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Buying property can feel like navigating a maze blindfolded. There are so many twists and turns—from finding the right location to negotiating the price, and then the endless paperwork. But what if you had a guide who not only knew the maze inside out but also held your hand every step of the way? That’s exactly what Melbourne property advocates do. They simplify the entire property buying process, making it less stressful and more rewarding. Why Melbourne Property Advocates Are Game Changers Imagine trying to buy a house without knowing the local market trends, the best suburbs, or how to spot a hidden gem. It’s like trying to find a needle in a haystack. Melbourne property advocates bring their deep knowledge of the city’s property landscape to the table. They have the knowledge, data analytics and tools to objectively identify which suburbs are up-and-coming, where the best schools are, and which areas offer the best return on investment, best growth prospects, etc. A good set of tools such as those used by Concierge Buyers Advocates, have over 100 indicators to help you get ahead, identify where you should buy, before other buyers. They don’t just help you find a property; they help you find the property that fits your needs and budget perfectly. Plus, they have access to listings that aren’t always available to the public. This insider access can be a game changer when you want to snap up a great deal before anyone else even knows it’s on the market. Melbourne suburb with modern houses and green spaces How Do They Make Buying Easier? Let’s break it down. Here’s how a property buyers advocate such as Concierge Buyers Advocates simplifies your journey: Tailored Property Search : They listen to your needs and preferences, then filter through thousands of listings to find the best matches. Market Analysis : They provide detailed reports on property values, recent sales, and future growth potential. Negotiation Experts : Buying a property isn’t just about the sticker price. Advocates negotiate on your behalf to get the best deal possible. Due Diligence : They check for any legal or structural issues, so you don’t end up with a money pit. Time Saver : Instead of spending weekends visiting properties that don’t fit your criteria, they do the legwork for you. Stress Reduction : They handle the paperwork, deadlines, and communication with sellers and agents, so you can breathe easy. It’s like having a personal property concierge and advisor for your property purchase. And who doesn’t want that kind of VIP treatment? Is it Worth Engaging a Buyer’s Agent in Melbourne? You might be wondering, “Is a buyer’s agent really worth the service fees?” The short answer: absolutely. Here’s why: Cost Savings : While you pay a fee for their service, they often save you thousands by negotiating a better price or spotting hidden costs. Expertise : They know the pitfalls to avoid and the opportunities to seize. Emotional Buffer : Buying property can be emotional. Independent Buyers Advocates keep things objective and focused on your best interests. Access to Off-Market Properties : These can be the best deals, and you won’t find them on public listings. Faster Process : They streamline everything, so you’re not stuck in limbo in research or waiting for responses or paperwork. Think of it this way: if you’re investing hundreds of thousands or even millions, investing a bit on expert guidance and help is a smart move. It’s like hiring a financial advisor for your property purchase. How to Choose the Right Property Buyers Advocate in Melbourne Not all advocates are created equal. Here’s what to look for when choosing your property buying partner: Local Expertise : They should know Melbourne’s suburbs like the back of their hand. Track Record : Ask for testimonials or case studies of past clients. Transparent Fees : Make sure you understand how they charge and what’s included. Communication : You want someone who keeps you in the loop and answers your questions promptly. Professional Accreditation : Look for membership in industry bodies or certifications. Personal Fit : You’ll be working closely with them, so trust and rapport matter. If you want a trusted expert, consider a property buyers advocate melbourne who ticks all these boxes. They can make your property journey smooth and successful. Property buyers advocate explaining house plans to client What to Expect When Working With a Buyers Advocate Once you decide to work with a Melbourne property advocate, here’s what typically happens: Initial Consultation : You discuss your goals, budget, and preferences. Property Shortlist : They send you a curated list of properties to consider. Viewings : They arrange and accompany you on property inspections. Market Insights : You get detailed reports and advice on each property. Offer and Negotiation : They handle the offer process and negotiate terms. Contract Review : They help you understand the fine print before signing. Settlement Support : They coordinate with solicitors, banks, and other parties to ensure a smooth settlement. Throughout this process, you’re not alone. Your advocate is your ally, advisor, and negotiator rolled into one. Unlocking the Full Potential of Your Property Purchase Buying property is more than just a transaction. It’s about securing your future, building wealth, and finding a place to call home. With the right Melbourne property advocates by your side, you’re not just buying a house—you’re making a smart investment. They help you avoid costly mistakes, spot opportunities others miss, and negotiate deals that put money back in your pocket. Plus, they save you time and stress, so you can focus on the excitement of moving into your new place. The Emotional Journey of Home Buying Let’s take a moment to acknowledge the emotional rollercoaster that comes with buying a home. It’s not just about bricks and mortar; it’s about dreams, aspirations, and usually, a lot of anxiety. When you work with a good property advocate, they help ease those worries. They provide reassurance and clarity, ensuring that you feel confident in your decisions. After all, this is likely one of the biggest investments you’ll ever make! The Financial Aspect of Property Buying Now, let’s talk numbers. Buying property is a significant financial commitment. It is essential to understand your budget and what you can afford. Your advocate will assist you in navigating these, helping you to make informed decisions. They’ll also help you explore financing options, ensuring you get the best mortgage deal possible. This financial guidance is invaluable, especially for first-time buyers who may feel overwhelmed. Building a Long-Term Relationship Working with a property advocate doesn’t have to be a one-time affair. Many buyers find that they develop a long-term relationship with their advocate. As your needs change, your advocate can continue to provide guidance and support, often for free, out of goodwill. Whether you’re looking to upgrade, downsize, or invest, having a trusted expert by your side can make all the difference. Conclusion: Your Dream Property Awaits So, if you’re ready to take the plunge but want a smoother, smarter path, consider partnering with a professional advocate. Your dream property is waiting—and with expert help, it’s closer than you think. With the right guidance, you can navigate the property maze with confidence. Let’s make your property dreams a reality together!

For most novice property investors in Australia, “investing” means keeping up with the Joneses and buying a certain magical number of properties to win that bragging war at BBQs. But for the seasoned investors, building sustainable financial freedom is often the ultimate goal in doing so. However, very few (even seasoned investors) have a clear, written property investment exit strategy . Equally important (if not more) than buying is planning how you will exit . How do you know when a property has stopped performing? What will you do if it does? What happens if your goals change, or you need to free up equity or reduce debt? Or even, how do you know you have arrived? The exit strategy is often the missing piece in a property investor’s plan. What is the Exit Strategy in Property Investment? An exit strategy in property investment is a pre-planned process for liquidating your property investment to realize profits, pay off loans, or transition to other goals. Essentially, it involves deciding how and when to cash out your equity, whether by selling, refinancing, holding for income, or passing it on to your loved ones. Having a pre-planned practical exit strategy ensures you maximize returns and avoid forced sales. Think of it as the end game of your property investment journey. It maps out where you want to be and how you’ll get there. Importance of an Exit Strategy An exit strategy is an important component of your property investment journey and risk management. Property investment is not always a bed of roses. Even for the experienced, buying a dud or non-performing property is common. It doesn't matter how much due diligence you do, situations change, laws change, and economies change. There will be times when you need to review your investment portfolio and optimise your holdings. Having a clear exit strategy helps you identify the problems and decide what your next steps are: What types of properties should you buy and hold long-term? When should you sell? What can you do to maximise your portfolio returns? What can you do to maximise your returns on selling? How do you identify and manage underperforming properties? How do you reduce tax and debt? Why Exit Strategies Matter in Property Investment Every property journey has two transactional parts: Buy – identifying the right property, ownership structure, mortgage structure, and buying process. Sell (or exit) – knowing what to sell , when to sell , and how to sell or restructure to maximize your returns. Most investors obsess over the first stage (buying) and ignore the second (selling) until they’re forced into rushed decisions under pressure. A well-planned exit strategy helps you: Maximize long-term returns. Minimize tax where possible. Manage and reduce debt. Avoid panic decision-making. Produce more reliable retirement income. Proactively restructure your portfolio as the market and your life change. Successful investors know when they have arrived and when they can start taking a step back and really enjoy life. The Top 6 Exit Strategies for Property Investors in Australia In this article, we break down the six most common exit strategies used by property investors in Australia. The property advisors at Concierge Buyers Advocates help investors review their property portfolio objectively, identify underperformers, and plan their long-term outcome before buying their next property. Before we proceed, here is an Important disclaimer: Exit strategies discussed here are general and for educational purposes only. You should not act on this information without seeking appropriate financial, tax, legal, and property advice tailored to your personal situation. 1. Sell to Pay Down Debt (or Pay Off the Family Home) Selling one or more investment properties to pay down the mortgage on your family home is one of the most traditional and popular exit strategies in Australia. How it works You buy and hold quality investment properties, allowing time for capital growth. Then, you sell some of them to: Pay off your family home. Clear other investment loans. Cash out a lump sum for retirement or lifestyle. Many investors use the equity growth from two or three well-chosen properties to eliminate the family home loan mortgage debt. Pros Simple and easy to understand. Suitable for conservative and less-experienced investors. Can remove a major source of financial stress. Creates a debt-free base for retirement. Cons Capital Gains Tax (CGT) may apply when you sell your investment properties. Results depend heavily on buying the right properties in the first place . Selling at the wrong time can reduce returns. You lose the long-term passive rental income from the properties you sell. 2. Pay Off One Property at a Time Instead of selling, some investors focus on paying down their investment loans gradually. How it works Switch to or maintain principal and interest (P&I) repayments. Direct surplus cash, rent, offset savings, and bonuses toward one target loan. Once that property is paid off, redirect the improved cash flow to the next property. Pros Builds wealth by steadily reducing debt. Lowers financial stress as each loan is cleared. Keeps on enjoying equity growth on those properties you're still holding. Creates debt-free, income-producing assets you can hold for life. Cons Can take decades, especially if rental income and wage growth are modest. Requires disciplined savings and stable income. More aggressive, growth-focused investors may find better uses for their capital. 3. Live Off Rent and Equity (Long-Term Hold Strategy) Some investors plan to never sell . Their strategy is to buy well, hold long-term, and live off rental income and controlled equity releases . How it works This strategy suits properties that are: Neutral or positive cash flow (after all costs). In strong rental demand areas. Capable of generating rising rents over time. The goal is to eventually replace your income through property , using a mix of: Inflation-linked rental income. Sensible refinancing (while still meeting serviceability tests). Pros No CGT triggered if you don’t sell or transfer. You maintain ownership and control of all assets. Provides predictable passive income in retirement. Can work well for investors who start early and build steadily. Cons Requires properties that grow in both value and rent, which rarely happens without very active asset selection and management. Later-life refinancing can be difficult if serviceability is tight. You may carry debt into retirement. Some investors hate this. Investors starting later in life may not have enough time for growth and compounding to do the heavy lifting. 4. Refinance to Expand Your Portfolio Another common strategy is to refinance and recycle equity instead of selling. This is more aggressive and carries much higher risk. How it works You refinance a high-performing property to unlock equity and use the released funds to: Buy another investment property. Renovate to increase value and rent. Pursue development, subdivision, joint ventures, or flips. Pros Can accelerate portfolio growth when done carefully. Lets you keep your existing assets while using them to fund new opportunities. Can be highly effective in the right Melbourne and Victorian growth corridors . Cons You are taking on more leverage and more risk . Property selection, due diligence, and feasibility become critical. One wrong property can lock you in debt forever. Development and flipping strategies are hands-on and high risk. Highly sensitive to interest rate rises and lending policy changes. Requires strong cash flow and buffers while projects are underway. 5. Portfolio Rebalancing: Sell Underperforming Assets Let’s be honest: not every property will perform. Some will underperform or become “toxic” , costing you hundreds of thousands over the years if you hold blindly. It is important to identify poor performers and nip this in the bud early. The same compounding effect that helps you build wealth can also bring you down quickly. Regular portfolio reviews are essential so you can identify: Low-growth, high-stress properties. Assets not suited to your investment goals and strategy. Markets where your money could work harder elsewhere. How it works You consider selling properties that: Have shown weak or flat growth over a reasonable time frame. Are consistently cash-flow negative with low prospects of improvement. Require high maintenance or constant repairs. Underperform other assets in your portfolio. Sell or explore ways to improve its performance. You then reinvest the freed-up capital into stronger markets or more suitable properties. Pros Improves overall portfolio strength and resilience. Reduces time and stress spent on problem properties. Allows you to reposition into better locations or assets. Cons CGT and selling costs may apply. Requires a good understanding of the market and timing. You need the skills (or professional help) to correctly identify poor performers. May involve engaging paid services from property, tax, and legal professionals. 6. Hand Your Portfolio to Your Children (Generational Wealth) For some investors, the priority is long-term family wealth , not personal consumption. The investment plan is to pass the portfolio to children or future generations. How it works Often this involves: Holding properties in an appropriate trust or entity structure . Transferring control (not necessarily ownership) at the right time. Combining legal, tax, and estate planning advice to reduce unnecessary tax and protect assets. Pros Strong intergenerational wealth-transfer strategy. Keeps assets and income streams within the family. Can minimize tax and provide asset protection when correctly structured. Children can continue benefiting from rental income and growth. Cons Requires careful setup from day one. Specialist legal and accounting advice is essential. Children must be financially responsible, or risks can increase. Wrong structure or poor execution can still trigger tax issues later. Any changes in ownership structures can trigger CGT. What is the Best Exit Strategy for Property Investors in Melbourne? There is no single "best" exit strategy . Every investor and property is different. The best exit strategy for you depends on many factors, including: Your age and retirement timeline. Household income and job stability. Risk appetite and stress tolerance. Number and type of properties in your portfolio. Your current and future loan structures. Rental yields and capital growth trends. Your comfort with higher-risk projects or joint ventures. Most successful investors in Australia use a combination of strategies, such as: Selling 1–2 properties to pay down the home loan. Holding selected cash-flow assets long-term for passive income. Refinancing a high-growth property to fund the next purchase or a renovation. This combination, as well as the properties in the combinations, will change as the property market or investment conditions change. A portfolio review will help you identify the best combination. Whoever pushes one single strategy or the same property to everyone has no idea what they are talking about and is acting more like a salesperson or spruiker than an independent property adviser. The right exit strategy comes from: Knowing what you already own. Understanding your goals and family plans. Regularly reviewing performance and risk. Adjusting your plan as life and markets change. How Concierge Buyers Advocates Helps Investors Plan Their Exit At Concierge Buyers Advocates , we work with homeowners and investors across Victoria and Australia to: Analyse their portfolio – growth, yield, debt, holding costs, and risk. Identify which properties to keep, improve, refinance, or sell . Determine the best disposal method to maximize returns, such as: - Renovate and sell. - Subdivision or redevelopment. - Knock-down rebuild. - Joint venture options. Model different cash flow vs capital growth outcomes. Work with your accountant on CGT and other tax considerations. Help you align your next purchase with a clear exit strategy. Before you buy or sell, a portfolio review and strategy session can save you years of trial and error. FAQ: Exit Strategies for Property Investors in Australia 1. When should I start planning my property investment exit strategy? Ideally from day one, before you buy. Your exit plan influences what you buy, how you structure the loan, and whose name or entity you use. 2. Do I have to sell all my investment properties to retire? No. Many investors combine selling some properties, paying down debt on others, and holding selected assets for long-term income. 3. How often should I review my exit strategy? At least every 12–24 months, or sooner if your income, family situation, interest rates, or the property market changes significantly, such as effects of pandemic, fuel blockade and/or war. Planning Your Exit Strategy? Whether you’re planning your first investment or reviewing an established portfolio, your exit strategy will determine your long-term results. Get your free session now: “Not sure which exit strategy suits your portfolio? Book a free 30-minute Exit Strategy Review with Concierge Buyers Advocates.” Book a free strategy call with Concierge Buyers Advocates, and we’ll help you: Map out your exit options. Stress-test your current portfolio. Plan smart next moves for 2026 and beyond.

This is not really new, but increasingly there is a dangerous lazy habit creeping into Melbourne’s property investment scene — crowdsourcing . "Where Are The Best Suburbs to Invest In?" It is common to see "investors" flocking to Reddit threads, Facebook groups, and Telegram chats, hoping strangers will tell them where to buy next. They prefer to call it “collective wisdom.” But, let’s be honest. It’s mostly collective confusion . Crowdsourcing is the comfort food of bad (and lazy) investors. It feels smart because you think you are “researching,” but in reality, it’s just outsourcing your thinking to people who often have no clue. Blind Leading the Blind Yes, that's right. Crowdsourcing is not smart. It is dangerous. It is just outsourcing to people who often have no clue. They have no clue what you are looking for, no clue what your goals are, no clue of your risk appetite, etc. They basically do not know you (and neither do you know who they are) and have no clues about you. What are the risks of CrowdSourcing Investment Ideas? 1. The Herd Mentality: Where Smart Money Goes to Die When everyone’s talking up the same suburb, say, “Sunshine’s the next Brighton”, the party’s already over. They have already bought! And by the time a suburb trends on social media, enough people would have bought in them, driving prices up and yields would have thinned. How much further will it go, is the real question. Try asking that, and no one really have a clue. There is no crystal balls into the future, and anyone who said they have "20% more to grow" is simply pulling numbers out from their bums. Are you the going to be the fool who bought at the peak? Remember WA just a few months ago? It was hot. But We've been saying prices have peaked. It has. Where is it heading next? Crowds don’t predict booms — they arrive late and push each other into overpaying. That’s not strategy. That’s sheep behaviour with spreadsheets. 2. Opinions Masquerading as Data Crowdsourced insights rarely come with evidence. You’ll see claims like “rents are up 20% in Glen Waverley”. Often, it is based on one listing, one story, one friend. And you heard this from one stranger. That's the spruikers' favourite "case study". No methodology. No context. No clue. Real data requires verification, not social media upvotes. 3. Echo Chambers and Bias Loops Investor groups quickly turn into echo chambers. One person says “Melton’s undervalued,” and fifty others agree because they want it to be true. No one asks, “What’s the vacancy rate?” or “Why?” Crowds reinforce feelings, not facts. 4. Spruikers in Disguise Many online “investors” are just marketers and sales agents with fake profiles, pushing off-the-plan stock or development projects. They pose as friendly helpers, drop “hot tips,” "secret BOOM suburbs", and subtly sell you their agenda. When you follow the crowd, you’re not investing. You’re being sold to. 5. Relying Solely on Data? It is Outdated Intelligence. Data is a reflection of buyer behaviour. Ie data always lags. You need to be on site , on the ground to gauge buyer sentiments BEFORE the data reflects buyer sentiments. By the time the data agrees a suburb is booming, the data is already stale. It is already 6-12 months too late, as that is how long it takes for data to show any readable trend. Our Data Scientist and Principal Buyers Advocates Rayson, explains why in this article . Crowds react months behind the professionals. It’s like buying shares and stocks after you see them doubling in prices. Exciting, but dumb. 6. No Local Knowledge Most online advice ignores local nuances: Overlays, school zones, dwelling covenants, bush fire and flood zones, etc. All invisible to the untrained eye. Crowdsourcing doesn’t account for why some streets grow and others stall. They claim "Glen Waverley is great!" but have no idea where the good pockets are, and why are they great! And they probably don't know the fate of 2 identical houses can be very different even if they right next to each other. The risk of you end up buying “the next big thing” … next to a waste facility or a cemetary. 7. Misinterpreted Data Even when people quote statistics, they often get them wrong. Or worse, they mislead you with irrelevant or misinformed data. Data never lies. It's the narratives that are often manipulated to fit their agenda. Median price ≠ capital growth. A new café ≠ gentrification. Crowds love patterns that don’t exist. You need a combination of Macro and Micro statistics to understand the area. 8. Anecdotes = Entertainment, Not Evidence Everyone online has a success story. “My mate doubled his money in Frankston!” Sure. For every one of him, there are fifty who didn’t. Anecdotes are marketers' quote, not research. 9. Wrong Crowd, Wrong Goals Investor forums are filled with people chasing fast cash flow, renovation flips, or crypto-style gains. Let's put it this way. If they believe a location still have significant growth potential, why aren't they buying? If they are, why are they recommending it, thereby creating buying competition for themselves? When they are done buying, it's time to sit back and watch it grow. That is the time to hype the location. Generate enough "demand" to drive up prices, before they sell it to the next lazy investor who will buy from them at the peak. Got it? If you’re after long-term stability or family-grade growth, their advice doesn’t fit your playbook. They’re not wrong — just irrelevant to you. 10. Too Many Voices, Not Enough Action The more you ask, and the more you scroll for information, the less you act. Every real investors have their own little agenda. Investors will always try to generate enough hype in the location they had invested in. Watch the hype build, watch prices grow, then sell and take profit. Crowdsourcing never ends well. You will end up chasing 20 different towns and suburbs, each with different characteristics, demand-supply dynamics, socio-economic statuses, good/bad pockets, etc. You think you analyse them all? Watch Analysis Paralysis kicks in. Too many “maybes,” too many "this is good", too many "trust me". There are too many moving parts to consider, and you only have ONE try. You waste months comparing notes while smart diligent investors quietly move on to the next upcoming hot spot to buy the good stock. This is what happens when you crowdsource. 11. Emotional Whiplash Crowd sentiment changes daily. In fact, it change from person to person, and forum to forum. One week it’s “boom times,” next week it’s “the crash is coming.” If your confidence swings with the comments section, you’ll never buy anything worthwhile. Here’s the Truth A wise man once said: “Everyone pays for their lessons. Some pay to avoid issues. Some pay through errors." Crowdsourcing is how lazy, clueless investors try to skip the tuition, and they will end up paying the hard way, through mistakes, bad suburbs, or poor timing. If you’re serious about building wealth, stop chasing free advice from people who can’t even value their own opinion. Do you own research, or get some professional advice. The Smarter Way Forward You really only have got two good options to avoid paying through mistakes: Get Educated. Learn how to find the data, interpret it, read planning maps, and assess value like a professional. If you want to DIY it, do it properly. Take a course, subscribe to reputable data providers, and cross-verify everything. Slice and dice your data until you get a verified answer. Get Help. Hire an experienced Melbourne buyers advocate . Someone who knows the location and analyses suburb data daily, filters the noise, and protects you from overpaying. At Concierge Buyers Advocates , we use data, not gossip, not crowdsourcing. We read the fine print and talk to people who actually know what’s happening on the ground. We buy in areas before they boom. Before they are mentioned in social media and forums. Crowds guess. Professionals confirm. One builds wealth; the other builds regret. Final Word Crowdsourcing isn’t research. It is laziness and cluelessness dressed up as strategy. If you want to win in Melbourne’s property market, stop asking the crowd what to buy. Learn the game or hire someone who already knows it. Because every investor pays for their education. The smart ones just pay once.

Auction sales are the loudest way to sell a property in Australia. High energy, public theatre, and sometimes a jaw-dropping price. Other times? Silence, a bruised ego, and a “passed in” sign that sticks to your property like a bad smell. If you’re deciding whether to auction your home or investment property, here’s the truth: auctions are a strategy, not a default. When the property and market conditions are right, auctions can create great outcomes for the vendors (sellers). But when they’re wrong, auctions can burn time, money, and hurts property values. More often than not, auctions are wrongly being recommended by sales agents, and used when they shouldn't have. There is a reason why sales agents are pushing auctions. And it will not be what you want to hear. We will cover this later in this article. This guide breaks down the key advantages, disadvantages, costs, buyer psychology, and when auctions work best—particularly for Melbourne sellers. How Does An Auction Sale Work? An auction campaign usually runs 3–5 weeks and is built around one goal: create and concentrate demand into one moment, forcing buyers to compete publicly, and hoping the competition will push prices up. The typical auction sale process is: Set method of sale (auction vs private sale vs EOI) Price strategy (Statement of Information, indicative selling price, reserve planning) Marketing campaign (photos, floorplan, ads, boards, portals, socials) Open for inspections + buyer follow-up Auction day (bidding, vendor bids where permitted, reserve decision) Sold under the hammer or passed in then negotiate It is this easy, if things happen in a textbook fashion. But it doesn't. From a buyer's experience, perspective, over 90-95% of property purchases comes with its own set of curve balls. Experience is needed to handle these to your (the buyer's) advantage. One wrong step, and it may mean over paying for a lemon. Make lemonades you say? Not all lemons can be made sweet. The Benefits of Selling by Auction 1) Competitive tension can push the price up Auctions are designed to turn buyer interests into buyer competition. When multiple bidders are emotionally invested, price becomes less about “valuation” and more about "egos" and “winning.” Auctions are usually best suited for: Family homes in strong school zones Period homes / character homes “A-grade” properties with broad appeal Scarce supply locations (tight stock) 2) Unconditional contract (less mucking around) In Melbourne and most Australian markets, properties bought at auctions are unconditional (no finance clause, no cooling-off once signed on the day). This benefits sellers as it reduces fall-over risk compared to private sales with conditions. But it shifts risks to the buyers. Do your complete due diligence before turning up at the auctions. 3) Clear deadline means faster (and hasty) decision-making Buyers act when there’s a clock. Auctions create urgency, compress days on market, and reduce the endless “we’re still thinking” delays. 4) Transparent market feedback Open homes, enquiry volume, and bidding behaviour give strong signals. If positioned correctly, you will find out quickly whether the market loves it, likes it, or rudely rejects it. 5) Strong fit for unique properties (sometimes) Unique layouts, premium views, corner blocks, boutique apartments. When comparable sales are scarce, auctions can help with price discovery. The Problems with Selling by Auction 1) Upfront marketing costs (win or lose) Auction campaigns can cost much more because, in addition to the usually marketing marketing costs, you will need to pay up to $2000 upfront for an auctioneer. If it doesn't sell and passes in, there's no refund. 2) “Passed in” can weaken your negotiating position Yes, you get to set your "reserve price". But if you don’t sell under the hammer, buyers sees red flags . The psychology shifts from competition to uncertainty. And buyers will ask: “What’s wrong with it?” 3) Price uncertainty can scare off good buyers Some buyers hate auctions. And this is especially true for: finance-sensitive buyers introvert buyers cautious professionals overseas / interstate buyers unfamiliar with the process buyers who don’t want public bidding You can lose quality competition if the method doesn’t suit your buyer pool and market. 4) Auction outcomes are very sensitive to market mood In quiet or uncertain markets, auctions can become a lottery: fewer bidders more “watchers” higher pass-in risk Private sales can be steadier and more certain (for vendors) when buyers want time and certainty. 5) The risk of “underquoting perception” and compliance complexity (VIC) In Victoria, pricing is heavily regulated. Every agent is supposed to publish a Statement of Information (SOI), which was supposed to be a realistic price guide. This has however, often been misused by agents who are "bad at appraisals", providing unrealistic SOIs. Such "missteps" create distrust and can reduce buyer engagement—or worse, attract complaints. Comparison Table: Auction vs Private Sale Factor Auction Private Sale Buyer Urgency High Medium Price Outcome Can exceed expectations in hot demand Often closer to market value Contract Conditions Unconditional May be conditional Best Market Rising/Competitive markets Flat/soft/uncertain markets Best Property Type A-Grade, in Demand property Price sensitive, niche property Risk Pass-in = Momentum Loss Longer days in market. Transparency Public Bidding Feedback Private Negotiation Chart 1: Auction Suitability Scorecard (simple visual) When Auctions Work Best (Melbourne / Australia reality) In Melbourne (and some parts of Australia), auctions are strongest when: There are multiple motivated buyers (not just “interest”) The property is A-grade in an A-grade pocket The campaign can generate two or more genuine bidders The reserve is realistic (not fantasy) The agent has tight buyer management (not just opens and hope) Examples of auction-friendly scenarios Family home near elite school catchments Renovated home on a clean block with street appeal Blue-chip suburb with low listings volume Property with “heart” appeal (character, garden, lifestyle) When Auctions Are Usually a Bad Idea Auctions can be the wrong tool when: The property is hard to compare and hard to love (quirky + compromised) The buyer pool is likely finance-driven (entry-level units, investor stock) You need a specific price outcome and can’t risk a pass-in The property needs work and buyers will discount heavily The market is thin and clearance rates are wobbling If you’re selling a B/C-grade asset , auctions can expose weakness quickly. Sometimes that’s useful. Often it is an expensive mistake, which can sometimes be corrected by taking the property off market and relisting it years later. Factors That Decide Auction Success 1) Reserve Price Discipline Your reserve is the line between “sold” and “passed in.” A reserve that’s too high doesn’t protect you. It is greed and betrays the trust between you, the sales agent and the buyer. It does nothing to protect you. It just delay your sale, results in a longer time in market, and hurts property value. If you have no intention to sell, don't list it. It wastes your money and everyone's time. Only the sales agent benefits from a unsuccessful sale. 2) Buyer Interest A hundred groups through the first open means nothing if no one is emotionally ready and financially able to buy. You want: solid building block of engaged buyers clear feedback pre-auction interest and conditions discussion ideally at least 2 bidders 3) Presentation & first impression Auctions amplify emotion. If your property presents poorly, buyers won’t fight—they’ll “wait and see.” 4) Agent and auctioneer skill A good auctioneer supported by good agent creates bidder confidence and momentum. A weak one creates confusion and silence. Biggest Issue with Selling Your Property At Auctions By far, the biggest problem with selling your property at auctions is when the property does NOT sell . When it does not sell, your reserve price is exposed. Buyers in the market would know the price which you are hoping for, and is unlikely to offer significantly more than that. That creates a price ceiling and removes your negotiation power . Are You Ready to Sell? Should You Sell by Auction? Back to the million dollar question. Should you sell by auction? Are you serious with the sale? If you are keen to sell, a realistic reserve will help. If you are not keen to sell, do not sell by auction . Despite what the sales agent may recommend, auction does nothing to help achieve the price you want, if you are not ready to sell and your asking price is unrealistic. Sales agents are known to use auctions to pressure vendors to sell, when they are uncertain. Why do Sales Agents Prefer to Sell by Auctions? Now, here is the secret. If auctions can be a risky method of sale, why do sales agents often recommend sale by auctions in Melbourne and some other locations around Australia? It is not an official confirmation, but some sales agents have anonymously confirmed that auction process are favourable for them, the sales agents. That's right. It may not usually favour the seller, but it usually benefits the sales agents. Compared to other forms of selling, such as private sale or Expression of Interests, properties sold are auctions are unconditional, and when the property sells, it is a relatively short, and certain 3-5 week sales campaign, without them having to do much. In other sales campaign, the agents would have to work 3-5 times harder to solicit interests, entertain multiple inspections, negotiate between buyers and vendors for the best price, etc. Such sales campaign and the subsequent negotiations can often stretch over 2-3 months, with no certainty of a sale. Agents prefer the simpler auction process which is a lot quicker and more certain. And the next reason? Auctioneer fees. Auctioneers are usually one of the agency's directors. There is no easier way of making a quick, certain $2000, just by turning up to a property sale for an hour. On a busy 8 hour Saturday, that is a quick $16,000 salary for a day's work. Now you know how they can afford fancy cars. Practical Tips to Maximise Auction Result How can sellers do to help ensure the auction produce results you want? Get a proper pricing strategy from an independent vendor advocate , not the sales agent. Stage and Style the property to the buyer pool, not your personal taste. Shortlist the agent based on process, not promises. Determine the minimum price you will accept. Have the honest discussion with an neutral property advisor who knows the area, such as a vendor advocate Consider engaging a neutral vendor advocate. They can help you understand the market, understand a neutral realistic price for the property, and provide an neutral recommendation for the best strategy that will work for your property shortlist the agent with the right skillset and drive to help you achieve the best price manage the sales agent to ensure they are honest and on top of the sale determine your pass-in strategy FAQs Is auction better than private sale in Melbourne? It depends on the market, the property and your intention. Auctions can outperform when demand is strong and the home has broad appeal. Private sale can be safer in softer markets or for niche properties or if you are not 100% certain with selling. What happens if my property passes in at auction? It means bidding didn’t reach the reserve. Typically, in Melbourne, the highest bidder earns first right to negotiate immediately after. If you do not secure a deal soon after passing in, the property risks going stale, and the vultures will swop. Are sales at auctions always unconditional? Almost yes in Victoria (once signed on auction day), but always confirm contract terms with your conveyancer/solicitor. Can I accept an offer before auction? Yes. Many sellers accept strong pre-auction offers. If the offer is genuinely strong and clean, it can remove the pass-in risk. Conclusion: Should You Sell by Auction? Auctions are brilliant when your property can attract competition , not just curiosity. They’re a weapon. Useful in the right hands, in the right battlefield. But can harm you when abused. If your home is A-grade, well-presented, in a scarce pocket, and the market has active buyers, auction can produce a premium outcome. If your buyer pool is thin, finance-heavy, or the property has compromises, a private sale (or EOI) may protect your leverage and reduce risk. If you want a data-driven decision, treat it like an investment call: method of sale is part of the strategy, not a tradition. Vendor Advocacy is Here to Help you Achieve the Best Price for your Property If you are planning to sell your property, have a chat with our vendor advocacy advisors. Our vendor advocacy services can help you: Reduce Selling Commission : If your property is bought by one our pool of buyers, you pay no commission to sell . Understand the Realistic Market Value : We will provide you with a detailed market appraisal of your property's value, based on current market trends and recent sales in your area. Represent Your Best Interest : We will represent your interests throughout the entire selling process, from selecting the right agent to negotiating the best possible sale price. Property Styling : We will provide you with professional advice on how to present your property in the best possible light, to attract the right buyers and achieve the best possible sale price. Marketing Strategy : We will work with you to develop a marketing strategy tailored to the market, that will attract the right buyers to your property. Agent Management : We work with the sales agent, to keep them on their toes and ensure they are honest with their feedback and advise. Auction Management : We will guide you through the auction process, from start to finish, to ensure you achieve the best possible price for your property. Ready to sell?

In the Melbourne property market, the real estate agents' sales tactics change, depending on the market condition, the property and the seller's preference. While property auctions are more common in sellers' market, other methods such as "Expression on Interest", "Private Sale" or "Sale by Negotiation" are typically used in buyers' market, or when the property is not popular. What is an Expression of Interest (EOI)? You would be familiar with Auctions , and Best and Final Offer Sales and how to manage them - if not, click on the links and we'll explain how to excel in them. But what does an "Expression of Interest" mean? How do you manage a "Expression of Interest"? What do you need to know when a property is listed as an "Expression of Interest" sale? There are critical steps you need to undertake, or you risk missing out or paying too much for the property. Our Melbourne based buyers agents and advocates will show you what you need to know and how to manage this properly. But first, let's start with the basic... What does "Expression of Interest" (EOI) mean? The "Expression of Interest" simply means you have to let the agent know you're interested in buying the property. The property could be for sale, and it will sell, for the right price. Or is it? What happens if there are no interests? We'll see discuss what happens if there are no buyers. In Melbourne residential property market, the "Expression of Interest" is very similar to Private Sale. As with private sales, some agents may called it: Sale by negotiation; or Expression of interest (EOI); or Sale by Set Date; or Sale by Set Date, Offers accepted prior; or Fixed Date Sale; or A single price $x00,000; or A price range $x00,000-$y00,000; or simply Private Sale Or any other combination of the above. Therefore, a residential "Expression of Interest" campaign should be managed like a private sale and the sale usually ends up with a negotiation. There are little to no difference between these methods of selling. You can also look at this as a closed auction process or " Best and Final Offer ", where all interested parties have to submit their offers without knowing what others are offering, within a short notice. If it sounds complicated, it is. It is a common sales technique in the agent's bag of tricks, aimed at creating confusion, panic and anxiety and to force buyers to think with their hearts and make irrational offers for the property. Why are "Expression of Interest" (EOI) Sales Method Used? "Expression on Interest", just like "Private Sale" is often used in a quiet, or buyers market where there isn't going to be a lot of interests or offers for the property. Short of running an auction and risk nobody turning up to place a single bid or risk the auction passing in, and creating a bad reputation for the property, the agent would usually suggest a "EOI" sale or private sale campaign. Sometimes, it simply means the sales agent do not have any good auctioneer to auction the property. How do "Expression of Interest" work? There are no right or wrong ways to run the Expression of Interest campaign. But this is what usually happens: Vendor and Agent decides to list a property for sale. They list the property as "Express of Interest". Agent list and starts the advertisement and sales campaign. Agent make it known to all, that this property must be sold. Agent may also tell everyone to "express their interest". When an offer is received, agent would usually let other interested parties know an offer has been received and they are to submit their "Best and Final Offer" or "Expressions of Interests" by a certain date. All offers must be submitted by this dateline, which can be as short as 4 hours, depending on many other factors. Agent then presents all offers to the vendor. What happens after your "Expression of Interest" offer is submitted? What happens next is where things get interesting and can vary between campaigns, agents or vendors. The "Expression of Interest" process can quickly evolve into a "Best and Final Offer"(BAFO) or Closed Auction process. As with the BAFO, what happens at this stage, is also where the whole "Expression of Interest" process creates the most anxiety. After the agent receives an EOI offer, the process may take one of the following paths: Vendor / agent may use the top offer/s to initiate a negotiation. Sales agents have a bag of skills to encourage the buyer into offering and stretching their offer. Vendor / agent may use the offers to set the base price and start contacting all interested parties to submit their offers. The best 2 to 3 offers may be chosen to initiate a "Closed Auction" or "Boardroom Auction". Vendor may choose not to select any offers, if they believe none of the offers are good enough. The campaign will then continue to its end date or evolve into a different campaign. Problems with "Expression of Interest" (EOI) Sales The Expression of Interest process may seem like a simple, straight forward process. It may not seem urgent to an inexperienced buyer, as, afterall, it doesn't even sound like the agent is serious about selling the property. This is intentional. However, as with a typical property purchase, property auction or Best and Final Offers , this Expression of Interest sales process should be treated with utmost care. Underlying its innocently demure look, the Expression of Interest campaign is designed to hit buyers suddenly , causing buyers to think with their heart, and the resulting fear of missing out (FOMO) will usually lead buyers to overpay. Agents know that. Inexperienced buyers always fall into this trap. However, this would usually not work with experienced buyers agents. This is the reason why, if you can afford it, you should always seek the assistance of an experienced Buyers Advocates , to ensure you receive the appropriate advice for the property. Expression of Interest sales process usually: appear passive, underwhelming and does not project a sense of urgency to inexperienced buyers; catch unprepared buyers off-guard and creates panic when being told an offer has been received; lacking in transparency conducted with urgency conducted with poor levels of communications Some interested buyers might not be informed of the auction, if they had not made their interests known with the selling agent. Or if the agents believe they have sufficient interested buyers, they may stop informing other less promising buyers, due to time constraints. How do you Prepare for a "Expression of Interest"? Preparing for a "Expression of Interest" is similar to preparing for an Open or Public Auction. The tips given in our " How to win at Auctions " [ link ] will apply to the Expression of Interest situation as well. Generally, to perform your best in the "Expression of Interest" process, you need to: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understand what you want from the property, why you want the property and if the property is suitable for your plans. Knowing the real market situation will help you understand the market demand for that property, in that particular street and in that particular pocket. Remember, every property is different, even if they are next to each other. 2. Know the real price of the property Most buyers wrongly trusted the price guide in the Statement Of Information (SOI) provided by the sales agent. While the purpose of the SOI aims to give buyers an indication of the price for the property, it usually does not mean the auction will end within the price range indicated in the guide. You should always do your own homework . If your research is very different from the price guide in the SOI, feel free to ask why the agent thinks it should be so different. There could be a gold plated toilet in the house. Or a few embedded 1kg gold bars in the bedroom for better Feng Shui. Or a subterranean termite infestation. Or a history of flood and/or water damage. More often than not, you are likely going to get a standard reply "the price guide is based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area , location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. 3. Determine your offer This is where you have to decide what price to offer for the property. No one can do this for you, but as part of our service, our buyer's agents would work with you to help you Know how much you can afford to pay. Know your serviceability. Ensure you have sufficient funds for the initial deposit. Ensure you have the appropriate ways to pay the required deposit. Determine the absolute best price you are willing to pay for the property. A good test to know if you've set the right price is this: ask yourself "if the property is sold for $100 more to someone else, will you regret walking away". If you've been following this blog, you will know what happens next, gets murky. While the agent may indicate that you only have that "one chance to make the best and final offer", in Victoria, the agents or the vendors might choose to further negotiate or give everyone " one final chance to review your offer ". This means " one final chance to improve your offer ". This usually cause buyers to panic and second guess their offer. You might decide to improve the offer, or if you've already submitted your best-best-best offer, choose not to improve the offer. Now, always bear in mind, you do not know who the other bidders are, and what bids they have submitted. Your bid might already be the highest, and the vendor and selling agent might just want to try their luck to extract a few more dollars from you. There might not even be any other bidders, and you are bidding against yourself. Interesting, eh? If you have done your preparations and due diligence well, you should be able to confidently know what the likely scenario is. Our buyers agents would usually be able to advice based in their experience and insider intelligence on the property. Can an Agent Accept an Offer Anytime? Yes, they can. And very often they do accept offers anytime. When an offer is received, they may inform all other interested buyers that an offer has been received and they are to submit their Best and Final Offer for consideration. For tips on how to manage a Best and Final offer, click here . Or some may call for an impromptu Boardroom Auction . Click here for tips on how to manage a boardroom auction. Does the Best Offer in an Expression of Interest (EOI) sale offer always win? Usually yes. But not always . It depends on the motivations for this Expression of Interest property sale. Remember, as mentioned in our Best and Final Offer tips, the vendor and/or agents may fake "an offer received" to gauge the level of interest. They may or may not have actually received any offers. Creating this fake offer creates a sense of urgency, forcing interested parties to show their level of interests. If any interested person really submit their offer, perfect. The property is sold, if the offer is accepted. Otherwise, the property will continue to be listed for sale till the "Set Date". Now, assuming an offer is genuinely received. The process will almost always result in a sale. But it may not always be awarded to the buyer with the best offer. A Sale by Set Date process is treated like any other standard written offers. IE, you CAN submit a conditional offer , which includes typical conditions such as building and pest inspection clauses, finance clause, or any other clauses you need or can dream of. It is in the vendor's interest to consider all offers and their conditions when reviewing and selecting the offers. They are likely going to select the offer with the most suitable conditions, even if it is not the highest price. Selling agents may not like it though, as it may mean they are receiving a lower commission. For a small fee, our good buyers agent can help you help you confidently navigate this entire purchase process, from buying to keys collection. How do you make an offer for a "Expression of Interest" Property? So, you have fallen in love with a property being sold as "Expression of Interest". What do you do next? How to submit an offer for a "Expression of Interest" Property? If you have been contacted and informed by the vendor agent that they are accepting offers for the property and you are supposed to make your "best and final offer", they should also inform you when the deadline is. You should always ensure you submit your best offer before this deadline. If the agent has not told you how or when they want to receive the offer, ask them. Make sure you know what the expected format it. Some may accept offers in an email. Some may have a formal offer form or an Expressions of Interest (EOI) form, that you have to fill in, sign and submit. Whatever it is, make sure the offer reaches the agent BEFORE the deadline. The agent is not supposed to accept any offers after the dateline. Not even if you are 1 minute late. Typically, your offer should include: Your name Your contact details Your best and final offer price for the property Any conditions you want to include Settlement date or period, usually 60 or 90 days in Victoria. Some agents or EOI offer forms may ask for more information. Make sure you understand what is expected, and provide them if relevant. Can you disclose too much information? Yes you can, and this can be detrimental to your offer or subsequent action/s. What happens after submitting your Offer for the "Expression of Interest" property? Submitted your offer? Wait. And keep your fingers crossed. You'll find out what's next. If your Best and Final Offer is being considered, the agent will let you know the next steps. You might need to be prepared "review your offer" (aka "improve your offer"), or you might win it without any further dramas. If your offer is the winning offer, the agent will usually prepare the formal contract of sales for your signature, and you will need to pay the holding deposit. If your winning offer is a conditional offer, it's time to start completing the conditions and next steps. Know when these dateline are. Get those building and pest inspection organised, get that finance process started, or get any other due diligence processes done. And as they say, the rest is history. What happens if you have not heard from the agent after submitting your offer? Generally speaking, if you have not heard from the agent within 4-6 business hours of the deadline (usually half a working day), your offer is 99% not being considered. If you have done your due diligence correctly, and you can truly put your hand on your heart and say you've genuinely submitted your best offer, you know you have done your best. The property is not meant to be yours. There is always a better one somewhere. This also means you will have to go through the same process and anxiety all over again. It could be months or even years before you find another one. And chances are, in a rising market or sellers market, you will need to pay more for the same property or start looking in less desirable suburbs. If you have not heard from the agent after 4 hours, call them, ask for an update. If you get a vague reply, or an iffy reply, chances are, they have selected other offers. That's usually the bad news. But the good news is, because they have not outright rejected your offer. Your offer could be their back up. If the other offers fall through, you might just win the Expression of Interest sale or you might be called to "improve your Best and Final Offer". The fact is, in a hot market with lots of keen buyers, or if other buyers have the guidance of professionals such as a buyers agents, you are highly unlikely to win it. As a side note, vendor agents secretly prefer working with buyers agents because of the high quality offers presented by them. Experienced buyers agents only work with qualified leads, who are market ready, ready to buy, make realistic offers, and the sales agents can close the sale faster and with higher certainty. If you have done the right due diligence, your Best and Final Offer should be your very best for this property. You should not have any "buyer's remorse" and you would not have regretted not offering an extra $500 more. Do not be that buyer. Get one of our professional buyers agents to manage your offer, if you are not confident. Can You Counter Offer an Expression of Interest? Short answer is No. However, there might be ways around this, to achieve similar results. It all boils down to how the agent runs this Best and Final Offer (BAFO) auction. Remember, in most (not all) situations, it is in the agent's and seller's best interest to allow interested buyers a second chance to review (and improve) their offers. So, when the agent gives you the opportunity, make good use of it. Remember, in the BAFO, the agent CANNOT disclose who and what the higher offer is. So, you do not have to make your decision on the spot. You can always request 10-15 mins to privately review and discuss your offer with your partner, mortgage broker or lender, before confirming or revising your final offer. It also does not mean that you have to improve your offer, if what you have offered is what you believe is the best, and you would not regret if the property were sold for $500 more. What happens if no offers are received throughout the "Expression of Interest" campaign? This is where things get interesting. A good agent would already have a sense of what buyers are willing to pay by now. There is no set rules on what happens next. It all depends on the vendor and why they are selling the property. But it usually takes one of these paths: The listing continues as a "Private Sale" The listing changes to "Offers above $x00,000" The property is taken off the open market, and sold as an "Off-market" property The property is possessed by the lender and treated as a mortgagee sale The property is taken off the open market, and the sales process ends How is the property market different in 2026, and how do you manage the Expression of Interest? In bare the first 2 month of 2026, with the property market is for a roller coaster ride. In January 2026, buyers are full of confidence, after a interest rate cut in Q4 2025. This was short lived, and the Reserve Bank of Australia (RBA) killed this with an unexpected rate rise. The Iran war at the end of February 2026 dashed all hopes of short term recovery, but raised expectations of another rates cut, in view of the uncertainty. This series of events immediately dampened the buyers spirits in Melbourne. Buyers become selective, while seller are still expecting insane pre-rate-rise prices for their properties. There is a disconnect, properties being auctioned were passed in, due to mismatched vendor expectations. This forced a changed in agents' tactics. Sales agents start accepting offers before auctions, then run a closed auction to force buyers to bid blindly against themselves. We are expecting to see more such tactics and more Expressions of Interests sales campaigns, in the coming months. Can you Get Professional Help to buy an "Expression of Interest" Property? We trust you have found the above tips useful. If you're still uncertain how to manage the purchase of a property listed as "Expression of Offer" (EOI), or not sure with your preparations, or just want the confidence to buy the property, our low fee property buying service will help you assess value, to stop you from overpaying, negotiate, and buy your shortlisted property. Fees start from a low $3500 for up to 3 properties. In a recent purchase, our buyers advocates saved a client a cool $500,000. Here's how we did it . Our Melbourne based Buyer's Advocacy works for the buyers and we help prevent buyers from overpaying. Our Purchase Only service is popular with hands-on property buyers who are either unable or not confident at preparing to buy their next home or investment property. We help buyers prepare for the purchase and buy their properties with confidence. Over 95% of our clients buy their properties in 2 months. Get in touch, find out if our services are right for you. Other References: How to determine market value of a property . How to win at property auctions in Melbourne . How can buyers advocates can help you beat the market . Get in touch with Melbourne Buyers Advocates .

Buying your first home in Australia is an exciting journey, but it can also feel like navigating a maze. There’s so much to consider—from budgeting and loans to choosing the right location and understanding government grants. Don’t worry, I’m here to walk you through it all with clear, practical advice and a sprinkle of humor to keep things light. Ready to dive in? Let’s get started! Understanding the Basics: What Every First-Time Buyer Should Know Before you start scrolling through endless property listings or attending open houses, it’s crucial to get your head around the basics. Buying a home is one of the biggest financial decisions you’ll make, so understanding the process will save you stress and money. Here’s what you need to know upfront: Budgeting: Know how much you can realistically afford. This includes your deposit, loan repayments, and ongoing costs like council rates, insurance, and maintenance. Loan Pre-Approval: Getting pre-approved for a mortgage gives you a clear idea of your borrowing power and shows sellers you’re serious. Government Grants and Incentives: Australia offers several schemes to help first home buyers, such as the First Home Owner Grant and stamp duty concessions. Choosing the Right Property: Consider your lifestyle, future plans, and the property’s potential for growth. Remember, it’s not just about finding a house you love—it’s about making a smart investment for your future. Modern Australian suburban house with garden Tips for First Home Buyers in 2026: How are things different now. In recent years, the first home buyers market is getting very challenging. Challenging not because First Home Buyers aren't equipped with the information, but because there are too much fake experts using AI to publish "self-help" articles. With AI regurgitating the same information over and over again in various forms, all buyers who had done minimal research are now armed with the same information, using the same playbook from these AI noise. To get ahead of other first home buyers, you have to do things differently. And being different isn't a knowledge you can learn by reading. You need the experience. Experience in knowing the market, experience dealing with agents, experience dealing with negotiations and auctions, experience dealing with issues which often appear when you least expect it. You need these experience to read the market, read the agent, and be flexible and creative dealing with agents. You can get these experience by buying enough properties or you can engage an experienced expert to manage the process for you. While experts may charge between $15-20k, they are not expensive, considering the risks of buying a $1 million lemon. First-Time Home Buyer Tips: Navigating the Market with Confidence Now that you’ve got the basics down, let’s talk about some practical tips to help you navigate the property market like a pro. 1. Do Your Homework on Locations Location is everything. As a home buyer, the key criteria is usually proximity to work, schools, public transport, and amenities. Also, research the suburb’s growth potential. Are there upcoming infrastructure projects? Is the area becoming more popular with young families or professionals? These factors can influence your property’s value down the track. 2. Inspect Properties Thoroughly Don’t just fall for the pretty facade. Attend multiple inspections, ask questions, and consider hiring a professional building inspector. They can spot issues you might miss, like structural problems or pest infestations. 3. Understand Your Loan Options There’s more to home loans than just the interest rate. Look at loan features like offset accounts, redraw facilities, and fees. Speak to a mortgage broker who can tailor options to your needs. 4. Don’t Rush the Process But Don't Drag Buying a home is a marathon, not a sprint. Take your time to weigh up your options, negotiate, and get advice. It’s better to wait for the right property than to rush into a decision you might regret. However, in a sellers market, delays in decision making can often result in losing out on the home your love. You need discipline. Discipline to check thoroughly. 5. Factor in All Costs Beyond the purchase price, budget for stamp duty, legal fees, moving costs, and any immediate repairs or renovations. By following these tips, you’ll be well on your way to making a confident, informed purchase. Financing Your First Home: What You Need to Know Money matters can be tricky, but understanding your financing options is key to a smooth buying experience. Saving for a Deposit Most lenders require a deposit of at least 5-20% of the property price. The bigger your deposit, the better your loan terms and the less you’ll pay in lenders mortgage insurance (LMI). Government Assistance Did you know there are grants and schemes designed to help first home buyers? The first home buyer guide australia is a fantastic resource to explore options like: First Home Owner Grant (FHOG): A one-off payment for eligible buyers purchasing a new home. Stamp Duty Concessions: Reduced or waived stamp duty in some states. First Home Loan Deposit Scheme: Allows eligible buyers to purchase with a deposit as low as 5% without paying LMI. Choosing the Right Loan Fixed or variable interest rates? Interest-only or principal and interest repayments? These choices affect your monthly budget and long-term costs. Chat with a mortgage broker or financial advisor to find the best fit. Getting Pre-Approval Pre-approval is like a golden ticket. It tells you exactly how much you can borrow and strengthens your position when making an offer. Financial planning for first home purchase The Buying Process: Step-by-Step Guide Let’s break down the buying process into manageable steps so you know exactly what to expect. Step 1: Research and Budget Start by setting your budget and researching suburbs that fit your lifestyle and financial goals. Step 2: Get Pre-Approval Secure pre-approval from your lender to understand your borrowing capacity. Step 3: Start House Hunting Attend open homes, inspect properties, and shortlist your favourites. Step 4: Make an Offer Once you find the right property, make an offer. This can be through private treaty or auction. Step 5: Conduct Due Diligence Arrange building and pest inspections, review contracts, and seek legal advice. Step 6: Finalise Your Loan Submit your formal loan application and provide all necessary documents. Step 7: Exchange Contracts and Pay Deposit Once contracts are signed, you’ll pay a deposit (usually 10%). Step 8: Settlement On settlement day, the balance of the purchase price is paid, and you get the keys to your new home! Taking it step-by-step helps keep the process clear and manageable. Tips for Negotiating the Best Deal Negotiation can be intimidating, but it’s a skill worth mastering. Here’s how to get the best price: Do Your Research: Know what you are prepared to pay. Be Ready to Walk Away: Sometimes the best leverage is being willing to say no. Use Your Pre-Approval: Sellers prefer buyers who are financially ready. Consider Conditions: You might negotiate for repairs or inclusions like appliances. Stay Calm and Polite: A friendly approach often works better than aggressive tactics. Settling In: What to Do After You Buy Congratulations! You’re officially a homeowner. But the journey doesn’t end at settlement. Set Up Utilities: Arrange electricity, gas, water, internet, and other services. Change Your Address: Update your details with banks, government agencies, and subscriptions. Plan Your Move: Organise movers, pack smartly, and notify friends and family. Get to Know Your Neighbours: Building good relationships can make your new community feel like home. Budget for Ongoing Costs: Keep track of mortgage repayments, maintenance, and unexpected expenses. Owning a home is a rewarding experience, but it requires ongoing care and attention. Buying your first home in Australia is a big step, but with the right knowledge and support, it’s absolutely achievable. Whether you’re dreaming of a cosy Melbourne terrace or a modern apartment in Sydney, this essential guide has you covered. Remember, you’re not alone—there are experts ready to help you every step of the way. So take a deep breath, stay informed, and get ready to unlock the door to your new home! If you want to explore more detailed advice, check out this first home buyer guide australia for comprehensive resources tailored to your needs. Happy house hunting!

If you have a choice, should you buy at auctions or private sales? Here's Our Investor’s Guide to Making the Right Property Purchase in Melbourne in 2026. Which is better? Auction or Private Sale? If you're familiar with the Melbourne property market, you've probably realised the 2 main forms of marketing a property is either via Auction or Private Sale (Private Treaty). And of course, plus their many other variations. But essentially, the processes revolves around either auction or private sale. So, assuming you are in a position to choose whether to buy at auctions or private sale, You'll be wondering if Auction or private sale—what’s the smarter way to buy? So, let's start by prefacing this. In a hypothetically perfect world, where you have a choice, Should you Choose to Buy at Auctions of at Private Sales? It’s a question every investor, upsizer, and first-home buyer must face. And it’s not just about preference. It’s about timing , psychology , and strategy . In the world of property investment in Melbourne, understanding how to approach both methods can be the difference between a savvy purchase—and a costly mistake. As any top Melbourne Buyers Advocate will tell you: there is no one "better" option. There’s only the better choice for you—and with that, you must have the right strategy to back it up . The Auction Advantage (and the Risk) Melbourne is known as Australia’s auction capital for a reason. In high-demand suburbs, auctions are the norm, especially for family homes, character properties, and in elite school zones. They create urgency. They play on emotion. And they’re built for competition. Why Auctions Work Auctions work, and many buyers advocates and buyers agents who love the transparency loves the auction process. Here's why: You see your competition and bid in real time. Properties often sell on the day—no drawn-out negotiations or due-diligence processes. Motivated sellers, especially if the home has been on the market for weeks. But here’s the risk: auctions are traps for the unprepared. The whole idea of an auction is for force buyers to: expose their budget, entice buyers via competition, to extend their budget, to overpay, make a quick, unconditional and certain sale, not allow buyers to back off their offers. Bidding emotionally, chasing the crowd, or misunderstanding the property's true market value will lead to overpaying—or walking away empty-handed. How do you Win at Auction? Auctions are not for the faint hearted and unprepared. Walking into an auction unprepared, or insufficiently prepared will certainly lead to regrets, which you might not be able to back away from. So, preparation is a must, and you can never over-prepare for auctions. We'll briefly discuss our auction full winning tips here. For a complete understanding of how auction works and how to win it, refer to our Complete Guide for Winning Auctions . Does Auctions Mean You Have to Pay More? From experience, this is not true. In our 10+ years experience, we have seen properties being sold at lower prices during auctions. Quick Auction Winning Tips: Know your limit before you walk in. Set it, write it down, and stick to it. Research recent comparable sales , not just the price guide. Bring an experienced Buyers Advocate to bid for you. Experienced buyers agents shields you from the emotions, and negotiation power in your corner if it passes in. Don’t be afraid to walk away . There will always be another deal—but not another bank account. The Power of Private Sale Private sales are less dramatic—but often more strategic. They’re quieter , more controlled , and built on negotiation , not competition to a certain extend. That’s why some of the best and new buyers agents in Melbourne favour private sales for their investor clients, for different reasons. Why Private Sales Make Sense Private Sales usually makes sense, but if you think there is less risks and easier to purchase at a private sale, you might be disappointed. Let's look at why private sales is good: More time to assess the property. Room for conditions: finance, building & pest, cooling-off period. Direct negotiations with the agent, not a crowd. How to Win at Private Sales? While Private Sales may give an "demure" impression, it is not as harmless as you thought. Sales agents have enough tricks and skills to make you overpay as well. And a seasoned agent can tell if you are new to the market, and how prepared you are. The best sales agent will always get to your last dollar. So, what are some Private Sale winning tips? A complete guide is available at our Private Sale Winning Guide . But here is a short summary of that article. Does Private Sales Means Prices Will Be Lower? Again, this is not true. Sales agents are trained to extract every single dollar from you. And to do that, it is not unusual that they play mind games. They always seem to have another mystery who is paying a bit more, and they will always give you an opportunity to better your offer. Buyers usually do not know if there is indeed another buyer who had offered more. Private Sale Winning Tips: Act fast but don’t rush . Good homes don’t sit for long. Ask smart questions . Smart Questions shows the agent you are prepared. Smart Question lets you understand how you should present your offer. There’s often leverage in the details. Make your offer clean and strong . Be ready with finance, assess the risks, keep terms simple, and offer with intent to buy. Get in early . A connected Melbourne Buyers Advocate can unlock pre-market or off-market opportunities that never hit the major portals. So... What Should You Choose? Auctions? or Private Sales? Here’s the truth: it’s not about auction vs. private sale—it’s about the property. Good properties in booming locations are often sold with the auction process. While in locations or properties with less demand, Private Sales are common. As a buyer who wants to be savvy in the Melbourne real estate, you will need to be comfortable with buying in an Auction, and buying in a Private Sale. Here's why. An Auction may turn into a private sale without warning, as demand is less than anticipated, or a Private Sale may turn into impromptu auctions with little to no warnings. Being prepared for both is the best way to manage the Auctions and Private Sales. If you’re serious about property investment or buying your home in Melbourne, you will need to approach your property buying with a clear plan, discipline and right market insight. The right professional backing will help you make your purchase with little to no dramas. How can Buyers Agents Help You in an Auction or Private Sale? This is where working with one of the best buyers agents in Melbourne changes the game. An experienced independent buyers advocate (or buyers agent) doesn’t just help you buy a property—they help you: ✅ Understand with Deep and Relevant market insight ✅ Identify true market value ✅ Prepare and Navigate both auctions and private sales ✅ Negotiate from a position of strength ✅ Avoid emotional decisions ✅ Mitigate Risks and Stay on track. ✅ Avoid Overpaying ✅ Secure better outcomes, faster In Auction, buyers agents would bid on your behalf, shielding you from the pressure and stress of open bidding. The buyers agent will help you manage the auctioneer, and crowd, while ensuring their buyer clients have sufficient time to process the bid and protect the secrecy of your budget. While in a Private Sale, buyers agents would have the right skills to negotiate and the market expertise to determine what the other buyers would be paying. Buyers Agents help you negotiate for the best possible price to buy the property, while, at the same time, prevents you from overpaying for the property. Final Word: Win Smart, Not Loud In property, you don’t win by yelling louder or spending more. You win by staying clear-headed, informed, and strategic . Whether it’s the high-pressure theatre of an auction or the quiet tension of a private negotiation, the Melbourne market rewards buyers who plan ahead—and those who don’t play alone. So ask yourself: Are you bidding based on emotion, or based on value? Are you negotiating blind, or with someone who knows the rules—and how to bend them? Are you reacting, or executing a strategy? Ready to Buy Smarter? Let’s Talk. If you’re planning your next move, don’t do it alone. We help buyers every day succeed where others stall. 📍 Property investment in Melbourne is about more than buying property—it’s about buying right. With the guidance of a trusted Melbourne Buyers Advocate, your next home or investment could be closer—and more achievable—than you think. 💬 Talk to one of Melbourne’s best buyers agents today. Let’s find your next opportunity—and make sure you buy it on your terms.

Winning a "Sell by Set Date" Sales As the Melbourne property market heats up, it is getting more challengine to find good deals in great locations. "Sell by Set Date" sales are getting less common in a hot market. But there still are properties being sold via this method, for one or more reasons. In 2026, this game has changed slightly, new tactics have emerged and we'll show you how to manage them, so you don't end up overpaying or get out bidded. As usual, such sell by Set Date campaigns are more common in areas where demand is low, or there are obvious issues with the property. Real estate sales agents often have less confidence getting a good price if buyer demand (or the lack of it) were exposed during an auction campaign. So, the game plan changes and they adopt a different sales tactic. Sell by Set Date is their favourite method of sale as this forces buyers into a blind bidding game. We tend to see less property auctions, and more properties being sold "Sale by Set Date", "Private Sale" or "Sale by Negotiation". If you have been following our blogs, you would be familiar with Auctions, and Best and Final Offer Sales and how to manage them. But do you know what a "Sell by Set Date" is? What does a "Sale by Set Date" mean? How do you manage a "Sale by Set Date"? What do you need to know when it is a "Sale by Set Date"? What does "Sell by Set Date" mean? "Sale by Set Date" is a property sales process where buyers have to submit their offers by a specific deadline. Psychologically, this creates an urgency to encourage maximum competition and a timely sale for the vendor. This method is a type of private auction or private sale method that combines characteristics of a tender and auction, offering multiple opportunities for buyers to make blind bids/offers and for the seller to achieve their best possible price within a set timeframe. The sales campaign will usually end on a certain date. Or does it? What happens if there are no offers by a certain date? We'll see what happens. This "Sell by Set Date" is very similar to Private Sale. As with private sales, some agents may called this sales method by any of these combinations: Sale by negotiation; or Expression of interest (EOI); or Sale by Set Date; or Sale by Set Date, Offers accepted prior; or Fixed Date Sale; or Set Date Sale; or A single price $x00,000; or A price range $x00,000-$y00,000; or simply Private Sale With this in mind, a "Sale by Set Date" campaign should be managed like a private sale or a sale by negotiation initially. There are little to no difference between these methods of selling. You will also need to be across methods to manage a closed auction process or " Best and Final Offer ", where interested parties submit their offers without knowing what others are offering, and usually within a short notice. If it sounds complicated, it is. It is one of the sales techniques in the agent's bag of tricks, aimed at creating panic and anxiety and to force buyers to think with their hearts and make irrational offers for the property. Why are "Sell by Set Date" Sales Method Used in 2026? "Sell by Set Date", just like "Private Sale" is often used in a quiet, or buyers market where the agent believe there aren't going to be a lot of interests or offers for the property. The agent would not risk listing the property for auction only to find that nobody is turning up to place a single bid. They risk the auction passing in, and creating a bad reputation for the property and agent. Sometimes, it simply means the sales agent do not have any good auctioneer to help auction the property. How do "Sell by Set Date" Sales Work in 2026? There are no standard process for this sales method, so there are no right or wrong ways to run the Sell by Set Date campaign. But this is what usually happens: Vendor and Agent decides to list a property for sale. They chose the "Sell by Set Date" method, and chose a fixed date where the property are supposed to be sold. Agent list and starts the advertisement and sales campaign. Agent make it known to all, that this property must be sold by a certain date. Agent may also tell everyone that offers are accepted prior to that date, to create a sense of urgency. When an offer is received, agent would usually let other interested parties know an offer has been received and they are to submit their "Best and Final Offer" by a certain date. This dateline (can be as short as 4 hours) by when all written offers must be submitted. Agent then presents all offers to the vendor. What happens next is where it gets interesting and can vary between campaigns, agents or vendors. This becomes essentially a "Best and Final Offer" (BAFO) or Closed Auction process. As with the BAFO, this is also where the whole "Sell by Set Date" process creates the most anxiety. The selection process may take one of the following paths: Vendor may simply select the highest offer and end the sales campaign Vendor may choose the best 2 to 3 offers if they are very similar, and start a closed negotiation process with the bidders Agent may choose to give the first bidder, a second chance, if their initial offer is not the highest Vendor may choose not to select any offers, if they believe none of the offers are good enough. The campaign will then continue to its planned public auction or end date. Problems with "Sell by Set Date" Sales At first glance, the Sell by Set Date process may seem docile. It may not seem urgent to an inexperienced buyer, as, afterall, it seems to imply that there is no urgency until that "Set Date". As with a typical property purchase, property auction, Best and Final Offers , this Sell by Set Date sales process should be treated with care. Just like the Best and Final Offer , this is crafted with intent - playing on the emotions of buyers. The fear of missing out (FOMO) will usually lead buyers to make hasty, heart-driven decisions, often leading to overpaying. Agents are fully aware of this psychological trigger, and inexperienced buyers always fall into this trap. This is where professional guidance from an experienced, professional buyers agents becomes invaluable. If you cant to avoid falling victim to these tactics, having the assistance of an experienced Buyers Advocates , can ensure you receive the appropriate advice for the property and avoid overpaying. Why the "Sell by Set Date" Method can Catch You Off Guard. False Sense of Calm: The process appear passive, unpressured, often misleading inexperienced buyers into thinking they have more time than they actually do. Sudden Urgency: Unprepared buyers are often caught off-guard when they are suddenly being told that an offer has been received, sparking panic and rushed decision-making. Lack of Transparency: The process is often unclear, lacks standards, managed in secrecy, leaving buyers in the dark about where they stand, compared to other interested parties. Poor Communications: Buyers are frequently left out of the loop, particularly if they have not made their interest known to the sales agent or if the agent had received an offer which they think is good enough. Not all buyers are informed: Not all interested buyers will not be informed of the process, if they had not made their interests known with the selling agent. Or if the agents believe they have sufficient interested buyers, they may stop informing other less promising buyers, due to time constraints. In short, the "Sell by Set Date" method may appear to be straightforward, but its lack of transparency and communication can create hidden stress and pressure, especially for those who aren't prepared. This is why partnering with a knowledgeable Buyers Advocate is crucial to navigating these complex sales methods and ensuring a fair and informed buying process. How do you Prepare for a "Sell by Set Date"? Preparing to win a "Sell by Set Date is similar to preparing for an Open or Public Auction. The tips given in our " How to win at Auctions " [ link ] will apply to the Sell by Set Date situation as well. Generally, to perform your best in the "Sell by Set Date" process, you need to: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understand what you want from the property, why you want the property and your plans for the property. Knowing the real market situation will help you understand the market demand for that property type, in that particular street and in that particular pocket. Remember, every property is different, even if they are next to each other. 2. Know the real price of the property Most buyers wrongly trusted the price guide in the Statement Of Information (SOI) provided by the sales agent. While the purpose of the SOI aims to give buyers an indication of the price for the property, it usually does not mean the auction will end within the price range indicated in the guide. You should always do your own homework . If your research is very different from the price guide in the SOI, always feel free to ask why the agent thinks it should be so different. There could be a gold plated toilets hidden around the house. Or a few embedded gold bars in the bedroom. Or a subterranean termite infestation. Or a history of flood and/or water damage. More often than not, you are likely going to get a standard reply "that's based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area , location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. 3. Determine the right offer This is where you have to decide what price to offer for the property. No one can do this for you, but as part of our service, our buyer's agents would be able to work with you to guide you to Know how much you can afford to pay. Know your serviceability. Ensure you have sufficient funds for the initial deposit. Ensure you have the appropriate ways to pay the required deposit. Determine the absolute best price you are willing to pay for the property. A good test to know if you've set the right price is this: ask yourself "if the property is sold for $100 more to someone else, will you regret walking away". If you've been following this blog, you will know what happens next, gets murky. While the agent may indicate that you only have that "one chance to make the best and final offer", in Victoria, the agents or the vendors might choose to further negotiate or give everyone " one final chance to review your offer ". They may or may not give you a call explaining that you have " one final chance to improve your offer ". This usually causes buyers to panic and second guess their offer. You might decide to improve the offer, or if you believe you have already submitted your best-best-best offer, choose not to improve the offer. Now, always bear in mind, you do not know who the other bidders are , and what bids they have submitted. Your bid might already be the highest, and the vendor and selling agent might just want to try their luck to extract a few more dollars from you. There might not even be any other bidders, and you are bidding against yourself. Interesting but sneaky, eh? If you have done your preparations well, you should be able to confidently know what the likely scenario is. Our buyers agents would usually be able to advice based in their experience and insider intelligence on the property. Can an Agent Accept an Offer Before the Set Date? Yes, they can. And very often they do accept offers before the date even though it is listed as "Sell by Set Date". When an offer is received, they are legally required to inform all other interested buyers that an offer has been received and they are to submit their Best and Final Offer for consideration. For tips on how to manage a Best and Final offer, click here . Or some may call for an impromptu Boardroom Auction , as bidding will be more transparent to all buyers. Click here for tips on how to manage a boardroom auction. Does the Best Offer in a Sell by Set Date Offer Always Win? Usually yes. But not always . It depends on the motivations for this Sell by Set Date property. Remember, as mentioned in our Best and Final Offer tips, the vendor and/or agents may fake "an offer received" to gauge the level of interest. They may or may not have actually received any offers. Creating this fake offer creates a sense of urgency, forcing interested parties to expose their level of interests. If any interested person really submit their offer, perfect. The property is sold, if the price is reasonable and the offer is accepted. Otherwise, the property will continue to be listed for sale till the "Set Date". Now, assuming an offer is genuinely received. The process will almost always result in a sale. But it may not always be awarded to the buyer with the best offer. A Sale by Set Date process is treated like any other standard written offers. IE, you CAN submit a conditional offer , which includes typical conditions such as building and pest inspection clauses, finance clause, or any other clauses you need or can dream of. It is in the vendor's interest to consider all offers and their conditions when reviewing and selecting the offers. They are likely going to select the offer with the most suitable conditions, even if it is not the best in terms of price. Selling agents may not like it though, as it may mean they will receive a lower commission. For a small fee, our good buyers agent can help you help you confidently navigate this entire purchase process, from buying to keys collection. What is the Success Rate for "Sell by Set Date" Buys? Our success rate in this "Sell by Set Date" auction process is over 80%, and for the majority of our success, our offer isn't the highest priced. We do walk away when prices get insane. We could not speak for all other buyers agents though, as their experience varies and thus, their success rate. We do know, however, some buyers agents do aim for the highest offer price, to rush through a purchase to meet their own performance target. What is the Process to Make an Offer for a "Sell by Set Date" Property in Melbourne? So, you have been contacted by an agent, telling you they are holding a closed auction, and you have been invited to submit your best and final offer by X date and time. What do you do next? How to submit an offer for a Sell by Set Date Property? If you have been contacted and informed by the vendor agent that they are accepting offers for the property and you are supposed to make your "best and final offer", they should also inform you when the deadline is. You should always ensure you submit your best offer before this deadline. If the agent has not told you how or when they want to receive the offer, ask them. Make sure you know what the expected format it. Some may accept offers in an email. Some may have a formal offer form or an Expressions of Interest (EOI) form, that you have to fill in, sign and submit. Whatever it is, make sure the offer reaches the agent BEFORE the deadline. The agent is not supposed to accept any offers after the dateline. Not even if you are 1 minute late. Typically, your offer should include: Your name Your contact details Your best and final offer price for the property Any conditions you want to include Settlement date or period, usually 30, 60 or 90 days in Victoria. Some agents or EOI offer forms may ask for more information. Make sure you understand what is expected, and provide them if relevant. What happens after submitting your Offer for the "Sell By Set Date" property? Submitted your offer? Wait. And keep your fingers crossed. You'll find out what's next. If your Best and Final Offer is being considered, the agent will let you know the next steps. You might need to be prepared "review your offer" (aka "improve your offer"), or you might win it without any further dramas. If your offer is the winning offer, the agent will usually prepare the formal contract of sales for your signature, and you will need to pay the holding deposit. If your winning offer is a conditional offer, it's time to start ticking off the conditions. Know when these dateline are. Get those building and pest inspection organised, get that finance process started, or get any other due diligence processes done. And as they say, the rest is history. Generally speaking, if you have not heard from the agent within 4-6 business hours of the deadline (usually half a working day), your offer is 99% not being considered. If you have done your due diligence correctly, and you can truly put your hand on your heart and say you've genuinely submitted your best offer, you know you have done your best. The property is not meant to be yours. There is always a better one somewhere. But you will have to go through the same process and anxiety all over again. It could be months or even years before you find another one. And chances are, in a rising market, you will need to pay more for the same property or start looking in less desirable suburbs. If you have not heard from the agent after 4 hours, call them, ask for an update. If you get a vague reply, or an iffy reply, chances are, they have selected other offers. That's usually the bad news. But the good news is, because they have not outright rejected your offer. Your offer is their back up. If the other offers fall through, you might just win the closed auction or you might be called to "improve your Best and Final Offer". The fact is, in a hot market with lots of keen buyers, or if other buyers have the guidance of professionals such as a buyers agents, you are highly unlikely to win it. As a side note, vendor agents secretly prefer to work with buyers agents because experienced buyers agents only work with qualified leads, who are market ready, ready to buy, make realistic offers, and they can close the sale faster. If you have done the right due diligence, your Best and Final Offer should be your very best for this property. You should not have any "buyer's remorse" and you would not have regretted not offering an extra $500 more. Do not be that buyer. Get one of our professional buyers agents to manage your offer, if you are not confident. Can You Counter a "Sell by Set Date" Offer? Short answer is No. However, there might be ways around this, to achieve similar results. It all boils down to how the agent runs this Sell by Set Date campaign. Remember, as in the Best and Final Offer, in most (not all) situations, it is in the agent's and seller's best interest to allow interested buyers a second chance to review (and improve) their offers. So, when the agent gives you the opportunity, make good use of it. Remember, in this Sell by Set Date Process the agent usually will not disclose who and what the higher offer is. So, you do not have to make your decision on the spot. You can always request 10-15 mins to privately review and discuss your offer with your partner, mortgage broker or lender, before confirming or revising your final offer. It also does not mean that you have to improve your offer, if what you have offered is what you believe is the best, and you would not regret if the property were sold for $500 more. What happens if no offers are received by the "Set Date"? This is where things get interesting. Does the property get sold as a "fire sale"? Or is the property withdrawn from sale? There is no set rules on what happens next. It all depends on the vendor and why they are selling the property. But it usually takes one of these paths: The listing continues as a "Private Sale" The listing changes to "Offers above $x00,000" The property is taken off the open market, and sold as an "Off-market" property The property is possessed by the lender and treated as a mortgagee sale The property is taken off the open market, and the sales process ends Professional Buyers Advocates Can Help you buy in a Sell by Set Date Campaign We trust you have found the above common tips useful. There are also advanced, lesser known strategies that can help you win a "Sell by Set Date" campaign without paying the top price. However, these techniques are not suitable for all situations, and can be risky if applied inappropriately. If you are feeling anxious or uncertain with the preparations, or just want that confidence to win the Set Date Sale Campaign without paying top dollar, reach out to us. Our affordable property buying service ensures that you assess the property's true value, avoid overpaying, and negotiate effectively to buy your shortlisted property. With fees starting from a low $3500 for up to three properties it is a small investment compared to the potential savings. In fact, in a recent purchase, our buyers advocates saved a client a remarkable $500,000. Here's how we did it . Our Melbourne-based Buyer's Advocacy works exclusively for buyers, preventing buyers from overpaying and giving them the confidence to purchase successfully. Our Purchase Only service is especially popular with hands-on property buyers who want expert guidance without the stress of navigating the complexities on their own. Over 95% of our clients buy their property within 2 months. Ready to buy with confidence? Get in touch today to find out if our services are the right fit for you. Other References: How to determine market value of a property . How to win at property auctions in Melbourne . How can buyers advocates can help you beat the market . Get in touch with Melbourne Buyers Advocates .

Investing in property in Melbourne can feel like navigating a maze. With so many suburbs, each with their own market trends, and financial considerations, where do you even start? In this article, we will to walk you through the essentials with a friendly, no-nonsense approach. Whether you’re eyeing your first investment or adding to your portfolio, these Melbourne investment tips will help you make confident, informed choices. Melbourne Investment Tips: What You Need to Know First things first, let’s talk about location. Melbourne is a sprawling city with diverse neighbourhoods, each offering unique opportunities and challenges. From the bustling inner-city suburbs to the quieter outer suburbs, your choice of location will impact your rental yield, capital growth, and tenant demand. Here’s what we recommend investor Research growth corridors: Areas like Wyndham, Melton, and Craigieburn have been growing rapidly. These suburbs often offer more affordable entry points and strong potential for capital gains. They are, however, not for the best for investors expecting short term profits. Look for infrastructure projects: New transport links, schools, and shopping centres can boost property values. Keep an eye on government announcements. These are still not guarantee though. Consider lifestyle factors: Proximity to parks, cafes, and good schools attracts tenants and future buyers alike. Remember, a property in a great location but overpriced won’t deliver the returns you want. Balance is key. Melbourne suburb street view What is the 2% Rule for Property? You might have heard some experts mention the 2% rule in property investing. It’s a quick way to gauge whether a rental property will generate enough income to cover expenses and provide a decent return. Here’s the gist: The monthly rent should be at least 2% of the property’s purchase price. For example, if a property costs $500,000, the rent should be around $10,000 per month to meet the 2% rule. Sounds simple, right? Well, in Melbourne’s current market, hitting the 2% mark can be tough, especially in inner-city areas where property prices are high but rents don’t always keep pace. So, what’s the takeaway? Use the 2% rule as a guideline, not a strict rule. Focus on properties that offer a good balance of rental yield and capital growth potential. Sometimes, a slightly lower yield is acceptable if the property is in a high-growth area. Financing Your Melbourne Investment Property Getting your finances in order is crucial before you dive into the property market. Here’s what I always advise: Get pre-approval: Knowing your borrowing capacity helps you act fast when you find the right property. Understand your loan options: Fixed vs variable rates, interest-only loans, and principal-and-interest loans all have pros and cons. Factor in all costs: Stamp duty, legal fees, inspection costs, and ongoing expenses like council rates and maintenance. Consider your cash flow: Can you cover mortgage repayments during vacancy periods or unexpected repairs? A chat with a mortgage broker or financial advisor can save you headaches down the track. They’ll help tailor a loan structure that suits your investment goals. Calculating finances for property investment How to Choose the Right Property Type Melbourne offers a variety of property types - apartments, townhouses, detached houses, and even commercial spaces. Each has its own investment profile, and comes with their unique advantages and disadvantages. Apartments: Often more affordable upfront and easier to maintain. Great for first-time investors or those wanting to enter inner-city markets. But watch out for high body corporate fees and oversupply issues. Townhouses: A middle ground offering more space and often better capital growth than apartments. Watch out for body corporate fees too. Houses: Typically attract long-term tenants and families. They usually have better capital growth but come with higher purchase prices and maintenance costs. Before you jump in, ask yourself: What’s your investment horizon? Are you after steady rental income or long-term capital growth? Your answers will guide your choice. Why You Need Professional Help Navigating Melbourne’s property market is overwhelming. But this is where expert advice will come in handy. A buyers advocate or property consultant can: Help you find properties that match your criteria. Negotiate the best price and terms. Provide insights on market trends and suburb performance. Manage the buying process to reduce stress. If you want to make the most of your investment, consider tapping into professional expertise. It’s an investment in itself that can pay off handsomely. For tailored investment property advice Melbourne , you can rely on specialists who know the local market inside out. Keeping Your Investment on Track Once you’ve secured your property, the work doesn’t stop. Here are some tips to keep your investment performing well: Regularly review your rent: Ensure it stays competitive with the market. Maintain the property: A well-kept home attracts quality tenants and reduces vacancy. Stay informed: Keep up with changes in property laws, tax regulations, and market conditions. Plan for the long term: Property investment is a marathon, not a sprint. By staying proactive, you’ll protect your asset and maximise returns. Investing in Melbourne property is an exciting journey. With the right knowledge, a clear plan, and a bit of patience, you can build a portfolio that supports your financial goals. Remember, every great investment starts with smart decisions - and now, you’re well on your way. Happy investing!

Winning a "Best and Final Offer" A "best and final offer" (BAFO) is a term used in negotiations, in buying real estate, this is where all interested parties are asked to submit their absolute best and final offer by a certain deadline. This signifies the end of the campaign negotiations and is a crucial stage for buyers. If you are in the property market, the Best and Final Offer (BAFO) selling strategy along with Auctions are two of the popular ways to sell properties in the Melbourne property market. Most people are familiar with open auctions whereby all buyers gather at a set place and time, and openly bid for the property. But did you know the "Best and Final Offer" (BAFO) is a type of auction? Yes, the Best and Final Offer sales method is a different form of Auction. But what exactly is a "Best and Final" Offer? And what should you do to win this? What is a "Best and Final" Offer? The "Best and Final" Offer can also be known as a closed bidding or closed auction. In this method of auction, bidders are asked to make their formal offers, usually in writing, without knowing who the other bidders are and what their competitors' offers could be . Some real estate agents may also called it: expression of interest (EOI); or sealed bidding; or sealed bids; or silent auction; or closed bid auction; or simply closed auction You can also look at the Best and Final Offer as a tender process, where interested parties submit their offers without knowing what other buyers are offering, usually within a short notice. Sounds complicated? Yes it is, and it is one of the techniques aimed at creating panic and anxiety, thereby forcing buyers to think with their hearts and make irrational offers for the property. Why are "Best and Final" Offer Auctions used? During a typical sales agent's sales campaign, the agents need to gauge the level of interest in the property, and to get a feel of what potential buyers are prepared to pay for the property. Agents are usually good at finding out what buyers are prepared to offer. However, there could be times when buyers either have no idea or refuse to disclose any budget information. So, in order for the agents to get a good feel of the level of interest, one cheeky way is for the vendors and / or sales agents to call a 'Best and Final Offer auction', and bring forth a scheduled auction. Holding a BAFO auction is also a quick way to sell the house (if the price is acceptable) and/or to force buyers to disclose where their interests sit. But those are not the only reasons why a "Best and Final Offer" auction is used. Some other reasons for using the "Best and Final Offer" closed auction include: the agent has genuinely received an acceptable formal offer from a buyer there are many interested buyers who refuse to disclose where their interests are the agent and/or the vendor wants to gauge the market interest the agent and/or the vendor wants to shorten the campaign the agent and/or the vendor wants to bring forward an auction without officially cancelling it Is the Best and Final Offer Auction Fair? Some agents believe this is transparent, as the offers are not subject to any negotiations (in theory). In practice, the fear of missing out (FOMO) will force buyers to bid against themselves, stretching their own "best offer". Inexperienced buyers will usually try to squeeze in a few extra dollars to try to "outbid other buyers". Thus, this Best and Final Offer process is not always transparent , as we will see in the next section. How do Best and Final Offer Auctions work? There are no right or wrong ways to run this Best and Final Offer process. The sales agent is free to determine the exact process or change the process as and when they wish. In the Best and Final Offer Auction process, this is what usually happens: Vendor and Agent decides to call for a Best and Final Offer auction Agent informs all buyers who have indicated interests in the property Agent tells buyers they are accepting offers and interested buyers are to put in their "Best and Final offer" Agent gives buyers a dateline (can be as short as 4 hours) by when all written offers must be submitted Agent then presents all offers to the vendor. What happens next is where it gets interesting and can vary between campaigns, agents or vendors. The inconsistencies in processes and often poorly communicated instructions, is also where the Best and Final Offer process creates the most controversies, anxiety and angst. This is where the BAFO process is not as transparent and fair as the sales agents would want you to believe. The selection process may take one of the following paths: Vendor may simply select the highest offer and end the sales campaign Vendor may choose the best 2 to 3 offers, especially if they are very similar, and start another closed auction (or BAFO) process with the bidders Agent may choose to give the highest bidder, a second chance, if their initial offer is not considered good enough Vendor may choose not to select any offers, if they believe none of the offers are attractive. The campaign will then continue to its scheduled public auction or end date. Problems with Best and Final Offer Auctions As with a typical property purchase and property auction, Best and Final Offer auctions are usually very emotional and stressful. This is intentional, as emotions, anxiety and stress are what cause buyers to think with their heart, and the resulting fear of missing out (FOMO) will usually lead buyers to stretch their offer, usually ending up with overpaying. Agents know that. Inexperienced and unprepared buyers always fall into this trap. However, experienced buyers and professional buyers agents would usually have no problems managing this properly for their clients. If you can afford it, always consider seeking the assistance of an experienced Buyers Advocates, to ensure you receive the appropriate advice for the property. Best and Final Offer auctions are usually: very overwhelming for the inexperienced buyers, such as first home buyers or buyers who have not done sufficient research and due diligence lacking in transparency conducted with urgency conducted with poor levels of communications While this might seem OK, it is no longer considered a fair auction in 2026. Interested buyers can miss this auction, if the agents do not know they are interested. Or if the agents believe they have enough interested buyers, they may stop informing other less promising buyers, due to time constraints. How do you Prepare for a Best and Final Offer Auction? Treat your preparations for a Best and Final Offer Auction like a preparation for an Open or Public Auction. The tips given in our " How to win at Auctions " [ link ] can be used in this BAFO auction as well. Generally, to perform your best in the "Best and Final Offer", you need to: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understand what you want from the property, why you want the property and your plans for the property. Knowing the real property market condition (not the one which sales agents want you to know) will help you understand the market demand for that property, in that particular area. Remember, every property is different, even if they are next to each other. 2. Know the real market price of the property Most buyers mistakenly trusted the price guide in the Statement Of Information (SOI) provided by the sales agent. While the idea of the price guide (SOI) is to give you an indication of the price of the property, it usually does not mean the auction will end within the price range indicated in the guide. This article will explain why Statement Of Information is best read with a pinch of salt. . You should always do your own homework . If your research is very different from the price guide in the SOI, always feel free to ask why the agent thinks it should be so different. There could be a gold plated toilet in the house. Or some 1kg gold bars embedded in the bedroom. Or maybe there are some termite infestation, or a history of flood and/or water damage. However, more often than not, you are likely going to get a standard sales agent reply "that's based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area , location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. At Concierge Buyers Advocates, we are confident our appraisal will give you the most accurate price guidance of the property value. Our property appraisal service comes with a price guarantee. If the sold price is more than 15% different from our appraised price, we will refund the cost of the appraisal. No questions asked. 3. Determine your offer This is where you have to decide what price you should offer for the property. No one can do this for you, but if you engage our buyer services, one of our buyer's agents would be able to work with you to help you: Assess the property value based on market demand. Engage the sales agent. Know your serviceability. Determine how much you should pay. Ensure you have sufficient funds for the initial deposit. Ensure you have the appropriate ways to pay the required deposit. Determine the absolute best price you should pay for the property. The Best and Final Offer Controversies If you've been following this article, you would have guessed, what happens next, gets murky and controversial. While the sales agent may indicate that you only have that "one chance to make the best and final offer", in Victoria, the agents or the vendors might choose to further negotiate or give everyone " one final chance to review your offer ". This means " one final chance to improve your offer ". This is intentional. The message you will receive is usually constructed to make you panic and second guess your offer. It almost always hint that "you are close enough but not good enough. Let me help you win this. You only need a bit more... ". You might decide to improve the offer, or if you've already submitted your best-best-best offer, and the property does not deserve more, choose not to improve the offer. Now, bear in mind, unlike a open auction, you do not know who the other bidders are, and the bids they had submitted. Your bid might already be the highest, and the vendor and selling agent might just want to try their luck to extract a few more dollars from you. There might not even be any other bidders, and you are bidding against yourself. Interesting, eh? If you have done your preparations well, you would know what the likely scenario is. Our buyers agents would usually be able to advice based in their experience and insider intelligence on the property location. Does the best offer in a Best and Final Offer Auction always win? Short answer: usually yes. But not always . It depends on the motivations for this Best and Final Offer auction. Remember, one of the reasons of holding this Best and Final Offer auction is for the vendor and/or agents to gauge the level of buyer interest. They may choose not to select any of the offers, and let the sales campaign run its course, and choose to proceed with the scheduled public auction. Usually, a genuine Best and Final Offer auction will almost always result in a sale. But unlike a public auction, it may not always be awarded to the buyer with the best offer. Can you submit a Conditional Best and Final Offer? A Best and Final Offer auction is treated like any other standard written offer, unlike a open auction. IE, you CAN submit a conditional offer , which includes typical conditions such as building and pest inspection clauses, finance clauses, or any other clauses you need or can dream of. And you should always submit a conditional offer if you're not confident, to protect your interest. It doesn't matter if the sales agent isn't pleased. You're within your rights and rules of the game to submit ANY offer, including a conditional offer. There's nothing worse than winning the auction, then discovering you do not have sufficient funds to pay, or if the house is termite-damaged. You'll be legally required to proceed with the purchase, if your unconditional offer is accepted, or you risk heavy penalties. It is in the vendor's own interests to consider all offers and conditions when reviewing and selecting the offers. They may select the offer with the most suitable conditions, even if it is not the highest price. In 2026, your conditional offer can include something as simple as "Subject to satisfactory due diligence". And you do not need to disclose what due diligence you are doing, to give yourself the most flexibility. We always to this. We always tailor our offer to the situation, our winning offers for properties are often conditional offers and often not the highest offer received by the agent. How to win a Best and Final Offer Auction in Australia in 2026? So, you have been contacted by the agent, telling you they are holding a closed auction, and you have been invited to submit your best and final offer by X date and time? Here is what you should do... How to submit an offer in a Best and Final Offer Auction? If you have been contacted and informed by the vendor agent that they are accepting offers for the property and you need to make your "best and final offer", they should also inform you when the deadline is. You should always ensure you submit your best offer before this deadline. If the agent has not told you how or when they want to receive the offer, ask them. Make sure you ask how should you submit the offer and when the deadline is. Some may accept offers in an email. Some may have a formal offer form or an Expressions of Interest (EOI) form, that you have to fill in, sign and submit. Whatever it is, make sure the offer reaches the agent BEFORE the deadline. The agent is not supposed to accept any offers after the dateline. Not even if you are 1 minute late. Best and Final Offer Response Template While there are no standard offer emails, format or template for the Best and Offer (BAFO) response, some agents might provide a paper form or email template. In any case, do not be surprised if there isn't standard format. If it is provided, use the selling agent's preferred template, but if not, your best and final offer response should include these critical information, as a minimal: Your name Your contact details Your best and final offer price for the property Any conditions you want to include Preferred settlement date or period, typically 60, 90 or 120 days in Victoria. Note: Some agents or Expression of Interest (EOI) forms may ask for more information. Make sure you understand what is expected, and only provide information relevant to the offer. In this day and age of data privacy concerns and breaches, you don't want to provide too much information, as you do not know when your data will be stolen or misused. That said, if you believe the requested information is / can be discriminatory, you do not have to include as well. What happens after submitting your Best and Final Offer? Submitted your offer? Now it's time to wait -- and keep your fingers crossed. You'll get the outcome in due course. What happens if your offer is accepted? If your Best and Final Offer is being considered, the agent will let you know the next steps. You might need to be prepared to "review your offer" (aka "improve your offer"), or you might win it without any further dramas. If your offer is the winning offer, the agent will usually prepare the formal contract of sales for your signature, and you will need to pay the holding deposit. If your winning offer is a conditional offer, it's time to start working through the conditions. Know when these datelines are. Get those building and pest inspection organised, get that finance process started, or get any other due diligence processes done. And as they say, the rest is history. But what if you do not hear back from the agent? Generally speaking, if you have not heard from the agent within 4-6 business hours of the deadline (usually half a working day), your offer is 99% not being considered. If you have done your due diligence correctly, and you can truly say you've genuinely submitted your best offer, you know you have done your best. The property is not meant to be yours. There is always a better one somewhere. But you will have to go through the same process and buyer's anxiety all over again. It could be months or even years before you find another one. Chances are, in a rising market, you will be paying more for the same property or start looking in less desirable suburbs, the longer you spend searching. Should you call the agent? If you have not heard from the agent after 4 hours, call and ask for an update. If you get a vague reply, or non-committal and iffy reply, chances are, they have selected another offers. That's usually the bad news. But the good news is, because they have not outright rejected your offer. Your offer is their back up offer. If the other offers fall through, you might just win the closed auction or you might be called to "improve your Best and Final Offer". The fact is, in a hot market with lots of keen buyers, or if other offers are represented by professionals such as buyers agents, you are highly unlikely to win it. We'll explain why. Why do Sales Agents seem to Prefer Buyers Advocates? As buyer representation gets more and more common in 2026, sales agents have admitted to secretly preferring to work with buyers agents because of the high quality, well-researched offers received from experienced buyers agents. Experience is important here. New buyers agents are almost as clueless as novice buyers, and sales agents can identify them easily. New buyers agents would be easy prey, and they are usually a waste of time. Sales agents, however, know clients from experienced buyers agents are well qualified, genuinely market ready, and fully committed to the purchase, which makes the process smoother for both sides. The only thing stopping the sale is the vendors' "yes". And thus, sales agents are usually more motivated to work with experienced buyers agents to close the deal. Thus, more often than not, a well represented offer from an experienced buyers agent do allow buyers to avoid paying the top price . No Buyer's Remorse If you have done the right due diligence, your Best and Final Offer should be your very best for this property. You should not have any "buyer's remorse" if you won the BAFO auction or if you don't, you would not have regretted not offering an extra $500. Get one of our professional buyers agents to manage your offer, if you are not confident. Do not be that buyer. Can You Counter a Best and Final Offer? Usually No. However, there might be ways around this, to achieve similar results. It all boils down to experience of the buyer's agent and how the sales agent runs this Best and Final Offer (BAFO) auction. Remember, in most (not all) situations, it is in the agent's and seller's best interest to allow interested buyers a second chance to review (and improve) their offers. So, when the agent gives you the opportunity, make good use of it. Remember, in the BAFO, the agent CANNOT disclose who and what the higher offer is. And, you do not have to make your decision on the spot. You can always request a few mins to privately discuss your offer with your partner, mortgage broker or lender, before confirming or revising your final offer. It also does not mean that you have to improve your offer, if what you have offered is what you believe is the best, and you would not regret if the property were sold for $500 more. Every agent, property, circumstances are different. Your experienced buyer agent will help you dissect the situation and explore ways of getting the property you want. What Is the Real Estate Industry's Secret to Winning the Best and Final Offer? The real secret to winning a best and final offer is the credibility of your offer. As you'll know by now, anyone can submit any offer for a property. It is the sales agent's job to vet the offers, and remove dodgy offers. Yes, contrary to what most believe, sales agents to ignore unqualified offers. Usually, your reputation in the industry and / or reputation with the agent is a major factor determining if your offer will be short-listed for considerations. The majority of buyers do not have a lot of track record buying properties, and thus, they lack the reputation and experience to manage the Best and Final Offer professionally. This inexperience is shown in the way your offer is put together and presented to the agent. How Can You Improve the Credibility of Your Offer? One of the most effective ways to improve the credibility of your offer is by engaging an experienced buyers advocate to assist with your purchase. Feedback from real estate sales agents in the industry suggests that having a professionally represented offer significantly enhances your chances of success. And from our experience, this seems true. Our professionally prepared winning offer is often not the higher offer on the table. Our successful offers are often between $10-30k below the highest offer. That is the value of professional representation. What do Buyers Advocates Charge for the Best and Final Offer Process? Buyer’s advocates like us, do not charge full fees for such services. With a small fee of $3k-$5k, you gain a credible, well-prepared offer backed by professional insight into the property’s value—potentially saving you much more in the long run. It might seem counterintuitive, but the facts speak for themselves. Take the guesswork out of the process, strengthen your offer, and improve your chances of securing the property of your dreams. Professional Help to Buy in Best and Final Offer Auction is Available If you're still uncertain with how the Best and Final Offer auction works, not confident with your preparations, or just want the confidence to buy the property, you might want to consider engaging our buyer's agent to: help you manage the whole process, deal with the agent/vendor and work out the best way forward with the offer. Our Melbourne based Buyer's Advocacy is here to help buyers navigate the Best and Final Offer Process and help prevent buyers from overpaying. Our Complete Buying Services and Purchase Only plan covers all purchasing scenarios, BAFO, negotiation, auction bidding service, etc. It is also popular with hands-on property buyers who are either unable or not confident at negotiating or bidding at property auctions. We help buyers prepare for purchase and buy their properties with confidence. And over 95% of our clients buy their properties in 2 months. Get in touch, find out if our services are right for you. Other References: How to determine market value of a property . How to win at property auctions in Melbourne . How can buyers advocates can help you beat the market . Get in touch with Melbourne Buyers Advocates . More home and investment property buying news and tips here . - updated Feb 2026 with latest strategy