers and keep decisions crisp We act only for buyers (no kickbacks, no double-dipping) Because our fees are fixed and published, you know exactly what you’re getting. No hidden “success” surprises; no half-service disguised as a bargain. Tight Budget? Change Scope—Not Standards We understand. Not everyone needs an end-to-end service. Some buyers are happy to share the work and be part of the process. That’s why our buyers advocates in Melbourne offer tiered service packages: Full Service (Gold) : End-to-end search to purchase, including off-markets and unlimited (reasonable) inspections. Lighter Scope (Silver): Focused shortlist, capped inspections, negotiations, and auctions. Property Buyers Buddy : Pay-by-month expert online support for DIY buyers. Reducing scope is the only smart way to reduce costs. It keeps quality stays intact. You benefit from a professional process the way it is meant to be, while keeping your budget in check. You can buy a Mercedes with a Toyota budget by adjusting your scope. Buy the base model A160 if you must have a Mercedes, but not the flagship S600L Maybach. You probably don’t want to end up with a stripped-down S-class either. Red Flags: When Haggling Will Definitely Backfire Some of the ridiculous requests we’ve seen from prospects over the years show a lack of respect for intellectual property rights. These are serious integrity red flags, and experienced, self-respecting buyers advocates like us hit pause in these situations. We’d rather cut the prospect loose than welcome trouble. Asking for internal spreadsheets/intellectual properties before engagement “Trialling” a buyers agent on live property "samples" without commitment Wanting full off-market access and unlimited inspections at a discounted fee Claiming months of delays due to flu (?!) These behaviours slow your purchase, and you risk losing the right agent on your side. A decent buyers advocate will protect you and themselves by setting boundaries or walking away. They have to, just to be fair to you, them, and their clients. If buyers advocates are quick to negotiate away their own fees, how well will they negotiate on a property for you? Found a Buyers Advocate Who Accepts Your Lowball Fee? It might feel like a win when you find a buyers advocate who agrees to a big discount. But that’s only one side of the coin. The buyers advocacy industry in Melbourne is very competitive, and not all “buyers agents” are equal. You’ll see sneaky commission-driven marketers and inexperienced operators positioning themselves as advocates to bait unsuspecting "value-seeking" buyers. We often see dodgy marketing associates using underhanded tactics to bring unsuspecting buyers into their "low-fee" or "no-fee" services. As with most things, you get what you pay for . Ask yourself: If the buyers advocates are quick to discount their own fee, how hard will they really negotiate on a multi-hundred-thousand-dollar property? That is their first test. Snagging a “cheap” buyers agent is often a major red flag. Experienced negotiators know their value and defend it. That is how you know they can defend you at the negotiation tables. Cheap for a Reason You’re paying for skill, experience, and protection. Rock-bottom, unsustainable fees often signal a lack of track record. That playbook attracts price-sensitive clients and turns your purchase into their training ground. The result? You risk overpaying, overlooking defects, or missing better opportunities. If you want real value, choose a Melbourne buyers advocate with proven negotiation results, transparent fixed fees, and rigorous due diligence—so your savings show up in the purchase price , not just the invoice. Why Top Buyers Advocates Charge an Upfront Fee If you’ve ever wondered why experienced Melbourne buyers advocates ask for an upfront retainer (also called a commitment fee), here’s the truth: it’s not just about being paid for their time. A retainer protects your outcome . It ensures your advocate works only for your, is independent, focused, and fully resourced to secure the right property at the right price . What an Upfront Retainer Signals (and Secures) 1) Serious Buyer Commitment The modest retainer separates ready buyers from window-shoppers. When you invest, we invest, prioritising your brief, opening our network, and moving quickly on inspections, price workups, and off-market opportunities, because we know you are committed to the process. 2) Aligned Incentives & True Independence A professional, fixed-fee buyers agent is paid by you, not by developers or selling agents. The retainer locks in that independence from day one. No kickbacks. No hidden agendas. Just real advice that serves your goals. 3) Capacity Reserved for Your Brief Great properties don’t wait. A retainer shows your commitment, and lets us reserve senior advocate time, run due diligence early (title, overlays, strata/OC, rental demand, building risk), and be ready to negotiate or bid at auction the moment the right property appears. 4) Price Protection That Dwarfs the Fee Our fee is typically around 1–2% (or a transparent fixed amount). In return, disciplined pricing and negotiation routinely prevent buyers from overpaying, often by tens of thousands more than the fee itself. One strong negotiation can pay for the entire engagement. The missed opportunity cost, lost time, rising prices, extra rent, and emotional fatigue, far exceeds any "savings" in fees. 5) Clarity, Momentum, Results Haggling over a small fee stalls momentum. And momentum is everything in the fast Melbourne property market. A retainer sets the tone: committed, decisive buyer, decisive advocate, decisive result. Who the Fees Filter Out (And Why That’s Okay) If a buyer cannot see the value in point 4 above (that a 1–2% professional fee can prevent an expensive misstep), it usually signals indecision and misaligned focus. In our experience, those are the buyers who will struggle to commit and move at market speed, often resulting in missing the best assets. We can only achieve the best results with clients who value data, process, and outcomes. They are usually the ones who needed more time to be ready. And that’s okay. The Buyers Advocate's Nightmare Client (And How They Avoid a Bad Fit) Most buyers are great to work with and genuinely value the expertise our Melbourne Buyers Advocates bring. But every so often, we meet a prospect who raises red flags early. And that is usually during the fee discussion. When a buyer fixates on shaving a few dollars off a fixed-fee buyers agent service, it often signals deeper issues: indecision, short-term thinking, and a failure to see the bigger picture of a six- or seven-figure purchase. These are serious red flags unwelcome by any service providers. And we are no different. How Do Buyers Advocates Respond to These Prospects? Experienced buyers advocates will drop them to be fair to these prospects and their clients . Yes, buyers advocates is keen to enroll the prospect, but their clients need the undivided time to strategise a property deal, not to deal with such low-ballers. The service industry has many ways of saying no to a prospect without saying no. The prospect might walk away feeling satisfied that they rejected an "expensive agent," but the fact is, they had already been red-flagged and dropped by the agent . Time will eventually show them the outcome of their actions. The Take-Home If you want the best buying outcome, the right asset, bought well, without stress, hire an experienced buyers advocate on a fixed fee, agree on the scope, and start quickly. Delaying the process by weeks while you haggle over $2k on the fees may feel clever in the moment, but it drains your own time, weakens leverage, and will cost you tens of thousands when you subsequently buy the property at inflated prices. Ready to Buy with Confidence? ✅ Fixed-fee, no-discount policy (quality preserved) ✅ Off-market access and agent relationships ✅ Fast decisions, disciplined pricing, tight due diligence ✅ First-home buyers, upsizers, and investors welcome If you’re a first-home buyer, up-sizer, or Melbourne property investor, we’d love to help. Speak to a licensed buyers advocate, skip the fee tennis, and let’s get you the right result fast. Concierge Buyers Advocates — Melbourne buyers agent. 80+ years experience, fixed-fees. Off-market access. Smart due diligence. Stress-free buying. FAQs Do Buyers Advocates Discount Fees? Reputable buyers advocates in Melbourne set fixed fees to protect service quality and momentum. If price is your sole criterion, consider a lighter-scope package rather than a discount. How Does a Fixed-Fee Buyers Agent Work? You get transparent pricing upfront and a defined scope: search, inspections, due diligence, valuation guidance, and negotiation/auction to purchase. Isn’t It Smart to Negotiate Everything? Negotiate the property price, not your advocate’s fees and process. Negotiating on fees delays and stalls your own buying process. It does not hurt the buyers advocate. Good, experienced ones have a waiting list of clients. An experienced buyers advocate helps you avoid overpaying by tens of thousands, far more than the $2k you are trying to save on fees. In a hot market, property prices can move by $10-30k every month. Smart buyers know which to aim for.

This is a very good question from a first home buyer who wished to remain anonymous. "I am so torn with what to do. Most of the houses we're interested in go to auction and the agents all seem to be saying 'the owner's aren't interested in offers'. I can foresee us going to another 10+ auctions before we get lucky with a purchase, so do people actually do building inspections prior to every auction and then potentially not even come close to buying the property? It just seems very backwards. Do buyers pay a conveyancer to review contract of sale prior to each auction? It seems like such a waste of money when you don't know if you will even be able to buy the property. Obviously worth it when you do though." The answer is pretty obvious. What’s not obvious is that this reflects the exasperation many first-home buyers feel. The house hunt can be expensive, discouraging and demoralising. The good news: there’s a smarter, often cheaper way to do it. With a realistic brief, realistic appraisal of property value, and targeted inspections, you can avoid paying for unnecessary reports on the wrong properties, cut travel and time wastage, and save up to 80% of unnecessary costs by staying focused and pragmatic. Hiring a buyers advocate may look like an added expense, but it often delivers net savings. Fewer dead-end inspections, sharper negotiation, access to off-market opportunities, and protection against overpaying. Our Melbourne buyers advocates can show you how to manage costs intelligently and secure the right property at the right price. Let's start with answering the question. Should you do a Building and Pest Inspection and Contract Review for every auction you go to? Why Should You Get a Building and Pest Inspection and Contract Reviewed Before Attending Auctions? Doing a complete due diligence is a must before you buy any properties and bid at any auctions. This ensures you know what you are buying and understand if the property can do what you wanted to do. Building and Pest Inspections and Contract Reviews are not the only things you need to do, but these are the bare minimum you MUST do. You will need to be comfortable that the property which you might end up buying, is what you are looking for, suits your needs, and that there are no hidden nasty surprises. This is particularly important at auctions in most Australian states, including Melbourne, because the properties you buy at auctions are unconditional , you cannot say "Oops! I made a mistake" and walk away. If you win the property at property auctions or under auction conditions, you have committed to an unconditional purchase and you have to go through and complete the purchase or you will suffer legal consequences. To help you understand why a Building and Pest Inspection and Contract Review are important, we will discussion the importance of Building and Pest Inspection and Contract Reviews separately. Part 1 will discuss the importance of a Building and Pest Inspection, and part 2 will discuss the importance of the Sales Contract. Part 1. What is a Building and Pest Inspection? Why is a Building and Pest Inspection Important? From experience, between 80-90% of the properties will come with issues. Even brand new houses are not immune to problems. While most are minor, cosmetics issues, some could be major and structural issues, which can have safety and liveability implications. For a more detailed discussion on why building and pest inspections are important, head over to this article . What is a Building Inspection and how much does it cost in Melbourne? A Building Inspection in Melbourne usually cost between $400 - $600 . What is a Pest Inspection and how much does it cost in Melbourne? A typical Pest Inspection in Melbourne cost between $300-600 . What is a Combined Building and Pest Inspection and how much does it cost? The typical cost of a combined building and pest inspection in Melbourne ranges from between $700 to $900 , depending on location and size of the property. Part 2. What is a Real Estate Sales Contract? Why is a Sales Contract Review Important? A sales contract is typically around a hundred or more pages. It is a legal contract between the seller and the buyer. This legally binding document lists the important information about the property which a typical buyer would need to know, before they purchase. It is thus, critical to understand your obligations in the contract, before you commit to the purchase. This article will help you understand what a contract review will expose and how to change the contract. How Much Does a Contract Review Cost in Melbourne? Solicitors typically charge between $200-$500 for a contract review, depending on the complexity of the contract. Most solicitors however, provides a couple of free contract review, when you engage their conveyancing services. Can You Reduce The Costs of Building and Pest Inspections and Contract Review? This is a popular question with home buyers, and we can understand why. Typically, the basic due diligence of doing the building and pest inspection , plus getting the contract reviewed will cost the buyer between $1000 to $1500 , per property . And if you need to do this for every property you intend to bid at auctions, the costs can add up quickly and it can be very significant. But, there are some ways to mitigate or reduce these costs. The best way to reduce these costs is by: having a good understanding of the property market, and being selective with the property you chose to go for, plus organising the inspections and contract reviews done in the most pragmatic manner . Here's how you do it. How to Reduce the Cost of Building and Pest Inspections and Contract Reviews By being realistic and knowing the property will help you selectively shortlist the properties. Here are a few ways to help you reduce the costs of building and pest inspections and contract reviews: Understand your budget. Know what is the absolute maximum you can afford for the property. Remember to factor in other purchase costs, such as conveyancing, building and pest inspections, sales contract reviews, stamp duties, and potential repair or renovation costs for the property. Have a Good Understanding of the Realistic Property Value. If you are unable to ascertain this, get an independent appraisal for the property. Price quoted by the sales agents are usually for marketing purposes, and could have no resemblance of what the vendor wants or what the property can sell for. You will need an independent appraisal done to understand what the property can sell for and what other buyers will pay for it. Inspect the Property Properly during Open for Inspections. In addition to whether you like the property, assess the property for obvious issues and other suspicious issues. If you know what you are looking for, cracks and leaks can tell you a lot about the condition of the property, and you will be able to know if the property is worth your time and money to do costly formal inspections and contract reviews. Be Selective with the Auction Properties Understanding the first 2 values will help you understand your chances of winning at the auction and decide if you should go ahead with preparing for the auction. Step 3 above will let you decide if you want to go ahead with the auction. Once you are satisfied with all 3, and you decide to go for the auction, get the property formally inspected for building and pest issues and contract reviewed. With enough experience, you will realise only 2 to 3 properties will make the mark, out of every 10 properties you shortlist. Yes, for a typical buyer, up to 80% of the properties which they are interested in, are usually not suitable and a waste of time . What if You Do Not Know How to Prepare for Inspections and Auctions? If you are inexperienced or not sure what to look for, our Melbourne Buyers Advocates and Buyers Agents can help with your purchase in Melbourne or Victoria. We've been property investors for over 20 years and in the real estate buying business for over 10 years. Each of our buyers advocates are builder-trained and typically visit and inspect between 400-500 properties annually. Yes, we inspect about 10 properties each week, and we understand not many people will buy enough properties to know what to look for and how to prepare yourself for any property purchase and auctions. If you need some experienced guidance, our Buyers Advocates or Buyers Agents in Melbourne are happy to assist. Our buyers advocates are builder-trained licenced real estate agents who purely assist buyers. When we conduct our on-site inspections during open for inspections, we assess and note the property for visual building and pest concerns, and provide you with our opinion of the property condition plus an independent appraisal of the property value. This independent appraisal is critical in giving you an good idea of what other buyers will pay and bid at the auction, giving you an added layer of confidence at the day of auction. You cannot rely on the price guides and statement of information from the sales agents, as they are usually used for marketing purposes, and it it not common the prices mentioned bears no resemblance to the price they will be sold for. This article will explain why these price guides cannot be relied on . How Much Can Buyers Agents Help You Save? Many usually ask how much can a buyers agent save them? On average, between 15-30 shortlisted properties for each of our buyers are disqualified because of budget mismatch or serious concerns with defects noted during our on-site visits. Most buyers, however, will usually shortlist these properties and perform the building inspections and contract reviews without realising they would be unsuccessful in buying them. With our buyers agents or advocates on your side, we would help you understand the true value of the property, before you attempt any inspections or reviews. This critical step typically prevents our buyers from paying for unnecessary inspections and reviews, ie, a total savings of between $15,000-$30,000+ . That's where the value of experienced buyers agents come in. Our experience and skills help you avoid unnecessary costs . In addition to helping you independently understand the value of the property, we will strategies with you to bid, negotiate or plan our attack to help ensure you buy the property at the lowest possible price, plus avoid unnecessary costs such as needless property inspections and contract reviews. When you are ready, lock in your confidential discussion .

Buy the right property at the right price—without the stress. Buying a home in Melbourne should feel exciting—not overwhelming. As buyers advocates in Melbourne , we help first-home buyers, upsizers and investors cut through noise, avoid overpaying, and secure the right property with confidence. Use this step-by-step guide to buy like a professional: suburb strategy, due diligence, offer pricing, and negotiation / auction tactics—end to end. 1) Get Finance-Ready (The Smart Way) Understanding what you can afford is the very first step in buying your house. Talk to a Mortgage Broker: to understand how much a bank/lender will lend you. Mortgage Repayment: use one of our mortgage calculators to understand what your monthly repayment is Model a safe budget:  stress-test repayments at +2% interest  and include insurance, council rates, body corporate fees, water rates, and a maintenance buffer. Pre-approval first, inspections second:  real pre-approval strengthens offers and auction readiness. Stamp duty & concessions:  use the Victorian State Revenue Office calculators  for land transfer (stamp) duty, concessions and land tax before you start shortlisting. Need help sorting lending options? We'll connect you with independent brokers (no fees to you) who understand Melbourne's property market and timelines. Tip: Duty, concessions and thresholds change. Always confirm on SRO before you commit. State Revenue Office 2) Shortlist Suburbs Like a Pro (Not by Headlines) We prioritise streets and pockets  with enduring appeal: school zones (e.g., Camberwell High, Glen Waverley , McKinnon, Balwyn ), rail and tram access, proximity to jobs and health hubs, and liveability corridors (Inner East, Bayside, Inner North, select South-East growth nodes). The goal: assets future buyers and tenants will compete for . What we Analyse: True comparable sales (not price guides from agents) Days on market & stock depth Micro-factors: street noise, streetscape, sun, slope, parking etc 3) See More Than the Portals (Off-Market Access) Public sites ( realestate.com.au , Domain) are only part of the market. Our buyers agents work private agent lists to surface off-market and pre-market  opportunities across suburbs like Hawthorn, Kew, Glen Waverley, Brighton, Brunswick, Carnegie, Bentleigh, Williamstown, Mornington Peninsula —often with less competition and cleaner terms. 4) Do the due diligence that actually protects you Before  you bid or sign: Section 32 (Vendor’s Statement) review:  title, easements, services, planning, notices, OC/strata details. You must see this before  you sign. Consumer Affairs Victoriavictorianpropertysettlements.com.au Building & pest inspections:  structure, moisture, roof/subfloor, termites (higher risk near green corridors). Apartments/townhouses:  audit the Owners Corporation—sinking fund, levies, upcoming capital works. 5) Real Estate Sales Method Mastery (Auction vs Private Sale) Different method of sales have different rules and demand different strategies to win it without overpaying. In Melbourne, the main ones are Auction, Best and Final Offer, Private Sale, Expression of Interest (EOI). Winning at Auctions (very Melbourne) : No cooling-off ; be 100% due-diligenced and finance-ready. Expect to pay a 10% deposit  on the day (unless negotiated beforehand). Set a price ceiling and let a professional bidder control tempo and psychology. Cooling-off rights don’t apply  to auctions (or for three business days before/after). Consumer Affairs Victoria Read our Auction Winning Guide : Understand the tricks and learn the skills needed to win auctions. Winning at Private Sale / EOI : Also known as Expression of Interest , Closed Auction , Best and Final Offer . Negotiate price and terms  (settlement, deposit size, special conditions). In Victoria, most private sales include a 3-business-day cooling-off  (exceptions apply—get legal advice). Consumer Affairs Victoria Read our Private Sale Guide : Learn how to win this or walk away. 6) Price With Precision, Not Hope Your offer price is critical to your success. Not only for the house at hand, it also tells the agent how much you should be respected when you next cross paths. Our price strategy triangulate: Recent, relevant comparables  (same land/position/condition; last 6–12 weeks where possible), Micro-adjustments  (school zone, transport, street appeal), and Live campaign intel  (contracts out, competing interest, agent strategy).That’s how we set tight ceilings  and avoid overpaying. 7) Negotiate Like a Buyers Advocate Would low-ball offers work? You will hope so. We hate hope. We like certainty. Certainty that we will buy it, certainty that we will not overpay for it. Lead with evidence  (not opinions). Use terms  as currency: settlement timing, deposit structure, rent-backs, inclusions. Leverage using a third party negotiator against the agent. We explain why . Keep emotions out; keep process discipline in. (We’ll do that for you.) Related Service: Auction Bidding and Negotiation 8) Lock Down the Legals & Ace the Settlement Engage a conveyancer/solicitor early  to review the contract of sales and manage searches, transfer and settlement. Arrange insurance before settlement; complete a final inspection  within 14 days of settlement; confirm funds via your conveyancer’s trust account. Partners : We coordinate trusted conveyancers, inspectors and brokers to keep things in check. 9) True total cost of ownership Budget beyond the price: stamp duty, conveyancing, building/pest, lenders fees, insurance, council/water rates, OC/strata (if applicable), and planned maintenance (older Californian bungalows, 50s–70s brick blocks, period homes). Use SRO calculators for duty & land tax modelling. State Revenue Office Melbourne Home-Buying FAQs How much deposit do I need? 20% avoids LMI; some lenders accept 5–10% with LMI. Pair pre-approval with a clear buffer strategy. Do I get a cooling-off period? Usually yes  for private sales (3 business days); no  for auctions and for purchases within three business days before/after an auction campaign. Consumer Affairs Victoria AustLII Can I make an offer before auction? Often yes. Your leverage depends on genuine comparables, days on market and vendor readiness. We’ll advise if a pre-auction strike is prudent. Do first-home buyers get help? Check current SRO  guidance for duty exemptions/concessions and the First Home Owner Grant for eligible new homes. Rules change—verify before acting. State Revenue Office Why buyers choose Concierge Buyers Advocates Melbourne Specialists  with deep suburb & street-level intel (Inner East, Bayside, Inner North, South-East, selected growth corridors) Off-market access  and priority previews through trusted agent networks Strong Price Strategy & Risk Management  (Section 32, overlays, building red flags, strata health) Elite Negotiation & Auction Bidding  so you don’t overpay Independent, Fixed fees —no developer kickbacks, ever See Our fees:   Melbourne Buyer Agents Fees Virtual BA (DIY with support):   Buyers Buddy Bid & Negotiate:   Auction Bidding and Negotiation Next steps Book a free strategy session  with a licensed Melbourne buyers agent We’ll clarify your brief, budget and timeline, then build a targeted suburb shortlist We inspect, price, due-diligence, negotiate/bid to win , and manage you through to keys-in-hand Ready to buy with confidence? Let Concierge Buyers Advocates  do the heavy lifting while you enjoy the result. Book now .

We all know the selling price at auctions is primarily determined by competitive bidding between potential buyers. The highest bid ultimately determines the final sale price, provided it meets or exceeds the seller's reserve price. But did you know there are many other factors influencing how much a buyer will pay for the property? This is one of the most frequently asked question by our home and investment property buyers. While we love to be definitive with our answers, this is unfortunately a question where there is no straight forward answers. The selling price at auction depends on too many factors. From observations, a few key factors seems to be influence the direction of an auction results in Melbourne more than the other. One of these factors came as a surprise, and it seems to have the most significant negative effect on the auction price. In this article, we will discuss our observations from our experience. We've been running our buyers advocacy business for 10 years, and from observation, we've identified some significant factors which determines the direction of the auction. For ease of reading, we'll split these factors in positive factors which can push the price upwards, and negative factors which drags the price down. Of course, all of these factors should be considered in conjunction with understanding the value of the property, which is the price buyers will pay for the house. What Determine The Selling Price at Auctions? We started this interesting statistics collection exercise about 5 years ago, but due to the pandemic disruptions, we are unable to collect sufficient data. Post pandemic, we managed to start collecting meaningful statistics from 2023. Over the past 2 years, our buyers agents have attended close to 500 auctions throughout Melbourne, and have collectively noted and classified factors that seems to have an affect on auction prices. How Were Our Studies Conducted? To keep our findings both precise and unbiased, we began by establishing a realistic price appraisal for each property we are observing. This is the price which the properties will sell for, not what the sales agent wants to advertise at. From there, we logged every variable parameter of the sales campaign, open-for-inspection schedules and metadata, agent presentation and rapport, auctioneer performance, as well as auction metadata such as date, time, weather and location. Finally, we recorded whether the property sold at the auctions and if so, the price achieved at the auction. This rigorous dataset allowed us to isolate the impact of each factor on the eventual sale result. One Common Sales Campaign Practice is Costing Sellers $100k From our pool of data, we noted some interesting findings. While most findings are expected, one major factor surprised us. This is a man-made practice that is getting more common in Metropolitan Melbourne, especially in the eastern and south eastern Melbourne suburbs. And it is a practice that is made up by sales agents out of convenience, and this can cost the seller a hundred thousand in selling price. Yes, a big $100k drop in selling price. Let's start dissecting our findings. While this study is based on Auction campaigns, many of these factors are applicable to other types of campaign, such as private sale , best and final offers (BAFO) , expressions of interests , set date sale , etc, as well, as it affects the buyers interest and impression of the property. Factors Which Can Positively Affect the Auction Price: Let us start with some of factors which can positively influence the price, in no particular order: 1. Well Staged Home Meticulously styled rooms help bidders visualise an aspirational lifestyle, turning a house into a “must-have” home rather than a negotiable asset. While it might cost between $3k to $30+k for a professional to stage the property, the fresh paint, curated furnishings, and strategic lighting, help the buyer visualise the house as a warm, welcoming home that they would want to live in. As experienced buyers advocates in Melbourne, we see staged properties in South-East Melbourne suburbs like Glen Waverley routinely fetch 5–10 percent above comparable, un-styled listings. 2. Well Run Auction Campaign A well-run multi-channel marketing campaign—professional photography, social media reels, print ads, and targeted buyer databases—builds momentum long before auction day. High enquiry volumes and high traffic during inspections create social proof, signalling to onlookers that the property is hot and justifying more assertive bidding. In our study, our team assesses South-East Melbourne property campaigns, measure campaign reach as a lead indicator of how high the reserve is likely to be pushed. 3. Clear Articulation of Price Expectations Transparent, honest and realistic pricing range and well-explained vendor instructions and reserves give buyers confidence that the agents are honest and not being sneaky. That valuable trust increases the active bidder pool, which statistically drives a stronger final price than a guarded, secret-reserve approach. Experienced buyers agents read these signals early, help you understand the real situation and help you determine a series of realistic auction prices, ensuring you enter the auction with confidence that you are not overpaying, rather than second-guessing the seller’s reserve and intent. 4. Weather It does not matter how well a sales campaign has been run. The weather on the day of auction can play a significant role in determining the auction prices. Blue skies and mild temperatures encourage casual onlookers and neighbours to attend, swelling crowd size and lifting competitive tension. A warm (not hot), bright sunny day also help cast a good light on the property and help create that "FEEL" in buyers and bidders, usually resulting in better sales performance. Smart investors, or their buyers advocates Melbourne-wide, do adjust bidding tactics on the day in line with the forecast. 5. Day and time of the Auction Saturday late-morning slots to early afternoon is the Goldilocks time for property auctions. This period tend to draw the largest audiences, as families finish sport commitments and start their property inspections. Weekday evening auctions can feel exclusive, but they also filter out casual bidders, and usually reduces the final auction price. Understanding these dynamics guides buyers agents and savvy buyers in selecting which auctions to prioritise and determine the auction bidding strategy. 6. Quality Auctioneer The role of the auctioneer is more than the emcee of the auction event. An engaging auctioneer paces bids, creates a sense of urgency, controls the atmosphere, and leverages vendor bids to maintain urgency—often extracting tens of thousands more than a monotone caller could. Their charisma also keeps bidders emotionally invested long enough to stretch past pre-set "walk-away" prices. Something which DIY bidders always fall for and ended up overpaying. When our buyers agents prepare clients for auctions, we factor the auctioneer's reputation into our risk assessments before committing to our bidding strategy. As a independent licenced buyers agents, we are not vested in the purchase, we are the neutral buyer advisor and gate keeper, we help pace the auctions to our buyers' benefit and provide our buyers with instantaneous advice on the spot , giving our buyers the confidence to stay on track, thus preventing over bidding and over paying for their properties. 7. Support from other Sales Agents When multiple agents from the agency attend the auctions, they help encourage buyers and bidder bids, amplifying competition. As much as they try to deny, the role of these agents are not there to "help you bid". Their role is to encourage hesitant bidders to re-engage, impose more psychological pressure on the buyers to help they stretch their budget and offers. We understand their real intent and role during the auctions. These agents would usually politely stay away from our buyers at auctions as a matter of professional courtesy. For sticky agents, we have strategies to engage them as we see need. Recognising this orchestrated energy helps our buyers advocates decide on the appropriate bidding strategy DURING the auction. Yes, we do adapt and change our strategy depending on our observations throughout the auction. Factors Which Can Negatively Affect the Auction Price: What about factors which can negatively affect what buyers will bid at auctions? 1. Poorly Run Sales Campaign While it might seem expensive to engage a professional real estate photographer (yes, not just any photographer), poor quality photos, rushed marketing, and unprofessional advertising, often results in poor buyer awareness, and the campaign never reaches critical mass. With low inspection numbers, the campaign loses momentum quickly and does not attract enough bidders to create a frenzy. Our buyers advocates rarely see such campaigns across South-East Melbourne property corridors. Most sellers understand the need for a proper professional campaign. A poorly run campaign will stick out like a sore thumb in this part of Melbourne. 2. Confusing Messaging from the other Sales Agents While most sales agents in and around the eastern and south eastern suburbs of Melbourne believe a low advertised price range can attract more buyers, they often ended up attracting the wrong buyers with misguided expectations. They know the practice of underquoting is illegal in Victoria, and official narratives from the sales agents are always "the quoted price range is realistic, it is what the we believe in". So, while intentional underquoting is illegal, the sales agent can be legally " bad at appraising " the property. Underquoting and keeping the reserve price secretive, or multiple agents giving conflicting campaign strategies, confuse buyers and cause buyers to lose trust and retreat to the sidelines. That uncertainty thins out serious bidders, usually leaving only cautious token offers from buyers with the wrong budget expectations on auction day. Our experienced advocate independently appraises the property, and matched it with our buyers. We decipher mixed signals early, sets a disciplined ceiling price, and sets our strategy based on the confusing messaging. 3. Unfavourable Weather - gloomy, rainy, cold If good weather can help achieve better auction prices, rain, wind, or extreme heat on the other hand, can literally dampen the auction turnout and the final auction price. Fewer bidders often equate to a softer results, and auctions being passed in, even if the reserve price is reasonable. Savvy buyers and investors, or their buyers advocates Melbourne-wide, adjust bidding tactics on the day in line with the forecast. 4. Location of the Auction When the weather turns bad, auctions are usually moved indoors and held at the property's lounge / dining room. When this happens, the double whammy of bad weather, and enclosed space often results in lower auction prices. 5. "Shoes-Off" During Open for Inspections Asking visitors to remove footwear can feel intrusive, extending wait times at the door and breaks the emotional connection to the home. Our buyers agents are at the forefront of receiving these unfiltered feedback. The number of times our buyer clients complains or refuses to attend open for inspections if there is a "Shoes-off" policy tells us that this is really a crowd dampener. The crowded mess of shoes at open for inspections is hardly the way to greet visitors. The mess often cause confusion, frustration and anxiety right before the guest enters the property, killing any " love at first sight " vibes. Crowds that should be buzzing turn impatient, shortening tempers, inspection durations and lowering perceived value. Our buyers agents know a shoes-off rule often signals a poor auction and sales results and sees this as opportunities to pick up good deals for our clients. 6. Combination of all the Above Factors If one of these factors is bad enough, what would a freak combination of many of these factors cause? At a recent auction for a $3million house in Balwyn North, a freak combination of Shoes-off, bad weather and indoor auction, costed the vendor some $700,000. That's right. The sales agent appraised the property at $3.5million, but the freak combination of negative factors meant the house was sold for $2.8million at the auction. Our real Appraisal puts the price at $3.2million - $3.3million. Even compared to our realistic appraisal value of $3.2million, it was some $400,000 short. The Surprising Factor that Can Reduce a Property Price The above study confirmed what many buyers advocates believed in. Location, day, time, weather, agent's presentation effort, etc, will all affect the outcome of the sales and auction campaign. What surprised us, is the "SHOE" factor. Our hypothesis that a "shoes-off" campaign hurts prices, seems to be true! Open for inspections where the buyers need to remove their shoes often results in a lower selling price. To help us understand why, we did a follow up survey, asked a few agents to understand why is there a need to remove shoes and interviewed a few buyers on how they feel about removing their shoes. The results are not unexpected. We discussed this "shoes-off" policy in our other article , where we try to understand the impact of "shoes-off" campaign and its effect on property prices. A few real estate agents were asked why they believe in the need for a "shoes-off" open for inspection campaign. We also interviewed some buyers, as well, on their thoughts of walking into a "shoes-off" inspection. The results are equally eye-opening. Read the article for more information . Conclusion So, now you know. On top of what other auction spruikers have taught you, these are the real factors affecting the auction prices. If you are attending an auction, get in touch to explore if our buyers advocates can help you understand the mechanics of an auction, and discuss the strategy we may adopt for the auction.

Post COVID pandemic, the 2 years of rising interest rates to curb high inflation has created a huge problem for some home owners and investors. Times had been tough post pandemic and there are no significant relief in sight. Some home owners and investors who had bought during the historic low interest rates since GFC and during the COVID-19 pandemic are feeling the pain now, as mortgage rates rose from around 2% to around 7% currently. As a result of rising interest rates, we're seeing many homeowners and investors who had taken full advantage of the low interest rates fall behind in mortgage repayments. Rental income is no longer sufficient to cover the interest charged by the banks / lenders and the ongoing maintenance of the properties. While the lucky few who had planned for rainy days and had been able to reduce unnecessary expenses to try to ride through the tough times, some are finding themselves struggling to maintain a basic living with the overbearing costs of mortgage. More and more mortgage holders are getting calls from their banks and lenders to discuss their overdue payments. Many are in a situation called mortgage stress at the moment. If this goes unmanaged, homeowners and property investors can find themselves in a Mortgagee in Possession situation, where the property being mortgaged (and any other securities) are being forcefully sold by the lender. In this article, we will discuss what you can do, and how you can prevent yourself from getting into the mortgagee in possession situation. How Can You Prevent Your Property from Repossession in Australia? Let’s go back to the basics of investment and money management . By being prudent with your spending and borrowing, you can usually avoid falling into a mortgagee in possession situation. In simple terms, the key is ensuring your income exceeds your expenses. However, during tough times, this can become more challenging. Here are a few simple, fundamental concepts to help you stay on track: 1. Avoid Overextending Yourself Never stretch yourself beyond what you can afford. Assess your financial capability meticulously. While a mortgage broker may suggest you can borrow a certain amount based on your income and expenses, it is crucial to ask yourself: Do you need to buy a property at that price point? Can you comfortably manage the monthly mortgage payments? Is investing in this property the best decision for your financial situation? How would you comfortably afford the mortgage, if you lost part or all of your income? While mortgage brokers can help you find the best mortgage deals, no mortgage brokers or financial experts know you better than you do. Always remember, mortgage brokers often earn commissions based on the amount you borrow, so some unscrupulous brokers will encourage you to take out higher loans. While most mortgage brokers and lenders abide by the strict Responsible Lending code of conduct, it is important to note that opportunists exists in any profession. And the easier it is to get into a profession, the more opportunist you will find in the industry. You need to be cautious and prioritise your financial stability over borrowing more. 2. Be Careful of Free Property Investment Seminars by Spruikers We get it—free property investment advice sounds like a steal. But let’s be honest: we know there’s no such thing as a free lunch. Nothing is free. We’ve sat in "free" investment seminars, and while smiling “property gurus” are presenting data hand-picked to steer your thoughts into the properties they are marketing, they are handing out developer-sponsored coffee. Their job is to push you toward developer-funded properties that line their pockets—not yours. They’re banking on your naiveness, excitement (and your budget) to drive their commissions. Unfortunately, it is often the opportunistic, budget-constrained investors who attends these seminars. They are the ones who thought they were picking up free goodies, not realising they are the ones who usually ended up being hooked. It is understandable that they might feel that real property investment advisors such as genuine buyers advocates are expensive services they do not need to invest in. However, what they did not realise is, while Buyers Advocates charge a fee, the fees are usually less than 2% of the property price. The real issue is, these free presentations contains lots of mis-information, designed to steer the audience to the properties they are marketing. These are the very property investors and buyers who cannot afford a loss who get caught in these traps. And this brings us to the next point. 3. Avoid Negatively Geared Properties Negatively geared properties are investments where your expenses outweigh your rental income, with the hope of future capital gains. Essentially, you’re losing money upfront, expecting to gain it later. This strategy is usually suited for wealthy investors who can afford to absorb those losses without affecting their lifestyle. Unfortunately, many novice investors are lured by the promise of future growth, often marketed by property spruikers and investment strategists. But negative gearing can be risky, especially during economic downturns or rising interest rates. Before considering a negatively geared property, ask yourself: Can you afford the losses if things don’t go as planned? How will rising interest rates impact your investment? The reality is that negative gearing is losing money today in hopes of saving on taxes. It's like losing a dollar to save 30 cents —not a smart idea for most. And if you find yourself investing with high interest rates without fully understanding the risks, you’re walking a dangerous line. In the Australian investment environment, if you like the idea of losing $1 to save 30 cents, there are plenty of investors willing to give you 30 cents for every dollar you send their way—of course, in jest! But that’s the point: nobody should desire this kind of deal . What should you do, if you think your property may be Repossessed? So, what happens if you find yourself struggling to make that mortgage repayment? If you are concerned that your property may be repossessed due to financial strain, it's essential to take proactive steps to mitigate the situation:: Review your expenses:   Conduct a thorough review of your expenses to identify areas where you can cut back. Look for non-essential expenses that can be eliminated or reduced to free up more funds for mortgage repayments.. Increase your income:   Consider ways to boost your income, such as taking on a second job or pursuing opportunities for higher-paying employment. Generating additional income can help alleviate financial pressure and improve your ability to meet mortgage obligations Assess Troublesome Properties:   Evaluate which properties in your portfolio are causing the most financial strain. Identifying these properties allows you to prioritize them for action, whether through restructuring loans, refinancing, or selling the property. Explore Refinancing : It might be too late, as the banks would have tightened their lending, so, you might not be able to refinance. But it is worth a try. If you're using a mortgage broker though, be wary what you info you share. Mortgage brokers usually have connections asking for cheap properties. They will be low balling your properties.. Talk to the Bank : This might be counter-intuitive, but remember, the banks are not in the real estate business. They want their money and are keen to work with you to try to recover what they are owed. Explain your situation to them, and they might be able to work out a payment option with you. They may allow you to delay your payments, or restructure your mortgage to lower your monthly payments. Explore Property Sales:  If you're struggling to maintain multiple properties, consider selling the properties that are causing the most financial stress. OR selling the properties with the most equities. Liquidating assets can help alleviate financial burdens and prevent further escalation of debt. There is no single best solution, but if you would like to have a chat with us, we can help you assess your best option. Seek Professional Assistance: Reach out to professionals such as buyers advocates  and property investment advisors like us , or financial advisors who can provide guidance and support during this challenging time. Consult with financial advisors or property experts to explore viable solutions and navigate the repossession process effectively. Be Proactive : This may be a stressful moment for you, but it is not the time to be emotional. Don't delay in seeking assistance if you anticipate repossession. Acting promptly allows you to explore options and take necessary steps to protect your financial interests before the situation escalates further. You need to avoid getting yourself into a repossession situation. What can You Do, if Your Property is being Repossessed and Awaiting Sale? If your property has been repossessed by the bank and is awaiting sale, the best thing you can do is to keep constant communication with the bank. Be proactive and sincere with resolving your debt. Remember, the bank / lender had trusted you, but you broke the trust when you failed to keep your repayment up to date. This is your last chance to earn that trust back, as the sale is not the end of your debt problem. There are much more awaiting you. If your bank/lender still allows you to sell the property yourself, do it as soon as possible. The longer you drag, the more default interests you'll be paying, plus legal fees. After the Sale, Can you Request for Early Release of Deposit? You would hopefully do not have any other debts awaiting to be cleared. But if you do, you might be tempted to ask the buyer permission for early release of deposit, to start paying down your debt. In Victoria, the Section 27 form allows you to do just that. This form needs inputs / feedback from your mortgagee / lender. Some of the information which will be disclosed includes: Your mortgage / loan is in default Your outstanding debt The interest rates and any default interest rates that applied to you, etc. Can You Request Early Release of the Deposit? Section 27 in Victoria Short answer: Yes and No. In Victoria, a seller can ask for early release of the deposit under Section 27 of the Sale of Land Act 1962 (Vic), but it’s not automatic. How the early release of deposit works in Melbourne / Victoria The deposit is held in trust (usually by the sales agent or conveyancer). The vendor serves a s27 statement disclosing any mortgage(s), payout figures, caveats and confirming there’s no default . The lender’s letter is factual only (amount owing / default status); lenders don’t “approve” releases. The buyer may consent, or if 28 days pass after service of the s27 statement and the buyer has no reasonable objection, the stakeholder may release the deposit. When buyers can (and should) object The contract is still conditional (e.g., finance, building/pest, due diligence). The mortgage is in default or there’s insufficient equity to discharge it at settlement. There is a caveat or other title issue that could jeopardise settlement. Information in the s27 statement is incomplete or inconsistent . Any mortgagee / lender has raised their concerns. Why Buyer Solicitors Often Reject the Early Release Request If the deposit is released and settlement fails, the buyer loses the protection of trust funds and may have to chase the vendor personally to recover the money. That’s why, when there’s any hint of default, poor credit history, unclear payout figures or active caveats, buyer lawyers refuse consent. The risk is too high and unnecessary. Bottom line: Early release is possible only when the contract is unconditional, the vendor’s mortgage is not in default, there is clear equity, and no caveats exist. When in doubt, don’t consent. Seek advice from your conveyancer / solicitor. Final Words We hope you do not find yourselves in such a situation. But if you do, talk to us. Our property advisors are happy to understand your situation and offer proactive solutions for avoiding repossession. Our expertise, network of buyers, and timely intervention can make a significant difference in preserving your financial well-being and securing a positive outcome. Our buyers advocates in Melbourne have a constant pool of buyers who are ready to buy your properties. If your property is what our buyers are looking for and bought it, you can save yourself over $30k-$100k or more in sales commission and sales expenses. It is quite a significant saving, if you are trying to maximise your property sales, but you will need to come to us before the bank initiates their debt management and repossession process. Disclaimer: Information provided here and anywhere in our website is for 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.

As the property market cools, auction clearance rates typically starts to fall. Frenzy biddings at auctions are becoming a rare sight and more properties are being left without a buyer at auctions. And when a property did not sell in the auction, it is known as being "passed in". What happens when a property was passed in at auctions? When is a property passed in at auction? When a property is "passed in," the highest bid at an auction didn't meet the seller's reserve price, and the property is thus, not sold during the auction . When this happens, the highest bidder is usually given the first right to negotiate with the agent to try and agree on a price. If an agreement isn't reached after negotiations, the property may be offered for sale privately or the agent may approach other interested parties to negotiate a sale.  What caused the property to pass in at auctions? Passing a property happens when agents wrongly recommended an auction process for a property sales campaign, when it should not be. Inexperience or rapidly changing market condition are the primary reasons for this. Throughout the sales campaign, the agent has to gauge the buyers interest and recommend changes to the campaign, or the auction risks a zero-attendance. But when you have an inexperienced agent selling the property for you, or an agent who simply wanted a quick sale, they may insist on having an auction, when the market dynamics does not support that. If you're selling your property, this is why it is important to know that every agent is different. Every agent has their own special skill sets which makes them effective for certain types of property. You need to choose your selling agent correctly. If you are unsure which agent is suitable for your property, our vendor advocacy service can help to select the agent and help you sell your property for more, by keeping your agent honest. Or, it could be simply be an inexperienced or lazy sales agent hoping to play into the myth that properties sold post auctions always fetch a better price. I will discuss this myth later in this blog. What happens when a property passes in at an Auction? When the property gets passed in at an auction, it is not the end of the world. A few things can happen when the hammer falls (or did not fall in this case) at the auction, and the property is left without a buyer. First and foremost, the property is considered passed-in, and unsold. There are no buyers. But what happens next? What happens next, depends on what happened during the auction, what the auction rules were, and why the property was being auctioned in the first place. In most cases, it can take one of these scenarios: Bidder with the highest bid usually gets the first right to negotiate with the vendor and agent. Property is put back on the market, often as a private sale. Property is taken off the market. Vendor decides to change the real estate sales agent and / or marketing strategy. Property is being dealt with by the mortgagee. What is the First Right to Negotiate after an Auction? The first right to negotiate means you will be the first to be invited to the negotiating table. The auctioneer will not invite anyone else, and you will be the only person negotiating with the sales agent and/or vendor, after the auction. In most auctions (not all), the bidder with the highest unsuccessful bid will usually get the first opportunity to negotiate with the vendor and / or agent. This negotiation phase is when the pressure sell starts. It is usually yourself against a team of experienced sales agents and negotiators working together against you, to "help you buy" that property. They are negotiating everyday, and they had been observing you, your body language, and your reactions throughout the auction, trying to gauge what you are willing to pay for the house. It is in the vendor's interests and the agent's interests that a deal is struck there and then, because properties sold at auctions are unconditional. It is a confirmed sale, and if your offer is accepted, you can't walk away. They are trained to squeeze every single cent from the bidder. If you think the auction was pressurising, this stage will be at least 10 times more pressurising. All their attention is on you. Both the vendor and agents have the need to sell. The agents want their commission. The vendor wants to offload the property. And there you are, the buyer sitting alone in the room, with a team of experienced agents against you. They are trained and their role is to make you pay top dollar for the property. It will take as long as it is necessary to negotiate. It could be minutes or it could be hours. And if the negotiation fails, the property is usually put back on the market, opened to all purchasers, if it is not taken off market. How do you buy a property which was passed in at auction? When you come across a property that had been passed in at an auction, contact the agent. Some sales agents may openly tell you it had been passed in at an earlier auction, while some agents may needs a bit of prompting before they disclose this. Good buyers agents would usually have the right tools and market informant to access these information. Sales agents know they cannot get away with lying to buyers agents, and so, most sales agents are usually upfront and honest with buyers agents. After all, no one wants to look silly, and be caught lying when the information is already known. What do you need to know about the property that was passed in at auction? The first obvious thing you need to determine is the price. You need to determine what were the vendors asking for? What was the reserve? Whatever this reserve was, it obviously was too high for the bidders who attended the auction on that day. But now that it is back in the open market, you need to be competing with them (most of the serious bidders are still interested), plus the other buyers which weren't at the auction. Not many agents will disclose the various auction price points, such as reserve price, etc, to the public though, as they know many buyers are simply shopping around. They will however, usually disclose these numbers to qualified serious buyers and other real estate professionals, like buyers advocates. They know buyers advocates like us, pre-qualify our clients, and we are only interested in properties which are within the client's budget and the buyers we are about to bring, are market-ready, and ready to buy. Buyers Advocates "do not sit around" (in some agents words). We approach a property only when our clients are prepared to buy, and will buy if the price and conditions are right. Experienced sales agents know this. And the eager ones know the only thing preventing a sale is the right price. They are thus more ready to negotiate a deal. Now, even if they do disclose the price points to the general public, they are unlikely to tell you the exact numbers. So, you will need to do your due diligence. You need to know how to determine the value of the property. This guid e will show you how the value of a property is determined. What do you need to do if you are interested in a property that was passed in? If you are interested in a property that had been passed in at an auction, you should always treat this as a newly listed property. Redo your due diligence, even if you have already done your due diligence prior to the auction. There must be a reason why it DID NOT SELL during the auction. And you need to determine that. A few questions that needed answers include: Was the price too high? Was the vendor's expectations unrealistic? Was there something wrong with the property that you weren't aware of? What are the vendors expecting? What is a reasonable price for the property? Will a property that got passed in at an auction sell at a lower price? No. It is not necessarily true. It depends on who the bidders were during the auction. And what the reserved price was. If the bidders at the auction happened to be unrealistic under bidders, the vendors definitely will not want to accept the low-ball offers. A townhouse in Melbourne South East suburb of Pakenham, with a price guide of $500k, was passed in at an auction which we attended last year. The highest bid of $470k during the auction did not meet the reserve price. Subsequent negotiations with the vendor and sales agents closed the sale at $538k. The sales agents definitely did a good job at negotiating for the vendor, as the price was way above market value. We initially shortlisted this property for a client, but we walked away from the purchase as we could not see value at that $538k price point. Will a property that got passed in at an auction sell at a higher price? No. Again, this is not necessarily true. It, again, depends on who the bidders are during the auction. And what the reserve price was. If the reserve price was too high for the property, bidders who had done their due diligence correctly, will definitely not want to pay that. Imagine overpaying for a property? You could be overpaying, sometimes, by half a million dollars. A house which we bought in Melbourne inner-city suburb of Ashwood, was passed in at an auction, with a highest bid of around $2.75 million. It obviously did not meet the reserve price, and subsequent negotiations by the sales agents failed to secure the sale. This house with a valuation of about $2.7M was subsequently re-listed for private sale, with a single price of $2.55M. As buyers advocates acting on behalf of our client, we made our offer, negotiated, and bought this property for $2.45M. A massive $300k cheaper than the highest auction bid and a $100k savings from the post-auction list price. The sales agent subsequently revealed that the property had a reserve of "around $3M", during the auction. Ie, if there was a successful bidder, they would have to pay at least $3M, during the auction. And we managed to bought it for a massive $500,000 savings post auction! Advice for Property Buyers With property auctions and making offers for a property, it is all about knowing what price to pay and when to walk away. Winning at property auctions is not always about successfully buying the property during the auction. You are way ahead of other property buyers when you know the market value. Know what the property is worth, and know when to walk away. You will definitely not want to pay more than an over-payer at any auctions. If you're unsure of the market, engage a professional Melbourne based buyers advocates who knows the local area to do help buy it. In the second example in this blog, the client paid a relatively tiny $20,000 buyers' advocates fee and in return, it saved them a whopping $500,000 when you realise it had a auction reserve price of close to $3million. Property Negotiation Service from Concierge Buyers Advocates Our property negotiation service helps buyers understand the valuation of the property, and negotiate and buy the property for the best possible price. Our Negotiation Plan will help you to negotiate up to 3 properties or an discounted upgrade path to our full buying service, giving you the comfort and confidence that we will have your back. Get in touch More home and investment property buying news and tips here .

We've been asked this many times by our clients... Do You Really Need 5 (or More) Properties to Retire? Short answer: No. But you do need the right assets, the right debt strategy, and the right income plan — not an arbitrary number of properties. As Melbourne buyers advocates, we constantly meet lots of buyers who’ve been told they “need five or more properties” to retire. That mantra is great for marketing and seminar slides—but it’s rarely how real-life retirement works in Australia. In fact, chasing a big number of properties can leave you over-leveraged , stressed , and vulnerable to interest rate rises, vacancy, income shock, land tax, and maintenance shocks. And you'll definitely make the taxman very happy. in the next 5 minutes, we will show you what actually matters—and shows how you can simplify your investment journey and achieve your retirement goal in safer ways. Your Step-by-Step Retirement Planning Guide Where do you start your retirement planning? The first step to planning is to determine how much you need for retirement. This is a very personal question, and the more realistic and pragmatic you are, the more realistic and less stressful your goals will be. Step 1: Decide the Income, Not the Property Count Start with the outcome you want. According to a June 2025 report from the Association of Superannuation Funds Australia (ASFA), a single person needs $58,323 annually for retirement. For simplicity, let's round this number up to $60,000 for many Australians. For a more comfortable retirement, you might want to target $70k–$100k per year (after tax) , depending on lifestyle, mortgage status, and whether you’ll receive any Age Pension. A $70k annual income will cover most of your daily living expenses, such as food, groceries, utility bills, some entertainment or leisure activities, etc. What mix of assets will produce that income reliably? Next, let's discuss the different types of assets for retirements and how they can help you achieve your retirement goals. Superannuation in pension phase (often tax-advantaged) Paid-off investment properties generating rent Dividends/ETFs for liquidity and diversification Cash buffers and offsets for resilience >Property is powerful. But it’s one part of a diversified retirement engine. Step 2: Understand the Real Math of Property Income Gross yields don’t pay the bills— net yields do. Typical Melbourne house example (ballpark only): Purchase price: $600,000 Gross rent (3.5%): $21,000 p.a. Running costs (rates, insurance, Property Management fees, maintenance $6,300** Net rent before interest: ~$14,700 p.a. (~2.45% net) If that property is paid off , you might clear roughly $14.7k p.a. (before tax). To generate $90k p.a. purely from similar paid-off houses, you’d need ~6 properties . Most Australians don’t need that many because they also draw income from super . Thus the more pragmatic ones prefer fewer, higher-quality assets. If that property is 80% geared at 6% interest (IO): Interest on $480k = $28,800 p.a. Net cash flow = $14,700 – $28,800 = –$14,100 p.a. (negative!!) Now multiply that by five properties… and you can see why the “more doors” strategy often bleeds cash in a rising-rate world. Step 3: Three Common Retirement Pathways (That Work) Pathway A: 2–3 Quality Properties (Debt-Free by Retirement) Accumulate 2–3 well-selected, growth-oriented assets. Use one sale pre-retirement to clear the debt on the other 1–2. Combine the net rent from the paid-off properties with superannuation income. Outcome: fewer moving parts, lower land tax, stronger sleep-at-night factor. Pathway B: 3 Properties, Sell 1 to Retire Debt on 2 This is a workhorse strategy we see often. Let growth do the heavy lifting, then sell one at the right time to retire debt and boost net income on the remaining two. Works well for investors who began in their 30s/40s and want simplicity by their 60s. Pathway C: 1 PPOR + 1–2 Investments + Shares/ETFs Keep debt modest. Use dividends and super pension for liquidity and flexibility. Property provides capital growth and partial income; shares smooth cash flow. Outcome: diversified, tax-efficient, liquid. The thread through all three: quality over quantity, and debt that reduces over time. Step 4: Don’t Ignore Risk (It’s What Breaks Portfolios) The “five properties to retire” story spruiker usually glosses over the messy real world. Have a look at these: Interest rates : IO periods end; higher rates crush cash flow. Vacancy & maintenance : Budget 6–8 weeks vacancy and ongoing capital works. Land tax : Depending on the state the property is in, multiple properties can escalate land tax; account for this. Concentration risk : One city, one asset class, one build type = unnecessary exposure. Liquidity : Property is slow to sell. Maintain offsets/cash buffers (6–12 months). Also, do not forget to stress-test your portfolio plan at +2% interest rates , 2–3 months vacancy , and unexpected maintenance . If it still works, you’re on steadier ground. Step 5: A Simple, Safer Blueprint. The KISS Principle Five properties they say? That is 5 times the above troubles. While the higher number makes for good marketing spin, pragmatic investors prefer to keep things simple. Let's look at the Keep It Simple, Stupid principle. The KISS Principle . The KISS Principle in Retirement Planning Set your retirement income target (after tax). Audit your position: PPOR equity, investment equity, super balance, age. Pick a pathway (A/B/C above) that fits your runway (years to retirement). Buy quality, not hype : Owner-occupier appeal, strong fundamentals (schools, transport, jobs), and resilient rental demand. Trim debt deliberately : Switch to P&I at the right time, use offsets, channel surplus cash to kill risk. Plan your exit : Which asset (if any) will you sell, and when? Map the tax implications well in advance. Diversify : Blend property with super and liquid assets for flexibility. Worked Examples - 3 properties vs 5 properties Now, let's put some numbers together and visualise. Let's compare what happens when you have 3 good properties, vs 5 average properties, in practice. Case 1: The Five-Door Trap 5 x $600k houses at 80% LVR, 6% IO, 3.5% gross yield. Net before interest: ~$14.7k per property. Interest: ~$28.8k per property. Annual shortfall : –$70k across five.** This can work only with very high incomes and aggressive growth —not a retirement plan. Case 2: Three Properties, “Sell One, Keep Two” Plan Acquire 3 quality properties . Approach retirement, sell one to clear loans on the remaining two. Each paid-off property nets ~$14–25k p.a. (depending on asset and expenses). Total ~$50k p.a. Combine that with super pension and dividends to hit your target without risks. So… How Many Properties Do You Really Need? As little as two (paid off) can work—when combined with super and possibly some dividends/ETF s. Three is common (sell one to retire debt on two). Five? Only if they are exceptional quality and you arrive at retirement with very low debt —and even then, land tax and management complexity can erode returns. You don’t retire on door counts. You retire on net, reliable income with low stress . Where a Melbourne Buyers Advocate Adds Real Value An experienced Melbourne buyers advocate can help you: Select the right suburbs and streets (owner-occupier appeal is your long-term moat). Buy assets that tenants and future buyers compete for (not oversupplied product). Run the numbers properly —net yields, land tax, maintenance, and debt strategy. Negotiate hard and avoid dud properties through due diligence checks. Build an exit plan that pays you in retirement, not the tax office. At Concierge Buyers Advocates , we’re fixed-fee, independent, and Melbourne-specialised. We help first-home buyers, upgraders, and property investors find and buy the right asset, at the right price —and design portfolios that work in retirement , not just look big on a spreadsheet. Ready to Design Your Retirement Property Plan? If you’ve been told you “need five or more properties,” get a second opinion. Let’s build a numbers-backed, stress-tested plan that targets your income goal with fewer, better assets and a clear debt-reduction path. Book a free strategy session with our licensed buyers advocates. We’ll map your target income, shortlist the right suburbs, and recommend the cleanest route to a low-stress , high-confidence retirement . Another more practical example. Let's start with a $100k cash, and grow that into a retirement portfolio returning $60k pa in passive income. How to Build a Retirement Portfolio with only $100k Cash Our next article will show you, in detail, how to build a $60k p.a. passive income with only 3 properties. We have intentionally used very conservative numbers and assumptions and designed for Australian conditions. Under real conditions, the client can easily reach this retirement goal in half the time. This is general information, not financial advice —your borrowing capacity, tax, land tax, and risk tolerance matter.

Where are Buyers Buying in Melbourne in 2025? A Must-Read Guide if You Are Buying Your Melbourne Property Five months have passed, and you're not alone in wanting to buy your first home, next home, or investment property in Melbourne. But have you ever wondered where everyone is buying? We have dug into our data analytics and found a few surprising locations. The Melbourne property market is waking up from its extended slumber. With interest rates easing and buyer confidence returning, we’re seeing a surge of activity in the Melbourne property market. This includes first home buyers, upsizers, downsizers, and seasoned interstate investors alike. But the real question on everyone's mind is: where are buyers buying? After all, strength lies in numbers, and following the crowd can be a safe way to "lazy-shop" for properties. Or is it? We'll come to the answers later. At Concierge Buyers Advocates , our Melbourne-based buyers' agents use data analytics to identify and pinpoint high-performing locations for our home buyers and property investors. As we approach the end of the first half of 2025, the first five months have already revealed some surprising shifts — and savvy buyers are capitalising early. We examined our data and identified the Melbourne suburbs that are popular with buyers. Whether you're looking to buy your first home, upgrade, downsize, or build a high-growth investment portfolio, we’ve compiled a data-backed list of the Top 5 Popular Suburbs in Melbourne — tailored to every budget. This exclusive report is based on real sales and price growth data from January to May 2025 — knowing this list may give you a head start before the rest of the market catches up. 💰 Best Suburbs for Under $750k in Melbourne Entry-Level ($500K – $750K): First Home Buyer Favourites Let’s begin with one of the most active segments in Melbourne’s property market — first home buyers . In the $500K–$750K range, affordability is everything. Buyers in this bracket often focus on value for money , liveability , and long-term potential — without stretching their budgets. For many, it’s about affordability and pragmatism , and getting a foot on the ladder in suburbs that still offer convenience, infrastructure, and a sense of community. Based on sales data from the first five months of 2025, here are the Top 5 Popular Suburbs for first home buyers: Suburb  Typical Price Werribee 3030, VIC $658,468 Wollert 3750, VIC $677,266 Mickleham 3064, VIC $661,181 Wyndham Vale 3024, VIC $582,625 Fraser Rise 3336, VIC $679,752 💼 Best Suburbs for Under $1.3million in Melbourne Mid-Range ($750K – $1.3M): Upgraders & Young Families Next up, we look at the most popular suburbs for upgraders and growing families . If you're a first home buyer ready to upsize your home, or your family has outgrown your current home, this is the price bracket where lifestyle , space , and long-term growth potential become top priorities — while affordability still plays a key supporting role . You’re likely searching for suburbs with larger homes, better schools, green spaces, and great community infrastructure — all within a reasonable distance from the city or key job hubs. Based on sales volume and price movement from January to May 2025, the Top 5 Popular Suburbs for Melbourne families and upgraders this year are: Suburb  Typical Price Sunbury 3429, VIC $821,848 Berwick 3806, VIC $1,065,472 Point Cook 3030, VIC $929,104 Truganina 3029, VIC $780,396 Clyde North 3978, VIC $839,479 🏡 Best Suburbs for Under $2.5million in Melbourne Premium ($1.3M-$2.5M): Luxury Living & Long-Term Capital Growth In the premium bracket, buyers are not just looking for a home — they’re investing in lifestyle , prestige , and long-term capital growth . This price range attracts discerning buyers who prioritise quality amenities , access to elite schools , convenient transportation , and neighbourhood character . Many suburbs in this range are established areas offering leafy streets, architectural charm, proximity to the CBD or the beach, and a strong sense of community — making them perfect for established families, professionals, and prestige-seeking investors. Based on strong market activity and buyer demand from January to May 2025, the Top 5 Popular Suburbs in Melbourne's premium property market right now are: Suburb  Typical Price Glen Waverley 3150, VIC $1,944,315 Essendon 3040, VIC $1,623,395 Mount Waverley 3149, VIC $1,840,308 Mornington 3931, VIC $1,374,601 Brunswick 3056, VIC $1,331,312 🏡 Best Suburbs for $3million and Over in Melbourne Ultra Premium ($2.5M+): Ultra Luxury & Statement Properties For many, these suburbs sit firmly on the aspiration list — but for those ready to make a statement, Ultra Premium locations are where luxury, exclusivity, and status take centre stage. In this elite bracket, the house is more than just real estate — it’s a status symbol . The suburb, the street, the architectural detail, and the proximity to prestige schools or the beach all reflect a lifestyle where money is no object . For these buyers, capital growth is secondary — it’s about legacy, lifestyle, and location. Unlike the mass-produced wannabe-prestige French provincial-type houses found in some premium suburbs, homes in this category are typically custom-designed, architecturally one-of-a-kind masterpieces — whether it's a heritage-style estate, a modern clifftop/seaview residence, or a private compound with its own tennis court. So, if you’re ready to make a lasting statement and scream "I've arrived," and buy your place in Melbourne’s most exclusive neighbourhoods — here are our Top 5 Popular Ultra Premium Suburbs in 2025 : Suburb  Typical Price Brighton 3186, VIC $3,194,470 Brighton East 3187, VIC $2,554,333 Balwyn 3103, VIC $2,992,306 Hampton 3188, VIC $2,609,341 Glen Iris 3146, VIC $2,517,432 What You Really Need to Know About These Top 5 Popular Suburbs in Melbourne Having seen the latest statistics, you might be wondering — what does this all mean for me as a buyer or investor in 2025? It’s one thing to know where the popular suburbs are — but it is another to understand if any of these popular Melbourne suburbs are good locations that meet your needs and goals. While following the crowd is a preferred strategy for buyers and investors who either do not have the time or do not know how to identify good locations that meet their goals, it is not the right strategy if you intend to outperform and outsmart the real estate market. How to Use the Popular Melbourne Suburbs Data the Right Way So, you've got the data on Melbourne's top-performing and most popular suburbs for 2025. What's next? Before jumping into the market, it’s important to understand how these suburbs relate to your personal property goals — whether you're buying your first home, upgrading, or investing for long-term capital growth or yield. With over 20 years of experience as Melbourne-based buyers advocates, we know one thing for sure: 👉 Every buyer is different. What works for one often doesn’t work for another. Below are key insights to help you use this information strategically and avoid common property-buying mistakes. 🔍 Understand Why Buyers Are Buying in These Suburbs While statistics such as Melbourne Top 5 Popular Suburbs or Top 3 Boom Suburbs in Melbourne might show what has happened, they are just a starting point for your own due diligence. They may be critical starting points, but do not rely on such data blindly. Yes, they show what’s happened. But data without context can be dangerous. We’ve seen many buyers fall into the trap of buying into a hot suburb simply because they saw it is trending — only to realise it doesn’t align with their goals. While the luckier ones turned to us for help in time, many others felt buried by the burden of having bought in popular and overpriced locations and struggled to seek timely help. ⚠️ A Popular Location May Not Be the Right Location for You Just because everyone else is buying in a certain suburb doesn’t mean you should. For example, some of these popular Melbourne suburbs are greenfield suburbs, ideal for new house-and-land packages. But are they suited to your goals? ➡️ Are you after long-term capital growth? ➡️ Are you looking for a high-yield investment? ➡️ Are you planning to live there long-term? In fact, following the crowd into popular suburbs will often lead to overpaying, because it is a supply-demand thing. Once a list is published, buyers will flock to those locations, consequently pushing prices up. You will often miss out on suburbs with better long-term growth. 📊 What High-Performance Property Investors Really Look At At Concierge Buyers Advocates , we don’t chase headlines. We look deeper. We focus on facts, not hype. We analyse data to read and interpret the information, extracting the relevant insights from these data. We understand every property is different. We understand every buyer is unique. That is why our services and searches are tailored to each buyer's property goals and brief. Depending on the individual buyer's brief, our team of buyers advocates analyses the relevant indicators, including: Rental demand and vacancy rates Housing supply pipelines Buyer profiles Demographic shifts and lifestyle demand Sales volume and stock turnover rates These indicators change monthly — sometimes weekly — and looking at the right indicators will often tell us market shifts before they’re reflected in sale prices. Did you know sales prices are usually about 2 to 3 months late in reflecting market shifts? 🚀 Don’t Follow the Crowd. Lead It. Buy With Confidence. Many buyers unknowingly chase overhyped suburbs, only to realise too late they’ve missed the wave. As Melbourne's top buyers advocates , we help you avoid costly mistakes by identifying suburbs with true, sustainable growth potential — before the mainstream media catches on. With our expert buyers agents on your side, you’ll be able to: ✅ Buy into suburbs with real, sustainable growth ✅ Avoid rookie mistakes and overpriced locations ✅ Tailor your property journey to your specific goals ✅ Buy ahead of the market — not behind it 📉 Why “Top Boom Suburb” Data Alone Can Be Misleading While headlines like “ Top 10 Boom Suburbs in Melbourne ” or “ Best Places to Buy Now ” make for great clickbait and social media headlines, here is the truth: These lists are mostly useless — unless you understand the data behind them. Yes, they create attention. Yes, they’re exciting. But for most buyers, they provide little real value without context, timing, or a clear understanding of your personal strategy. 🚨 Beware of the “Three Boom Suburb” Hype In our 20+ years as buyers advocates, we've seen many “spruikers” claim to have found secret BOOM suburbs. But here’s the reality: Many of these locations are already overpriced - They sell brand new off-the-plan properties Others are manufactured through aggressive marketing Some have little long-term potential once the hype fades Even when published by mainstream media, these suburb rankings are often 6 to 9 months behind real market movements . Why? Because: 📊 It takes 2–3 months for a price blip to register a trend 📈 Another 3–6 months is needed to confirm that trend is consistent 📰 Then, media wait a further 2 months to confirm its “newsworthiness” before they publish 💥 What They Don’t Tell You About Suburb Rankings By the time the suburb hits a headline, most of the growth is already priced in . Suburbs such as Point Cook, Ringwood, Wyndham Vale, and Wheelers Hill have already experienced price growth of between 20-30% in recent years. At this point in time, savvy investors will be asking: Will they experience further growth? What about the popular but not-so-popular suburbs? Where are the real " hidden-gem " suburbs? 🔥 The Juiciest Suburb Data No One Talks About So, what’s the real cream of the crop when it comes to buying your property? The truth is — identifying the next booming suburb isn’t about headline stats or mainstream media buzz. It takes deep analysis of 30-50+ critical property market indicators — including housing supply, demographics, buyer profiles, rental demand, vacancy rates, and more. It’s not something you’ll find in a generic report — and it’s definitely not something the average buyer can interpret without a strong foundation in data science, data analysis, and property economics. Buyers Advocates like us usually find it most effective to take these complex datasets and custom interpret them based on the buyer's unique needs and goals — whether you're a homebuyer or a property investor. We don’t give you cookie-cutter suburb lists. We provide strategic suburb shortlists, backed by data, tailored to your brief. 🧠 Smart Buyers Think Ahead — Not Behind At Concierge Buyers Advocates , we don’t chase trends — we predict them . While others follow outdated data and media hype, we subscribe to data and further refine them in-house to identify leading market indicators to uncover high-growth suburbs before they go mainstream . If you’re serious about buying the right property in 2025 — whether it’s your first home or your next investment — now’s the time to act. 💬 Ready to Buy in 2025? Let’s Help You Buy the Right Property at the Right Price We’re not just another real estate agent. We’re licensed Melbourne buyers agents who work exclusively for buyers — our one-stop property buying process helps you outsmart the market and buy with clarity, confidence, and zero pressure. What We Offer: ✅ Tailored suburb shortlists based on your goals and budget ✅ Access to exclusive off-market properties ✅ On-the-ground insights from experienced local buyers advocates ✅ Full end-to-end buying support — from search to settlement 🏡 Get Started Today: ✔️ Book your free, no-obligation consultation ✔️ Let us help you create a winning property strategy ✔️ Discover suburbs others haven't spotted yet ✔️ Avoid overpaying — and buy with confidence 📞 Call us now or 📩 Contact us online to start your 2025 property journey with Melbourne’s trusted buyers advocates. Disclaimer: https://www.conciergebuyersadvocates.com.au/copyright-and-disclaimer

So you think it is impossible to retire with only 3 properties? Here is a realistic, numbers-first simulation of how a disciplined investor could build to $60k p.a. passive income with just 3 investment properties, starting with $100k cash. The numbers and assumptions used in this examples are intentionally conservative and designed for Australian conditions (think Melbourne / Victoria land tax and typical yields, and very conservative growth). This is general information, not financial advice—your borrowing capacity, tax, land tax, and risk tolerance will affect what you can and should buy, and thus your outcome. So, let's start! Step by Step Guide to Building a Retirement Portfolio with only $100k cash. Generate ~$60,000 net passive income p.a. from property, sustainably. Starting Point Cash: $100,000