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When buying properties in Melbourne and Australia, doing your due diligence is important. This is to prevent you from being caught out by surprises. One of the due diligence will include understanding the "material facts" which can influence your buying decision. Doing it properly, can save you from any nasty (and expensive) surprises. In this article, we will discuss what a "material fact" is, what it includes and why they are important in your real estate buying decisions. What is a Material Fact in Real Estate? A material fact in real estate is any information that can affect a reasonable person's decision to buy, sell, or rent a property, and / or the price they would be willing to pay. Sellers and their sales agents have a legal and ethical obligation to disclose these material facts, which can include significant property defects such as structural issues and / or pest or termites infestations, environmental risks such as flooding or bushfire history, and even details about past violent crimes, death on-site or drug use on the property, etc. In Victoria, vendors and their agents have a legal duty to proactively disclose known material facts—not just when you ask. Why Material Fact Disclosure Matters in Melbourne and Victoria. In Melbourne and Victoria, Buyers are protected by 2 disclosure frameworks. These two frameworks forms the backbone of the need for disclosure, and though penalties apply if these aren't fulfilled: Victorian rules on material facts. Consumer Affairs Victoria (CAV) issues guidelines explaining what a material fact is and when agents/vendors must disclose it. The duty is proactive once a buyer indicates interest, and concealing a material fact is an offence. - Consumer Affairs Victoria Australian Consumer Law (ACL) . All agents and vendors must avoid misleading or deceptive conduct in trade or commerce (ACL s.18). Even if a fact isn’t on a list, omitting it can still be misleading in context. - Australian Contract Law What is Considered a Material Fact in Real Estate? A material fact is contextual . It depends on the property, market and what a reasonable buyer would care about when they are deciding if they should buy the property. CAV’s guidance and common practice include examples such as: Structural problems or significant defects : subsidence, major water ingress, termite damage, non-compliant or unapproved works. Orders, notices or legal issues : building notices, council orders, outstanding compliance, unregistered easements. - Legalfinda Safety and cladding risks, asbestos or contamination (including history of meth labs). Natural hazard and environmental risks : flooding risk, bushfire risk, overland water flow, landslip. Neighbourhood or external impacts : planned road widening, rezoning, or developments likely to materially affect value. Stigma/“history” where relevant : serious crimes, deaths or events that a reasonable buyer or buyer agent would likely treat as important. Key point : There’s no exhaustive list . The Material Fact guidelines are probably intentionally designed this way. If a fact would likely influence a reasonable buyer’s decision or price, it should be treat as material. - Consumer Affairs Victoria Material Fact vs Section 32 (Vendor’s Statement) In Melbourne and Victoria, the Section 32 sets out prescribed information (title, rates, easements, notices, etc.). In Victoria, these property related information are disclosed in the Section 32, which accompanies the Contract of Sales. But not every material fact appears in Section 32, and a “clean” Section 32 does not excuse an agent from disclosing other important issues. Think of it this way: Section 32 = mandated disclosures under the Sale of Land Act (Vic) Material facts = everything else the vendor and sale agent knows, that is not mandated in Section 32, that a reasonable buyer would want to know. EG, structural and / or termites issues. If a Vendor Statement and disclosure is incomplete or misleading, buyers may have rights to rescind or claim damages. Speak to your lawyer the moment you discover issues. When Must Agents Disclose the Material Facts? Under CAV’s guidelines, vendors and sales agents must disclose all known material facts as soon as a buyer shows genuine interest (e.g., requests a contract or Section 32, books a second inspection). Knowingly concealing a material fact can attract penalties, and in some circumstances criminal sanctions. Agents also must not mislead by silence under the ACL. Not being asked the question is not a valid reason for not disclosing a material fact. If the overall impression would likely mislead without a key fact, they should disclose it. - Australian Contract Law Case study: Structural Issue Affecting a Property Being Sold in Melbourne Take this very common example. The sales agent knew about a structural issue affected the property they were selling in Melbourne. This could be a disclosure from the owner or a problem discovered by due diligence conducted by the buyers agents. Should they disclose it to all subsequent buyers? Yes they have to . It is not an option. But... How do most agents and owners handle Material Disclosures? Most will keep that under wraps until asked. And even when asked, they might disclose something else minor, hoping you will trust them and let your guard down. We often come across such practices across Melbourne. We'll discuss some recent examples our buyers advocates came across and how we help our buyers avoid issues. Case 1: The Leaning Townhouse of Forest Hill We came across this townhouse in Melbourne eastern suburb of Forest Hill. The agent presented the property as "about to be sold", leaving us with little time to organise a formal inspection. This sales agent appears honest and helpful when asked if there are any structural issues with the property. He said someone else had done a inspection and the roof was flagged as leaking, which the vendor will fixing before settlement. However, our buyers advocates picked up something not quite right about the property during inspection. And the agent's non verbal body language seems "off" when asked about the structural issue. We made our offer, subject to further due diligence. The agent wasn't happy, but we stood our ground. We're here to protect our buyers, not make a quick purchase, unlike other agencies who benchmark their agents. Our independent inspection showed the townhouse was leaning at an angle, and that explained the grabbing doors. We withdrew our offer and the agent was too keen for us to confirm our withdrawal in writing. He's got a 2nd buyer in line to buy it. Good luck to them. He's probably told them our "finance fell through". Case 2: Timber Failure in Ringwood This probably has safety concerns. Another purchase in Ringwood, Melbourne, show a failed roof truff. The timber support truss had failed and broke, in this property which our buyers were interested in. This is pretty dangerous as there are signs other structure is compensating for the broken truss. We submitted our finding to the agents and owners and withdrew our offer immediately. The agent knew about the roof failure and were still marketing the property without that disclosure being upfront for a few more weeks. It was subsequently withdrawn from the market. Case 3: Wavey House in Ringwood Stumping and foundation issues were rather easy to spot. While they might sound concerning, most aren't expensive to fix and isn't as bad as it looks. However, this particular weatherboard house in Ringwood was quite major. There were stumping across several spots and it would be costly. This was flagged as a structural issue to the agent, and we walked away. In this particular case, just because there is a structural issue, does not mean it will affect all buyers. Developers would not mind these material disclosures as they would be demolishing it and rebuilding anyway. So, the same material fact may affect one group of buyers but might not be applicable to the other. The tenants are still living in there, and were at serious risks of roof failure. Does the same material fact affect every buyer? Short answer is no. Case 3 above explained this. But that is not a valid reason for failure to disclose the material fact. Common Examples in the Melbourne Context Some examples which can happen in buying properties in Melbourne includes: A charming period home in a flood overlay—recent overland flow through the yard after storms = material. A townhouse with unapproved deck—no final sign-off; council notice pending = material. High-rise with combustible cladding rectification—special levy scheduled = material. A home used as a clandestine drug lab—even after remediation, the history may be material, especially if a buyer asks. Next door development approved—overshadowing and privacy impact = material to many buyers. Deaths on property—both natural and otherwise = material to many buyers. The same fact may be material some buyers, while it may not bother others. Remember the the definition is contextual to the property and buyer. Consider these examples : Building structural defect . While most buyers would be concerned with structural defects and termite infestations, this may not be material to developers, as they intend to redeveloped it anyway. Drug labs, death on site . While this might not be material to developers, more sensitive buyers might be concerned with past history, so, the developer of the new property has the duty to disclose this when they are selling their newly built property. House with overlays . Such overlays would usually not affect home buyers. However if the buyer intends to redevelop or renovate the property, the vendor and sales agent have the duty to disclose the overlays, even if this may change their buying decision. How Buyers Should Protect Themselves Ask direct, written questions. Email the listing agent: “Are there any material facts we should know about—structural, legal, environmental, historical, or otherwise, that could affect value or our decision to buy?” Keep the written trail. Request evidence. If the agent makes assurances (e.g., “works are approved”), ask for permits, final inspections, or engineer’s reports. Something that was "built more than 7 years ago" doesn't remove the need for permits, even though the sales agent and vendor do not need to produce the permits in the Victorian Section 32. Permits in such cases are more about ensuring the new structure are built to the prevailing building code, ensuring safety and integrity of the structures. Run your due diligence. Do your own building and pest inspections, council planning searches, flood and bushfire maps, owners corporation minutes & budgets, and title searches. We can never rely on the completeness of the material disclosures from vendors and sales agents. From experience, even when agents have the obligations to disclose all material facts, reassurances from sales agents are worth nothing. Things to get "forgotten", "missed" or they might "not be aware" of. Escalate early. If something feels off, ask your conveyancer / solicitor to review the contract and Section 32 before you bid or sign. Use professionals. If you are unfamiliar with Section 32, local Victoria / Melbourne based buyers advocates can help identify concerns in the disclosures (e.g., incomplete Section 32, suspicious renovations, strata underfunding) and push sales agents for disclosure, saving you time, money and stress. What if a Material Fact was Not Disclosed? If you learn about a material issue after signing: Seek legal advice immediately. This is where having the settlement done by a solicitors would excel over conveyancers. Solicitors would be able to escalate this immediately, without the need to engage a third party. Depending on the situation, you may be able to rescind the contract, seek damages, or negotiate price / terms before settlement. Courts have ordered strong remedies where omissions materially affected a buyer’s decision. - Legalfinda Depending on the situation and timing, you might be able to rescind and walk away without penalties. Our clients had been able to walk away without penalties with our interventions, eg, a recent building inspections showed a townhouse complex of 10 units is tilting. Buyer’s Quick Checklist (print this) □ Ask, in writing: “Any known material facts?” □ Review Section 32 & contract with your conveyancer. □ Order building & pest (and specialist reports if needed). □ Check overlays & hazards (flood/bushfire; council plans). □ For strata: obtain OC minutes, budgets, levies, insurance. □ Confirm approvals for renovations/additions (final sign-off). □ Document everything (email trail). How a Melbourne buyers advocate helps At Concierge Buyers Advocates, we combine street-level experience with forensic due diligence to uncover material facts before you commit. Our builder trained buyers advocates spots glaring issues during our initial assessment of the property during onsite inspections, and review Section 32 disclosures, check overlays and pressure-test agent claims against evidence. When something doesn’t stack up, we flag it—and either adjust price / terms or walk you away. Because our builder-trained buyers advocates can spot and identify concerns and issues early in the process, our clients are able to save significant time and costs from further opinion by professionals. Buying in 2025 and 2026? Get an independent second opinion before you bid or buy. We’ll help you avoid overpaying, avoid surprises, and buy with confidence. Sources Consumer Affairs Victoria, Preparing to sell your property – Material Fact Guidelines (definition & duty to disclose). - Consumer Affairs Victoria Sale of Land Act (Vic) updates and material fact disclosure obligations (penalties & proactive disclosure). - Burke Lawyers Australian Consumer Law s.18 – misleading or deceptive conduct (applies to real estate). - Australian Contract Law Section 32 (Vendor’s Statement) obligations (rescission if inadequate). - elaminelaw.com.au Disclaimer : Information provided here and anywhere in our website is general information only, and should not be taken as financial or legal advice. It does not take your personal circumstances, needs and requirements, etc, into consideration. You should always seek formal legal and financial advice for solutions to suit your individual circumstances.

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

At first glance the “please remove your shoes” sign feels polite—even culturally respectful. Yet our two-year Melbourne study of 500 auction campaigns in Melbourne tells a different story: homes that enforced a shoes-off rule sold for $50,000–$100,000 less than comparable listings that let buyers keep their footwear on. That finding echoes what international buyer agents have long suspected: add friction at the front door and you shrink the final cheque. The practice of getting buyers to remove shoes during open for inspections are increasingly becoming a common sight, especially in the Eastern and South Eastern Melbourne suburbs. While this may seem like an innocent requirement "from the seller", what we discovered seems to suggest otherwise. And it often have a negative effect on the property price. In this article, we dissect the study and attempts to explain how shoes affect the property price. Does Shoes-Off Inspection Campaign Hurt House Prices? Many agents justified this popular practice as "a requirement from the owners". However, we observed some agents were wearing shoes IN the very same house. While a "no-shoes" campaign may seem innocent, and might be convenient for the sellers or occupants, our studies suggested something shocking. Our studies revealed that a "shoes-off" open for inspection campaign can cost the seller between $50k-100k! Yes, over the 2-year study, our observations suggested that Open for Inspections with a "shoes off" requirement routinely results in an average lower price of $50k, and in one case, costed the seller up to $100k! At a recent auction for a $3million house in Balwyn North, agency contracts shows a price expectations of $3.5million, not impossible, given our Real Appraisal(TM) price of $3.3million. That house was unfortunately sold for $2.8 million, $700k short of vendor's expectations, and $500k less than our realistic appraisal. The contributing factors? Shoes-off policy is one of them. The Shoes-off Policy is one of the factor contributing to a shock $700k less than expectation. Why a "Shoes-Off" Campaign Can Quietly Slash Your Sale Price Picture this: you arrive at what should be a beautifully presented home, only to be confronted by a jumble of scuffed sneakers and sandal odours blocking the entrance. Instead of a warm welcome, buyers meet clutter, discomfort and a whiff of hygiene worry. This is hardly the right way to create a good first inspection for potential buyers. It does not give property buyers a welcoming impression at all. While some buyers we spoke to understand it might be easier to keep the house neat, many felt disgusted at the pile of shoes at the entrance. Our buyer interviews revealed three consistent turn-off: Poor first impression – A messy shoe pile screams disorganisation, not prestige. Health & safety fears – Strangers’ foot hygiene, foot rot, the risk of stepping on sharp debris, even athlete’s-foot anxiety—all put buyers on edge. Interrupted flow – Buyers fetching, taking off and putting on footwear to see the backyard or garage, broke their emotional connection with the home. Shoe Anxiety – Buyers worrying if their shoes will be misplaced and even stolen. This off-putting friction shows up on auction day or when the deal is sealed. Campaigns that enforce a "shoes-off" policy during open for inspection averaged about $50,000 less in the final price. In one well-presented house in Glen Waverley, the discount is huge! It sold for between $100,000-$150,000 LESS  than our expectations, despite the auction being held in a perfect weekend weather and strong marketing. Everything about the campaign and auction was well choreographed. The only exception we noted was its "shoes-off" inspection campaign. Now, contrasting this negative result with a successful campaign run by a different Glen Waverley agency that knows their clientele. This agency usually do not require buyers to remove their shoes at their inspections. The results they achieve for a newish property at Wheelers Hill was outstanding. The campaign was run professionally, do NOT require buyers to remove their shoes and the property was sold for more than double the median price of properties on that street ! Yes, the property was sold for $2.62m in a street where the typical price is $1.2m , beating every buyer's expectations. What the “Shoe Factor” Really Tells Us Our two-year data set may have quantified the impact, but our buyers advocates in Melbourne have long suspected that bad first-impression friction erodes a property’s emotional appeal—and therefore its price. Day, time, weather, even agent charisma all play a role, yet nothing surprised us more than how consistently a “shoes-off” policy shaved tens of thousands off the final bid. To understand why, we went straight to the source. We interviewed some agents and buyers on their thoughts of the "shoes-off" policy. And here's what they said. Why Agents Insist on Shoes-Off Presentation control – Agents claimed that vendors want pristine carpets, especially in high-spec South-East Melbourne homes with pale wool or timber floors. While this might be true for some cases, it is usually the agent's who prefer not to deal with a potential mess of shoe prints in the house. Perceived luxury – Some agents believe a shoes-off rule signals exclusivity, likening it to boutique retailers that ask buyers to wear gloves. To be honest, we had seldom seen this "glove" being done in Melbourne Cultural respect – In multicultural suburbs like Glen Waverley and Box Hill, removing footwear aligns with many owners’ customs. “It helps us keep the floors spotless” one top-performing agent confessed—and admitted sellers often do not have an opinion. While some might be valid concerns, genuine luxury homes, however, do not enforce such no-shoes policies. They provide shoe covers, if the agents or sellers are genuinely concerned. Sales agents for luxury home understand happy buyers are happy spenders and they would rather inconvenience themselves than affect the buyers "feel" for the property. Why a Shoes Off Policy is Just a Feel-Good Illusion In theory, banning shoes at an open home sounds hygienic. In practice, it’s anything but. Here’s why: Bare feet are scentful bio-hazards. Warm, sweaty soles breed bacteria and fungi. Think tinea, athlete’s foot and delightful wafts of Eau de Gym Sock. You get the idea. They’re every bit as capable of tracking nasties through a property as rubber soles. Now this nasties go straight through the socks to your feet. Cleanliness goes out the back door (literally). Buyers routinely wander from living room to garage, backyard and shed, barefoot or in socks, then bring that that garden dirt straight back inside. So much for a spotless floor. Agent hypocrisy (here’s the kicker). Watch closely and you will see plenty of agents walking around in their polished loafers while lecturing punters about removing shoes. If they don’t respect their own policy, why pretend it works? Bottom line: The shoes-off rule offers is more a convenience to the agents than hygiene. Responsible agents should focus on a proper post-inspection clean instead of feel-good gimmicks. How Buyers Actually Feel About the Need to Remove Shoes "I'm not Going In"  – This is the exact feedback from some of our buyers. And we know the outcome. Awkward entry – Interviewees likened the shoe pile to a security checkpoint: “I felt like a gate crasher walking into a slump, not a welcome guest.” Disgusted – Buyers are disgusted at the sight and smell (yes, some shoes do smell) of dirty shoes at the entrance and socks in the house. Health Concerns – Many buyers are also concerned with feet borne diseases, such as foot rot, tinea, hand-foot-mouth diseases. Discrimination – Some buyers felt discriminated against as they were made to removed their shoes, against their podiatrist's health advice. Interrupted flow – Multiple trips to reclaim shoes, taking off and putting on the shoes, for the patio or garage inspections broke their emotional connection to the home. It is disruptive, one said. Shoe Anxiety – Some buyers were afraid others might mistakenly wear the wrong shoes. One upsizer summed it up: “If they’re that precious about dirt, how realistic are they with the price?” Health Concerns of Shoes-off Policies are Valid In addition to putrid smell, the health concerns of "shoes-off" policies are valid. Recent studies shows the socks in the single piece of clothing item that contains the most germs and yuckies . https://www.thenewdaily.com.au/life/health/2025/08/04/feet-socks-bacteria-fungi#google_vignette Are there Better Solutions to a "Shoes-off" Inspection? Yes there are. Shoe covers are available. Instead of inconveniencing buyers with the logistics of dealing with shoes, providing shoe covers is usually a more practical and convenient option. It keeps the dirty shoes off the floors while keeping the entrance neat and welcoming and allows the buyer to enjoy the inspection without the inconvenience. The Take-Home for Vendors and Sales Agents Agents or sellers could also engage cleaners to clean up the house after inspections, if they are concerned. With a typical campaign having 8 to 10 opens and each clean costing about $200, a $2,000 professional-cleaning cost is peanuts compared to a possible $50k–$100k harm to property prices . A smooth sales campaign and pleasant buyer inspection experience is the key to higher prices. By removing friction instead of footwear, sales agents keep crowds larger, engagement warmer and bids climbing—exactly what a well-run Melbourne property sales campaign is meant to achieve. Should Sellers Insist on a "Shoes-off" Inspection Campaign? Honestly, if I were the seller, I would rather insist the agent NOT run a "Shoes-off" Inspection Campaign, than to risk a $100k drop in property price. I would spend the couple of hundred dollars cleaning the property after each inspection, or provide shoe covers. I would invest in that, to get that extra $100k in selling price. Getting the house cleaned after every inspection does not cost $100k. And of course, as with everything in life, there are always exceptions. There are cases where such properties were sold for a high price. But these are the exceptions rather than the norm.

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

With over 25 years in the real estate investment industry and corporate world, Raymondson is the founder of this independent buyer agency service in Melbourne. He personally hand-picks his team of buyer's agents and buyer advocates, to help clients navigate the property market and make informed decisions. What sets him apart from others in the industry is his unique background and expertise in data management and analytics. Starting from Scratch, as a Migrant​ As a migrant to Australia, Raymondson arrived with nothing but two suitcases and a pile of debts. After a failed property investment in his home country, he took a loan from his lender, jumped on a plane from Singapore, and landed in Melbourne to start a new life. His first job in information technology, launched his data and analytics career. With his interest and knowledge in data management and analytics, he built his own proprietary property analytics database, which he uses to analyze the Melbourne property market. Data Don't Lie. Or do they? Everyone knows data don't lie. But did you know it is the narratives around the data that lies? About 80% of the population does not know how to read data. Yes, it is a bunch of numbers, but what do they numbers mean, how do different sets of numbers co-relate? And what do they suggest? Spruikers know that. Thus, many spruikers are using "carefully selected pieces of data" to spruik their sales and marketing. Independence is GOLD. And this is why Raymondson likes being independent. He loved the freedom to tell it like it is. He has no bosses or no master franchise to tell him what to do. He has no hidden agenda, has nothing to sell, and just want to run an honest Buyers Advocacy business. ​ He discovered that the Melbourne property market is predictable when the data is overlaid with the right insights from the ground. With this knowledge, he started his property investment journey by using the data he collected over the years, to trade and flip properties. In two years, he paid off his debts and started building his property portfolio, accumulating his wealth, and eventually achieving financial freedom. ​ What's life being "Retired"? Despite his achievements, Raymondson is a low-key, low-profile person who doesn't flaunt his "retired" status. He prefers to stay under the radar and usually turns down media interviews. He does not believe in mass media, as it often goes against his principle of providing honest property buying news. Most mass media has an agenda to drive. Their purpose is to sensationalise the news. The details are often selected to excite the readers. This goes against his integrity. His value of honesty and trust. Raymondson understands what it's like to be in debt, having taken a misstep in property investing himself. He is therefore passionate about helping buyers avoid the pitfalls and that made him start this buyer advocacy agency, with the aim of helping home buyers and property investors navigate the market and avoid the troubles and stress of home and investment property buying. ​ What are the values of Concierge Buyers Advocates? At Concierge Buyers Advocates, Raymondson and his team provide an exclusive but affordable property buyer agency service built on trust , integrity, exclusivity, and helping their exclusive clients buy and own properties quickly and confidently. They do not sell, and they have no targets to meet. They're only accountable to their clients, not their shareholders or franchisors. With their expertise in data analytics, they provide honest answers and help clients outsmart the property market while avoiding inflated pricing. ​ Raymondson is a straight-talking person who tells it like it is. Sometimes, this means going against mass consensus, including his views on the Melbourne property market. Clients who love honest answers and hate fluff appreciate his work. He's been right with forecasting the rise in property prices after the 2019 Federal Elections[ here ], and he's been right with predicting that property prices are not going to crash due to the COVID-19 pandemic [ early 2020 ] [ mid 2020 ]. He has also been right with predicting that economies have to open up eventually, with or without COVID-19. Talk about COVID-normal and living with COVID; you can only get honest feedback from him. ​ Raymondson is a man with a vision and passion to help others achieve financial freedom through smart property investments. His unique background and expertise in data management and analytics allow him to provide honest answers and help clients navigate the complex property market with ease. If you're looking for an affordable and exclusive property buyer agency service that's built on trust and integrity, look no further than Concierge Buyers Advocates.

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

You've heard of Auctions, and you've heard of Online Auctions. But have you heard of Boardroom Auctions? Boardroom Auctions are probably the most secretive, illusive and most stressful of all auctions. Our buyers advocates will explain what a Boardroom Auction is and what you need to do. We will also discuss how to manage this boardroom auction in the right way, or you may end up losing your dream property or stressing over bad buyer's remorse. We have also updated this article in 2025 to cover some of the new tactics and techniques to win this boardroom auction. What are Boardroom Auctions? How are they different from the usual auctions or online auctions? Are there any differences at all? These are the common questions most buyers have in their minds. Stay with us, and we'll guide you through them. The Melbourne Property Market in 2025 With interest rates falling, buyer interests in Melbourne properties have returned. Post pandemic, at the start of the period of high interest rates, many analysts have predicted prices to fall and even collapsed, due to an "predicted" "mortgage cliff". Many also proclaimed that this is the price correction Australia need to have. While this might make sense based on textbook economic theories, things are not that simple. Prices have not only not consolidate, they had been rising for almost a year. Good properties are still being sold quickly, and multiple offers for good properties are common, suggesting buyer interests in Melbourne properties are still strong. The combination of record migration, leading to a lack of rental properties, and properties available for sale lead to price booms! With a low supply of houses in the market and an urgency for buyers to "grab anything", real estate sales agents have resorted to using a combination of auctions fixed date sales or Expression of Interest (EOI), or fixed priced sale or simply private sale. But that is not all. Sales agents had been changing the marketing techniques of good properties throughout the sales campaign, depending on demand, and seller's, or to a smaller extent, the buyer's circumstances, to maximise the price they can achieve for a property. With the state of the 2025 Australian property market summarised in a couple of paragraphs, How do We Deal with a Boardroom Auction? We have received an offer that was deemed acceptable to the vendor. The above phrase is probably one of the most disheartening phrase any buyers could get from a real estate agent. It means the vendor has received an offer that they think is acceptable. If you received this message from the sales agent, you do not have much time to waste. You need to action quickly, before you lose it. The sales agent is giving you a chance to make an offer on your dream property, so, grab that chance. Also note that a sales campaign which was originally a sale by set date or EOI or Fixed priced sale can and almost always evolve into a " Best and Final Offer " situation, or a "sale by negotiation" or a "Boardroom Auction" situation. What is a Boardroom Auction? A boardroom auction is a real-time, auction held in a meeting room, typically at a real estate agent's office, or at the property, where interested buyers submit bids for a property that has generated significant interest or received an acceptable offer during its marketing campaign. It's often a process used to quickly resolve competing offers by creating a competitive, bidding environment to achieve the best possible outcome for the seller. It is a variation of the open auction process, but with a major difference. If you are familiar with auctions, and how to win auctions, you are one step ahead in managing the Boardroom Auction. If not, head over to our " Winning Auctions " guide for tips on winning auctions . The techniques for the open auction still applies. These auction winning tips are applicable to winning a Boardroom Auction, with some modifications. The bad news is, if you think an open Auction is stressful, with the need to publicly present your offer, a Boardroom Auction is probably at least twice as bad. You will still need to nerves to publicly present your offer. But you have to do this In a boardroom set up, within arms-length of your bidding enemy. How is a Boardroom Auction Similar to an Open Auction? Boardroom Auctions are very similar to the more common open auctions. It is conducted by an auctioneer, and interested buyers are invited to participate in the bidding, at a set date, time and location. The rules are similar. Properties bought at the boardroom auctions are unconditional. Offers subject to finance, building and pests, etc, will not be accepted. Thus, you need to be prepared and be up-to-date with your due diligence. When you receive this call, and if you have not already done your due diligence, it might be too late and you do not have much time to do any due diligence. A typical person takes about 2 weeks to do a proper due diligence on a property, while real estate agents typically give buyers 24 to 72 hours notice of a boardroom auctions. At Concierge Buyers Advocates our auction bidding service prepares our clients for boardroom auctions, and assist the clients with the due diligence, helping our clients check the property, appraise the property for a reasonable price and what the various price points should be. We will also investigate and advise what the other bidders could be offering. Taping into our 20+ years of property investment and buying experience, we will be able to give buyers a good indication of price points, the good and bad, within 24 hours, giving you the confidence to proceed or walk away from the Boardroom auction. We can also represent you, to shield you from the stress and tension from the boardroom auction. To most people, boardroom auctions are easily 3-5 times more intense than open auctions. How is a Boardroom Auction Different from an Open Auction? Whilst boardroom auctions are similar to regular auctions, there are significant differences that makes them difficult to manage properly. The intensity, outcome, duration, etc, varies depending on the number of participants and the decisions each party makes during the boardroom auction . So, what are the differences between Boardroom Auctions and regular Auctions? Boardroom Auctions do not have a predetermined auction date , unlike a typical auction. In Melbourne, the date and time for boardroom auctions are usually determined in the last minute, and are triggered when the vendor or sales agent receives an acceptable offer, and they wanted to see who else is interested; or it could be forced upon by Buyers Advocates . As such, there is no way to pre-determine an auction date. Boardroom Auctions have little notice . Because of the unknown auction date, there is very little an interested buyer can do, to foresee when the auction will be held. The real estate agents will usually inform buyers whom they think might be interested, notifying them of the boardroom auction date and time. This notice period can vary from between 24 to 48 or more hours, depending on a few factors. Buyers will miss out if they had not indicated their interest to the agent. This is because, the agents have to individually inform the buyers, if the agents do not know you are interested, how would they know they must inform you? This is obvious. Hesitant buyers will almost always miss out on good properties they want. There are significantly less bidders and audience during the Boardroom Auction. Due to its impromptu and "invitation-only" process. It is normal that only serious buyers (plus their families and buyers advocates) are present at the auction. It is usually held in a smaller environment , usually at the real estate agencies' boardroom. Thus the name "Boardroom Auction". Or indoors, at the site of the property. Rules of the auction may differ between auctions, or between agencies, but they will all be disclosed at the start of the auction. What Can Happen during the Boardroom Auction? Boardroom auctions can end with different outcomes, depending a number of factors: How many participants there are. How prepared the participants are. The intentions of the participants. Now, because the trigger for board room auctions is usually when the vendor receives an offer which they think is acceptable, boardroom auctions will almost certainly end with a winner , unlike open auctions which may result in the property being passed in. So, someone in the boardroom already has submitted an offer that the vendor is willing to accept. The property will sell at the auction. So, if you are invited to the boardroom auction and your offer is not the one that triggered the auction, you know you have a strong competitor. Someone else in the boardroom has already won the auction and the sales agents is only having this auction to determine who can better that offer. If you are not well prepared, be prepared to say goodbye to your dream property. Always attend the boardroom auction, if you triggered the auction. It means your offer is acceptable. It may be very stressful due to the impromptu nature and you are probably unprepared. You have to be there, to have a chance to buy it. The real estate agent may inform you that there are other bidders. It is usual that some buyers might get cold feet, and chose not to attend. Auction situations are very stressful and anxiety causing, to those unfamiliar with them. More so in the boardroom auction situation, when all bidders are gathered within arm's length in a small, enclosed room. While it is designed to be transparent, many buyers are intimidated by this transparency, the close proximity of other competitors and the boardroom environment that it is held in. How do you win a Boardroom Auction? The secret to winning a Boardroom auction is similar to how you can win an auction... Preparation is the key. For auction preparation tips , head over to our " Auction Winning Tips " articles, where we will teach you how you can win ANY auctions without overpaying. However, the MOST critical step to winning happens PRIOR to the auction. This is an important step you must do, in order to participate in the Boardroom Auction. You need to let the agent know you are interested in the property as soon as you know you are interested. This lets a good agent know they have to inform you, if and when a decision is made to conduct a Boardroom Auction, or any other forms of auction or changes in buying processes. Why are Boardroom Auctions Scary and Intimidating? Too often, we see buyers being scared of boardroom auctions and will try to avoid them at all costs. There are many reasons why they see boardroom auctions as scary. The usual reasons could be Finances are not yet ready. Because in a usual set date sale campaign, they would have the opportunity to submit their offer "subject to finance". Assumes that the final price will go way beyond their limit. Unsure of what a boardroom auction is. Paddle-phobia . Auction Phobia. Yes, this is real. Some buyers have a phobia of bidding at auctions. And this is normal. Boardroom Auction Phobia. Boardroom auctions are at least twice as intimidating as open auctions, due to it's confined space setup. Being skeptical about the agent’s intention with the boardroom auction. Doubt that it is actually going to happen (assuming it’s an agent bluff). Fear of bidding in an enclosed room where opponents are up close and intimidating. Unable to make it to the boardroom auction at short notice. Insufficient time to complete the full due diligence at short notice. The buyer might actually be more interested in another property. We have had spectacular successes representing clients during boardroom auctions or any other forms of auctions. Our buyers advocates are often the triggers of boardroom auctions, as we prefer the transparency. It is a swift outcome for the real estate agent as well, thus it is a win-win for all. Where to get help with Boardroom Auctions? Practice. Practice. Practice. Practice and attend as many boardroom auctions as possible. Or our buyers advocates can help with bidding on your behalf. Our convenient one-stop property buying service manages the entire purchase strategy for our property buying clients. We search, scrutinise properties and attend auctions, including boardroom auctions, negotiate at private sales, for our clients, often with successful results. Our strategies have saved our clients up to $500,000 in one instance. Here is our story . While we cannot guarantee that you will definitely win the auction at a discount, we can guarantee that you will: Know what to expect at the auction Know what the property is worth Know what others could be offering for the property Know what you should offer for it Know when to walk away Be in good hands at the auction Be represented at the auction Get in touch if you need more information on our property purchase plans. More home and investment property buying news and tips here .

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

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

Winning a "Sell by Set Date" Sales As the Melbourne property market cools, and in areas where demand is low, real estate sales agents often adopt a different sales tactics. 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? "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? 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? 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 .