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

Buying your first home is an exciting milestone, but for many first-time buyers, the journey feels more like an uphill battle. From skyrocketing property prices to fierce competition and complex processes, it’s no surprise that many aspiring homeowners struggle to secure their dream home fast enough. Our Melbourne buyers advocates will show how first home buyers can turn the tide in their favor. First, let’s explore the challenges first home buyers face and how you can take control of your home-buying journey. What Challenges Do First Home Buyers Face? Rising Property Prices In many parts of Australia, house prices have surged beyond expectations, making it harder for first-home buyers to save a deposit. With property values increasing faster than wages, many buyers feel like they’re constantly chasing a moving target. Intense Competition First-home buyers are often competing with seasoned investors and upsizers or downsizers who have larger budgets and greater negotiating power. With limited housing stock, properties in prime locations get snapped up quickly, leaving many first-home buyers missing out. Complex and Overwhelming Process From securing pre-approval and understanding government grants to navigating contracts and inspections, the process can be overwhelming. Without proper guidance, many buyers feel lost, delaying their progress or making costly mistakes. Best and Final Offer , Auction , Closed Auction , Boardroom Auction , Fixed Date Sale , Sell by Set Date , Private Treaty , Private Sale , etc, are some of the popular sales methods. While they may sound similar, there are enough nuances to set them apart, and each has its own way of navigating, so you avoid overpaying and have the right risk mitigation processes. Choosing the Wrong Property First-time buyers often hesitate because they fear making a bad financial decision. This hesitation can lead to missed opportunities as well-prepared buyers swoop in and secure properties with confidence. The biggest problem first home buyers faced is: Not Understanding the True Value of the Property Our Buyers Advocates and Buyers Agents has seen it all. This is by far, the biggest challenge first home buyers face. They lack the market experience, exposure and due diligence know-how to ascertain the true value of the property they want to buy. They are also unable to assess what other buyers are willing to pay, leading to them either low-balling the properties and hurting their chances of ever having their offers presented to the vendor. Not understanding the value of the property, also leads them into fearing they might overpay for the property they like and thus, forces them to be conservative with the offer and thereby losing out to other buyers. On the flip side, after first home buyers tried and failed repeatedly, anxiety and frustration kicks in, resulting in them making riskier decisions. When this happens, they would usually ended up with a property that they does not want, or ended up overpaying for the property they want. How First-Home Buyers Can Improve Home Buying Success While the challenges are real, there are a few ways to fast-track your property purchase and make smarter decisions along the way. Here are some simple steps first home buyers can adopt to fast track the success in buying their first home. Get The Finances in Order Early Start by reducing unnecessary expenses and saving aggressively for the deposit. Speak to a mortgage broker to understand your borrowing capacity and secure pre-approval before house hunting. This puts buyers in a strong position to act quickly when the right property comes along. If necessary, to talk to a mortgage broker. Our network of free mortgage advisors can help you understand your serviceability and apply for a pre-approval, so you can buy with certainty. Take Advantage of Government Grants and Schemes The First Home Owner Grant (FHOG), First Home Guarantee, and stamp duty concessions can make a significant difference to the budget. Research what’s available in your state and ensure you meet the eligibility criteria. Depending on the mechanics of the schemes some helps reduce your upfront mortgage deposit, some reduces the stamp duty payments, while others give you an added boost in serviceability, in exchange for the government owning a portion of your property. Expand Your Search Criteria Many first-home buyers fixate on specific suburbs, limiting their options. Consider looking at surrounding areas that offer growth potential, better affordability, and strong rental demand if you ever decide to rent it out in the future. Get Expert Support with a Buyer’s Advocate A professional buyer’s advocate, like Concierge Buyers Advocates , can make the home-buying process faster, easier, and less stressful. They provide the necessary expert market insights, handle negotiations, and ensure home buyers pay the lowest possible price for their properties. Most importantly, they help buyers find and secure the right property before the competition does. While the buyers advocates do charge a fee, the value of the services you get in return are usually more than the fees you pay. They help you: Understand the value of the property , so you can buy confidently and do not overpay for them Explore all options , so you can considers properties which you have never thought of, and broaden your search Explore other locations you can consider, so you can buy in locations with less competition Understand the different sales tactics and navigate them successfully for you Negotiate and navigate the sales strategy to shave tens of thousands of dollars from the property price Buy up to 3 times faster and with less stress, compared to you buying without professional support. Most importantly, by successfully understanding and navigating the entire home buying process can help buyers save tens of thousands off the property price. At Concierge Buyers Advocates, we usually help our our buyers save between $20k-50k per property. Be Prepared and Act Decisively We couldn't say it more... Do your homework. This is also the most time consuming and second most stressful stage in the property buying process. Once you’ve done sufficient research, you should be able to trust your preparations and be ready to act when the right opportunity presents itself. In the current Melbourne property market, prices are already starting to move upwards. Prices of properties in popular suburbs are already rising by between 1-3% per month. So, the longer you wait, the more prices will rise, making it even harder for you to enter the property market. How Much Research and Due Diligence is Enough for Property Buying? This is the question in all first home buyers mind. You are missing a critical step, if you have not ever thought of this question. How much preparations are enough? You should have made sufficient preparations to confidently: determine if you are interested in the property within 10 minutes of seeing it. identify who the other buyers are. estimate what other buyers will pay for your shortlisted properties within 5 minutes. identify problems with the property during the inspection. talk to the agent and discuss price. Confident preparations is important as experienced sales agents can pick up the uncertainty in you and exploit that weakness. A 3rd party professional shields you from this and protects your buying interests. The Bright Side: Your Homeownership Dream is Within Reach While the journey to buying your first home is often daunting, remember that every successful homeowner started somewhere. By being proactive, well-prepared, and seeking expert guidance, you can navigate the market with confidence and secure your dream home sooner than you think. Many first home buyers have bought their first homes. So can you. It is only a matter of time. How Quickly Do You Want To Buy Your First Home? It really is your choice, Do you want to buy fast and buy with confidence? Or would you want to learn the hard way and spend up to a year of more navigating the search, research and sales process? A Buyers Advocate can help you buy your first home confidently faster, helping you avoid unnecessary price rise. Prices are rising between 1-3% every month. The longer you wait, the more you will have to pay. At Concierge Buyers Advocates , we’re dedicated to helping first-home buyers like you achieve homeownership faster and with less stress. Whether it’s finding the right property, negotiating a great deal, or guiding you through the process, we’re here to make your dream a reality. Our strict qualification process has ensured we only offer our services to first home buyers who can buy and we've been 100% successful in helping them. Yes, all of our first home buyer client have bought their dream home. No one else in the industry can lay claim to this. Don’t let the challenges hold you back—take the first step towards homeownership today!

The cost of buying properties is more than just the price of the property itself. Have you considered other hidden costs such as time, effort, stress, travel expenses, rental expenses? You are not alone. Most buyers do not realise these. When buying property, most buyers simply look at the price and cost of various services, and do not consider how time consuming, stressful and costly doing it themselves can be. These hidden, intangible costs can significantly impact your experience and the overall success of your home and investment property buying. These obvious, but hidden costs include various stressors, risks, and missed opportunities that aren't directly measurable in monetary terms but can have significant and profound effects on the outcome on the success. Here are some common intangible costs: 1. Time and Effort Research and Analysis: Finding the right property requires extensive research, analysis and experience in the area, which is usually time-consuming and overwhelming. These research includes growth potential, risks factors, flood, bush fire, crime statistics, etc Inspection Coordination: Organizing and attending multiple property inspections do take up significant personal time, especially if you’re balancing work, family and other responsibilities. Negotiation Process: Engaging in negotiations with sellers or real estate agents requires time and skill, often resulting in prolonged discussions and potential delays. Sales agents are professional negotiators and they know how to get the highest price for the property they are tasked to sell. 2. Stress and Anxiety Decision-Making Pressure: The pressure of making significant financial decisions can lead to stress and anxiety, especially for first-time buyers. It is a significant commitment for the next 30 years. Auction and Negotiation Stress: Property auctions and negotiations are nerve-wracking and emotionally draining, particularly without professional support. Many buyers get caught up in the adrenaline, leading them to overpay for the property. Paperwork and Legal Jargon: Navigating the extensive paperwork and understanding complex real estate legal terms can add significantly to the stress of the buying process. Dealing with Sales Agents : Some buyers prefer to avoid dealing directly with sales agents due to privacy concerns and/or frustration with the sales tactics and process. When Things Go Wrong : If something goes wrong during the purchase process, many buyers lack the skills and knowledge to handle it, which adds to the anxiety and uncertainty. 3. Missed Opportunities Market Insights: If you are unfamiliar with the area, a Buyer’s Advocate can provide that crucial market insights and trends, allowing you to make the best informed investment decisions. Access to Off-Market Properties: Buyer’s Advocates often have access to genuine off-market properties that aren’t publicly listed, potentially providing better opportunities. These are not the fake off-market properties paddled by the sales agents. This article explains this . Negotiation Leverage: Buyers Advocates are trained negotiators, and we negotiate everyday. This comes in handy when dealing with sales agents. Good professional negotiation skills often result in achieving buying outcomes, with buyers getting better deals and favorable terms. 4. Risk of Overpaying Market Valuation: Without a proper appraisal and expert advice, there’s a higher risk of overpaying for a property due to a lack of understanding of true market value for the property. Hidden Issues: Our builder trained Buyers Advocates helps identify hidden property issues, such as structural problems or neighborhood disadvantages during the initial inspections, helping buyers avoid unnecessary formal building and pest inspections, and helping buyers avoid overpaying and future financial burdens. 5. Emotional Attachment It is all too common that we see buyers forming an emotional attachment to the property. While it is good to have an attachment, it is detrimental to the success of buying properties, if there is too much attachment. And there is only a fine-line between optimum and excessive. Real estate sales agents are experts at identify this weakness, and homing in on buyers with this weakness. Here's why this is bad: Impartiality: It’s easy to become emotionally attached to a property, which can cloud judgment and lead to irrational decisions. Buyer’s Advocates provide objective perspectives, helping you keep emotions in check. Impulse Decisions: Emotional attachment often lead to impulsive decisions, such as bidding beyond budget limits during auctions or overlooking crucial inspection results. 6. Knowledge and Expertise Gap Legal Complexities: Understanding legal complexities and ensuring compliance with all regulations can be challenging without professional guidance. Financing Options: Lack of knowledge about the best financing options and mortgage products can result in higher costs and less favorable loan terms. Our Buyers Advocates often work with your mortgage brokers to prepare offers for the property you want, allowing you to provide creative offer packages, and outsmarting other buyers. Negotiation Tactics: Effective negotiation requires experience and skill, which many buyers lack. Buyers often end up with less than ideal favorable purchase terms and higher prices. Experience at Handling Issues: In our experience, every purchase is unique with its own set of issues and challenges. About 60-70% of the property purchase process will run into roadblocks and problems of all shapes and sizes. There could be missing chattels, unforeseen issues at inspections and settlement, vendor issues, buyer issues, funding issues, etc. Ability to mitigate and handle these issues will give you the unfair edge over other buyers, letting you gain the respect of sales agents. 7. Post-Purchase and Handling Issues Integration into the Community: Understanding the community, amenities, and local culture is essential for long-term satisfaction but can be overlooked in the buying process. Future Property Value: Assessing the potential for future property value appreciation requires market insight that experienced Buyer’s Advocates possess. Property Management: The property rental laws are constantly changing. Post-purchase property management and maintenance can become overwhelming without prior experience or professional advice. Conclusion The intangible costs of buying property without a Buyer’s Advocate extend far beyond the financial aspects. They encompass the time, effort, and emotional toll associated with navigating the complex real estate market independently. A Buyer’s Advocate not only helps mitigate these intangible costs by providing expert guidance, market insights, and negotiation skills but also ensures a smoother, more efficient, and ultimately more successful property buying experience. Investing in professional support can save you from the hidden burdens and help you achieve your real estate goals with confidence and peace of mind. If you are in the market and keen to understand how you can outsmart other buyers, find good deals faster and buy faster, let's have a chat.

WOW! In just a short 2 weeks, a state of emergency has been declared in Victoria and Australia Capital Territory, as the COVID-19 coronavirus infection count doubled or tripled in some states. How would this affect the property outlook? Things are going to be volatile. That is definite. As states start adopting measures to limit the spread, things will vary from state to state, depending on the severity of the problem. But some form of lock down is looking likely. How will that translate to property prices in Melbourne, Victoria? Buyer are starting to hold off their purchases. They are starting to uneasy and believe house prices will fall. They could be right. However, vendors or sellers still have an expectation, many are not yet prepared to sell, as they do not have to. What does this mean? Residential property prices will stay stable. We're not likely to see any significant rise in house prices, neither are we going to see a significant drop in house prices. It will be a different story, with commercial properties, though. Any lock downs will affect commercial properties negatively. What happens in a lock-down? It is anybody's guess at the moment what that will look like, given that different countries and different jurisdictions can have different rules on what can or cannot be done. Some impose curfews, only allowing residents to get out of the house on certain days of the week, some simply do not allow residents to enter or exit restricted zones. In the event of a full lock down, office workers will be working from home, business can still go on. In the age of electronic transactions, this is not likely going to create an issue with transactions and activities which can be done electronically. However, some inspection activities such as building and pest inspections, is highly likely going to be affected. What will a property investor will do? With a seasoned investor, such times are gold! As Warren Buffet puts it: "Be fearful when others are greedy and greedy when others are fearful.” A good buying time is when no one is buying. You've less competition when buying. You could even pick up a good bargain, if you look at the right places. How do you buy in a full lock down? At Concierge Buyers Advocates, we have a COVID-19 Response Plan . We have the necessary processes, experience and a network of professionals whom can make this happen. Most of our transactions are done electronically, and all you need is a device with internet access. Let us worry about the logistics. If you have a property to inspect, but you are unable to, get in touch with us. We have a property inspection service that provides buyers like you with an unbiased site inspection report. Ready to make full use of the opportunity? Have a chat with us.

In Melbourne's competitive property market, real opportunity often hides just off the main roads—behind mature trees, wide blocks, and quiet ambition. One suburb now catching the strategic eye of Concierge Buyers Advocates is Wheelers Hill, especially homes sitting on 600sqm or more of land. Here’s why the smart money is moving. Large Blocks in Wheelers Hill In a city where new estates pack homes tighter than ever, Wheelers Hill remains one of the rare middle-ring suburbs where space is still attainable. We’re talking genuine family homes, generous gardens, development potential—and most importantly, land that holds long-term value. A 600-800sqm block in Wheelers Hill isn’t just a home. It’s a future asset. Whether you’re thinking dual or triple occupancy (STCA), a knockdown-rebuild, or just a lifestyle upgrade, this suburb offers the space to do it. The Hidden Potential in Wheelers Hill Melbourne based Concierge Buyers Advocates aren’t chasing hype. Infrastructure, prestigious school zones, buyer patterns, and land fundamentals and qualities of a Class A investment property. And Wheelers Hill quietly delivers on all four. You’re within reach of Glen Waverley and Chadstone, the Monash Freeway, Jells Park, and top-rated schools like Glen Waverley Secondary College, Brentwood Secondary College and Caulfield Grammar. That makes it highly liveable—and desirable. Our advocates see the upside before the market catches up. Wheelers Hill is in the early stages of gentrification, with more knockdowns, high-end renovations, and young well educated families moving in. Wheelers Hill has the hallmarks of a quiet achiever. A fast growing suburb without the limelight. Where to Invest in Glen Waverley: Best Streets in Wheelers Hill A short 5 minutes drive south of Glen Waverley, Wheelers Hill is a hidden gem. Wheelers Hill offers the tranquility that we expect in a good, and quiet Melbourne suburb, and the ease of access to major amenities, such as shopping malls, major supermarkets, major highways, good schools. All major amenities are available within a short 5 minute drive. But as with any suburbs, not all pockets are equal. For investors and homeowners looking for capital growth and lifestyle appeal, keep an eye on these top streets and their surrounding streets: Brandon Park Drive – Sought-after for its proximity to schools and quiet, wide layout. Lum Road – Known for large blocks and elevation, offering great views and prestige builds. Churchill-Waverley Road precinct – Larger parcels, easy access to parks and transport. Homes in these areas often exceed 600sqm, and the right property, can offer serious upside. Think Bigger, Smarter, Longer-Term If you’re a buyer thinking beyond the next auction weekend—if you're thinking five, ten, fifteen years ahead—Wheelers Hill deserves a spot on your shortlist. Especially if you’re working with a Buyers Advocate who knows where the hidden potentials are and how to unlock that potential. Because in a city where land is shrinking and prices are rising, 600sqm+ is more than just space. It’s leverage. It’s growth. It’s vision. And Wheelers Hill is where you can still pick some larger land that aren't too expensive. Investment Backed by Strategy. Guided by Experience. Built on Land. Wheelers Hill is ready—are you? If you're looking to make a smart, strategic move in 2025, speak with our buyers agents at Concierge Buyers Advocate who is local and understands the value of thinking one suburb ahead.

So, you saw this well-priced property which looks pristine and fabulous, but you are too far away or too busy to inspect it. And you wanted it so badly that you are considering the leap of faith, trusting the photographs in real estate advertisements and purchasing a property sight unseen. Should you do that? What risks are you exposing yourself to? Can you trust the photographs in real estate advertisements? We've been inspecting and buying properties for more than 20 years and we've seen it all. One thing is for sure, you simply cannot trust ANY advertisements, real estate or not . While the relevant real estate false advertising guidelines prevents a property from being falsely represented, buyers should always approach any advertisement with a pinch of salt. What you see may not always be what you get. Most real estate advertisements do represent a largely realistic portrayal of the properties. But, like any industry, there are always rogue sales agents and real estate photographers who are "creative" (for a better word) with their photographs. There is often more than meets the eye. We inspect between 10 to 20 properties every week and without fail, each week, we come across real estate photos which does not represent the property accurately, Let's take this Case Study. Case Study: Newish Townhouse in Mount Waverley Take a moment to analyze this property in a sought-after blue chip South East Melbourne suburb of Mount Waverley, right next to Glen Waverley. Photo A: Actual photograph taken at the property Photo B: The Same room in the real estate advertisements How accurate are real estate photographs? Now, let's play a game of "Spot the difference". Compare Photo A and Photo B. Is this clever photography, creative manipulation, or perhaps "generative" photography in modern AI terms? Which version of the room would you prefer? Let's look at the differences: Notice the major omission of the construction right next to the living room. It is missing from the Photo B, the real estate advertisement. A site visit showed the major concern for any property buyer. A new double story townhouse is looming over the property. When completed, the neighbours will be peering over the fence, right into the living room. This is a major privacy concern with most buyers. Other subtle differences like a different wall picture, a resized coffee table , and a lowered ceiling height all contribute to creating an illusion of spaciousness in the advertisement, when this room is actually smaller than a typical living room. Photo B also appears brighter, which again, gives an impression of space. This can easily be done by post-processing the protograph and increasing the brightness or via slightly overexposing the photograph. So should you trust a real estate photograph? How accurate are the real estate photographs? Are you willing to take the risk of buying sight unseen? The answer is an obvious no. While state regulations require that the photographs must not give a false impression of the property, it does not ban creative use of photography techniques, camera lens, etc As for anything outside the property, it is a gray area, up for interpretation. These are the things we can see in photographs. What about the areas which aren't shown in these photographs? A typical house is much more than the 15-20 or so photographs in the advertisements. Problems That are Usually Hidden in Real Estate Photographs We have also seen real estate agents cleverly hide or avoid photographs of places with imperfections or even defects. We've seen bent lintels over doors and windows which are cleverly hidden behind curtains or with bright lighting. termite damaged and flood damaged floors and walls not showing up in photographs. wood rot which are not usually visible on photographs. overhead high tension power lines which are not captured by smart camera angling. water damage behind toilets. What can you do to avoid deceptive real estate advertisement? There is unfortunately no other ways to definitively know what the property looks like without an on-site inspection. An on-site inspection may not be as expensive as you think. Investing a small amount upfront for peace of mind could save you from potential surprises down the line. How can Concierge Buyers Advocates help with home inspection? As builder trained buyers agents and advocates, when we inspect properties, we also perform visual checks to assess the structural conditions and common faults. This helps interested buyers avoid engaging expensive formal inspections when there are clues of major defects. Our 3-in-1 property inspection: Assess the property and provide an unbiased appraisal of property value. Assess the property against buyers requirements. Assess the property for aesthetics, common concerns, issues, superstitions, feng shui, etc. After all, what's a few hundred dollars when you are risking a million-dollar home purchase? The choice is yours. How can you get an independent Home Inspection in Melbourne? Due the low cost nature and time needed to organise the home inspection, the service is only restricted to Melbourne. However, we have other options which allow other regional areas to be inspected. Get in touch with us, if you need that home inspection professionally performed.

We're not workaholics. But if there's a good deal, we'll work hard to get it. Even while everyone was on holiday. Our Buyers Advocates in Melbourne recently bought this investment property for our NSW Property Investor over the Christmas and New Year Break. Our boss said "make it a deal worth working for". And we made sure it is. A 5% discount is unheard of, in a warm-hot market. But we made it. Our property analytics suggests that this particular Northern Melbourne suburb is about to boom. And we wasted no time. In a matter of weeks, we shortlisted and bought this while other buyers were busy enjoying their holiday breaks. Let's Look at How Much Our Buyers Saved for this Melbourne buy: We're working on a $750,000 budget for this interstates investor. After a month of intense search, we found this gem on one of the larger block of land in the Melbourne suburbs. Savings: Negotiated from $700k down to $665k. A saving of 5% ($35,000). Buyers Advocates Fee: Only $14,000 Valuation at Settlement : $725,000 How Much did our Buyers Advocates Save our Buyer? A savings of $35,000 for a $14k buyers advocates fee? It's a no brainer. Not having to search, and run around for disappointing property inspections, and yet, enjoying a $21,000 savings is an obvious advantage. But the best part is, the property is valued at $725,000 on settlement day! Yes, the value of their property rose 9% in 2 months, due to increased buyer interests in the area . It's all about picking the right property at the right location, at the right price. Want us to find your next investment property while others are on break? Book your free consultation now! The role of independent Buyers Advocates As independent buyer's advocates in Melbourne , our job is to ensure our investor buyers get the best property for their budget. Because we are independent, we've no agenda to drive, and we've nothing to sell. So, we will never be the usual pushy sales agents. While the sales agents will promise the sky, to get your contract (that is their KPI), we ensure you only buy the best for your budget . We know a good deal when we see one and will drive hard (and far) for a good deal when there is one. Our principal Buyers Advocate Rayson, personally see over each deal being made with our buying services, to ensure every buyer gets the best purchase outcome for their fees..

Buying property in Melbourne is one of the most exciting and rewarding investments you can make—but the negotiation stage is inevitable, and this is where many buyers feel the most pressure, crumble, panic, and start overpaying for their properties. Navigating Melbourne’s competitive property market, dealing with seasoned real estate agents, and trying to secure the best price is always overwhelming. That’s why more and more savvy buyers are turning to a buyers agent in Melbourne—and consistently achieving negotiation success. What are the Buyers Agent's Secrets to Winning Negotiations? First and foremost, experience and confidence place major roles in the negotiation process. 1. Expert Representation with a Buyers Agent Melbourne When you work with a buyers agent in Melbourne, you have a local property expert on your side. Unlike the selling agent, who is paid to get the best result for the vendor, a buyers agent exclusively represents your interests. Your local Buyer's Agent's deep understanding of Melbourne’s suburbs, access to privileged information such as price trends, unpublished sales data, market trends and negotiation tactics means you gain a clear advantage in property negotiations. 2. Advanced Negotiation Strategies for Melbourne Buyers Melbourne property negotiations are complex and high-stakes. Our buyers advocates in Melbourne bring over 20 years of industry experience and sharp negotiation skills to the table. They use real-time property market data, recent, and undisclosed sales data, and their professional network to strengthen your position—often securing a better price, more favourable terms, and essential contract conditions that protect you. 3. Objective, Emotion-Free Negotiations Buying a home or investment property in Melbourne is emotional. In negotiations, the fear of missing out (FOMO) and fear of losing face often lead to rushed decisions and overpaying. The sales agents are skilled to detect and manipulate emotions to their advantage. As a third party, a Melbourne buyers agent remains calm and objective, managing negotiations with clarity and confidence, to ensure you don’t pay a cent more than you should—removing emotion from the equation so you get the best deal. It is always more effective to negotiate from a third party position. 4. Access to Off-Market Melbourne Properties Many of the best property deals in Melbourne never appear on realestate.com.au or Domain. A buyers agent Melbourne gives you exclusive access to off-market and pre-market opportunities—often before the general public even knows about them. This means less competition, more choice, and increased negotiation power. 5. Save Time, Money, and Stress From searching for properties to negotiating and settling, a Melbourne buyers advocate takes care of every detail. You save countless hours, avoid costly mistakes, and enjoy a seamless, stress-free buying experience. Whether you’re a first home buyer, upgrader, or property investor, using a buyers agent in Melbourne is the smartest way to achieve a successful result. 6. Proven Success for Melbourne Property Buyers The proof is in the results. Buyers who use a buyers agent in Melbourne consistently achieve better outcomes. At Concierge Buyers Advocates, 95% of our clients secure their ideal property within two months, often at a lower price and with superior contract terms. That’s the advantage of having a professional Melbourne buyers agent negotiating for you. What is the Real Secret to Successful Negotiation in Real Estate? Let's take a step back. Step away from the world of real estate. When was the last time you made a significant purchase? Recall buying your car? Or had your car serviced and requesting the service advisor to give you a special 50% discount? Or negotiating for the restaurant waiter to give you an extra piece of succulent chicken thigh? What happened? Do the sales or service staff ended up asking their manager for permission? Now, recall attending an auction and the auctioneer pausing the auction to "seek advice" This is an important process in the negotiation strategy. It allows you to pause. Seek experienced and educated advise. Create suspense. Regroup your thoughts, and simply, it allows you to step away from the stressful situation. Some agents simply pause, have a cup of coffee before returning to continue the auction. Here's why using a third party negotiator so powerful in negotiations: Studies have shown, negotiating as a third party has been proven to give you better buying outcome. Studies & Industry Reports on the Importance of Negotiating Using a Third Party 1. Academic Research Harvard Law School’s Program on Negotiatio n highlights that third-party negotiators, such as agents or advocates, often achieve better outcomes for their clients. This is because they bring objectivity , negotiation expertise , and emotional distance — reducing the risk of costly mistakes due to inexperience or emotion . "The Agent Effect" : Several published studies (e.g., Valley, Neale, & Bazerman, 1992) found that negotiations conducted through agents often result in more optimal outcomes for both parties. Agents are less emotionally invested, can use established tactics, and are better at finding win-win solutions. 2. Real Estate Industry Data Buyers’ Advocates/Agents : Australian industry data (e.g., REBAA and Property Investment Professionals of Australia) consistently reports that clients who use buyers agents pay less on average, secure more favourable terms, and have a higher success rate in both finding and securing properties—especially in competitive markets. Vendor Advocates : Similarly, when sellers use vendor advocates or skilled real estate sales agents, they often achieve a higher sale price than those selling privately. 3. Behavioural Science Studies in behavioural economics (such as those referenced by Daniel Kahneman) show that individuals are prone to "loss aversion" and "anchoring bias" in negotiations—making them more likely to overpay or accept less favourable terms. EGO-Ego always gets in the way with DIY negotiators. We just do not want to lose out. We want to save our face. Third-party negotiators are trained to avoid these biases. Why Third Party Negotiators Perform Better at Closing Real Estate Deals In short, third party negotiators almost always give you better results because: Advantage How It Improves Outcomes Supporting Insight Emotional detachment Third parties aren’t anchored by your sunk costs, pride, or urgency, so they bargain firmly, walk away sooner, and avoid reactive concessions. Harvard’s Program on Negotiation lists “ego, unrealistic expectations, and emotion” among the top causes of poor DIY bargaining and recommends neutral intermediaries to manage them. pon.harvard.eduopentext.wsu.edu Information screening & framing An intermediary can filter what is shared  (and when) to shield you from any toxic messaging, prevent you from reacting, and unintentionally exposing your walk-away price while still unearthing the other side’s real interests. Northwestern Professor Stephen Goldberg notes mediators improve outcomes by “facilitating the exchange of useful information without revealing exploitable details.” pon.harvard.edu Process expertise & pattern recognition Professional agents negotiate daily: they spot bait-and-switch tactics, unrealistic settlement timelines, hidden incentives, and can sequence offers for maximum leverage. Large-sample NBER study of corporate deal mediators found high-performing intermediaries closed 22 % more deals and did so faster than low performers. nber.org Credibility & perceived power When you negotiate through a specialist, the counter-party expects the negotiator to have benchmarked the market and have firm walk-away instructions, which counters hard-sell tactics and bluffing. Researchers in agent-assisted triads found sellers moderated opening demands when facing an experienced buyer’s agent versus the end buyer directly. link.springer.com “Blame-buffer” effect If talks stall, the buyers agent can play the “bad cop,” preserving goodwill between you and the other party for future dealings (or post-purchase relationships like hand-over or lease). Textbook conflict-management literature cites third-party negotiators as a tool to keep relationships intact while still pushing for optimal terms. ecampusontario.pressbooks.pubopentextbooks.org.hk Time & bandwidth Complex deals involve scheduling inspections, valuations, counter-offers, and legal reviews. Offloading the stress keeps your sanity and momentum high—both correlate with better prices. “Effective mediators improve bargaining outcomes by helping buyers and sellers come to agreements faster,” NBER working paper. nber.org As seen above, independent studies and industry data supported the conclusion that having a third-party negotiator—like a buyers advocate in Melbourne—delivers better results for property buyers. They bring objectivity , has the skills , and local knowledge , privileged information and understands human behaviours which help them manage the agent and control the negotiation , translating into more successful outcomes . Ready to Ace in Melbourne Property Negotiations? If you’re looking to buy a home or investment property in Melbourne, don’t go it alone. Engage a professional buyers agent in Melbourne and maximise your success at every stage of the negotiation process. Contact Concierge Buyers Advocates today to discover how our expert team can help you find and secure the right property at the right price—stress-free.

If you think you can rely only on Data Analytics for property investment, think again. The revelations in this article will surprise you. And it doesn't matter what data experts tell you. You CANNOT fully rely on data analytics for property investments. And not all data are the same, even if they have the same name. You need to understand the data dictionary, data taxonomy, data currency, before you determine how you should use the data. In today's fast-paced world of property investment, data analytics has emerged as a game-changer. With access to vast amounts of information at your fingertips, investors are better equipped than ever to make informed decisions. But the question remains: Can we rely on data analytics alone when making crucial property investment choices? Now, Rayson, founder of Concierge Buyers Advocates in   Melbourne , will explain how data analytics is reshaping the property investment market and how investors should use it with the right advice and on the ground insights. Who is Rayson? Rayson founded Concierge Buyers Advocates, a premier and well regarded, award winning boutique buyers agency in Melbourne, helping property buyers and investors outsmart the property market, and buy smart and fast. Rayson's experience in Data Analytics and Data Management is unquestionable. Back in the 90s, Rayson was kay in setting up a Data Analytics and Data Mining platform at one of the leading telecommunications providers in the world. Rayson recognised the power of data, data analytics and how data can tell a story and trend when combined with the right context and knowledge from the ground. That got Rayson hooked in Data Analytics and Data Science since then, Rayson has been involved in various data analytics and data management projects and consultant roles in the corporate world in the Asia Pacific and Australasian regions. As a 20+ year property investor veteran with over 30 years of experience as a data practitioner and , Rayson shares his insights and thoughts on Data Analytics and its role in Property Investment. Rayson will also be sharing his concerns with entrusting your investment decision solely based on data, without understanding the context, data definition, data source and data lineage. The Power of Data Analytics in Property Investment Data analytics is transforming the way investors approach the property market. It provides valuable insights into trends, helping you stay ahead of the curve and make smarter decisions. From tracking property prices over time to identifying high-growth suburbs , data gives you an edge in the competitive Melbourne market. Some of the key insights we can extract with data analytics include: Market Trends: Data allows you to see the bigger picture, identifying trends and forecasting growth in specific areas. Rental Yields: By analyzing rental yields, you can identify suburbs offering the best return on investment. Vacancy Rates Data: Data can highlight potential red flags, such as high vacancy rates, helping you avoid costly mistakes. Demographic Data: Understanding the demographic trends of an area, including population growth and employment rates, can help you target your investments more effectively. The beauty of data analytics is that it removes much of the guesswork from property investment. Instead of relying on gut feelings, you’re armed with reliable information that guides your decisions. Benefits of Using Data Analytics in Melbourne's Property Market Accurate Predictions : In the ever-changing Melbourne property market, data analytics helps you predict which suburbs are likely to see capital growth and where rental demand is highest. But there is a catch. And it is something which real estate agents who spruik and claim to use data analytics don't want you to know. Minimizing Risk : Data-driven insights allow you to avoid risky investments by highlighting areas with declining values, poor rental demand, or unsustainable growth. Speed and Efficiency : Data analytics streamlines your decision-making process, helping you act quickly in Melbourne’s competitive property market. Tailored Investment Strategies : Using data analytics, you can customize your property investment strategy to meet your specific goals—whether you’re looking for high-yield investments , capital growth, or positive cash flow properties or property renovation and flip opportunities. The Limits of Data: Why You Still Need a Good Knowledge from the Ground While data analytics is a powerful tool, relying on it exclusively can be limiting. Why? Because real estate is about more than just numbers. The Melbourne property market is diverse and nuanced, and navigating it successfully requires a deep understanding of local trends, neighborhoods, and market sentiment—things that data alone cannot always capture. Here’s why expert guidance from a buyers advocate in Melbourne is invaluable: Local Knowledge : Data might show you the numbers, but a good understanding of the local area is still critical as it gives you first hand knowledge of the streets. They let you understand the subtle differences between suburbs, pockets, streets, the reputation of local schools, the upcoming infrastructure projects, and other factors that aren’t always visible in data reports. There is also an important shortcoming of relying solely on Data Analytics, which we will cover later. Off-market Opportunities : Many of the best properties in Melbourne never hit public listings, and thus not found by data. Buyers advocates have access to these off-market properties , giving you the chance to buy in prime locations without competing with the masses. Negotiation Power : Data can tell you what a property is worth, but it does not negotiate on your behalf. A Melbourne buyers advocate uses their expertise to secure the best possible price, ensuring you do not overpay. Risk Management : Property transactions are complex. From experience, about 80% of the property purchase comes with unexpected hurdles. Having a buyers advocate by your side ensures you have a professional managing the process, helping you avoid costly mistakes. Why do you need a Buyers Advocates, when you have access to the data? Combining Data with Local Expertise for Smart Property Investments The true magic happens when you combine the precision of data analytics with the expertise of a Melbourne buyers advocate. Think of Data Analytics as your GPS navigator. It shows you how to get there, and you still need the experience, the local knowledge to drive, ensuring you reach your destination safely, avoiding potholes, and other unexpected dangers. Data can point you in the right direction, and your experienced local buyers advocate ensures you reach your destination smoothly and safely. At Concierge Buyers Advocates , we leverage cutting-edge data analytics and pair it with our 20+ years of experience in the Melbourne property market. This powerful combination gives you the confidence to make the right moves, whether you’re buying your first home or building a property portfolio. Important Data Collection Processes You Need to Know, before you trust any data In today’s property market, data analytics plays a key role in shaping successful investment strategies. However, to rely on data for property decisions, it's crucial to understand the key data collection processes and their limitations. Data Event : Data events are events which happened, which results in data being generated and collected. Every transaction leaves behind a digital footprint that is collected for analysis. Examples are a property purchase event, change of ownership, commencing of rental, property being publicly listed in the sales or rental listings. Data Standardisation : Before data can be used, it goes through a set of processes which collates the data, cleanse, and standardise them according to a specific data rules and formatting, defined in the data dictionary. Examples, ensure postal codes and addresses, what determines a sale or change of ownership, or days on market, demographics. Data Currency in the World of Australian Real Estate Data In the world of Australian real estate data, data currency is critical but often overlooked, especially in a rapidly changing market. Data lag , data latency , and data currency each play a vital role in determining how reliable and how actionable the real estate insights are for property investors. Data Lag is the time it takes for data to be gathered, processed, and standardized so it can be used for meaningful analysis. For example, sales transactions may only appear in official records months after they happen, meaning insights drawn from this data may be delayed by weeks or even months. Data Latency represents the time delay between when data is ready for use and when it yields actionable results. For investors, this latency can mean missed opportunities, as early indicators of market shifts may be obscured by delayed processing and distribution. Currency of Data refers to how up-to-date and relevant the data is for answering specific questions, such as identifying emerging market trends. In Australian real estate, much of the data accessible to investors is already several weeks old by the time it becomes available, and many decisions still rely on data that is months or even years out of date. For instance, socio-economic insights, income statistics, and population figures are often drawn from Australian Bureau of Statistics (ABS) Census data. Given that the census occurs only every five years and can take another one to two years to cleanse, process, and release, this data often reflects a reality that may be up to seven years late . And demand data, such as sales volume, sales price, vacancy rates, can take up to 3-6 months before it shows up as actionable information. Two months to show a movement, and a further two sets of data to show a trend. For data-driven real estate investors, understanding the limitations posed by these time lags is crucial. Recognizing where data may not reflect current market conditions and supplementing with real-time insights from on-the-ground sources, such as local agents and up-to-date market reports, can help bridge the gap between historical data and present-day realities. Relying on data without the complete understanding of the source, credibility, syntax, data, etc, is like self medicating when you have no idea what you are doing. And blindly trusting data from property investment spruikers can often lead to very bad outcomes. Why Data Alone Isn't Enough While data provides powerful insights, relying solely on it has its limitations. Delays in data collection and processing mean that by the time trends appear in the data, the opportunity may have already passed. For example, savvy investor would usually have started searching and buying in hot spots, 12 months before it shows up in the data, leaving investors scrambling to catch up. And there are usually no other data which could have suggested a hot spot, without violating serious data privacy laws. Data also doesn't account for human factors like emotion, buyer sentiment, or unexpected events like economic shifts or regulatory changes. While data gives you the "what," it doesn’t always explain the "why" behind market movements. There are also risks of relying data when you do not have a complete understanding of the data. We'll discuss that a later article. Real-World Example: Data Lag in Property Sales Let’s consider a property sale in Melbourne. A buyer may have been searching for a home for several months before closing the deal. The sales event is recorded, but it could take two months for the property to settle and then another month before the data is collected and available. By the time this information hits the analytics platforms, a total of three months could have passed, meaning you’re looking at past events rather than current trends. Furthermore, buyers may have shown interest in the area months earlier, a fact that won't be reflected in the data until it’s far too late to act. The early momentum of interest is where the real opportunities lie, and unfortunately, the analytics won’t show it in time for you to make a timely move. Beware of Data Manipulation It’s not uncommon for sales agents to use manipulated data to back up their claims. Numbers, while objective, can be framed to suit a sales narrative. Property investors should be cautious of “facts” presented in marketing materials or investment seminars that claim unrealistic growth rates, often focusing on selective data points. For example, claims of “10% annual growth” in Melbourne’s apartment market may sound appealing. But in reality, while growth of 10% are usually expected for properties with significant land in metropolitan Melbourne, Melbourne apartment prices have been stagnant for years. In fact, if you were to buy new apartments, it is usually normal that you can expect to lose 10-20% of the value if you sell in the first 10 years. Again, you should not blindly trusting data, without understanding the source, credibility, syntax, currency, etc. Doing so can often lead to very bad outcomes, especially if a property investment spruiker claims to have selected BOOM locations based on their data. Do More Data Mean More Accurate Results? While boasting “30-50+ metrics” may look impressive, not all data points are relevant to every buyer’s specific needs or goals. Using data without fully understanding its source and context can mislead property buyers. And this is often the tactic used by property spruikers to bait unsuspecting buyers and investors. For instance, vacancy rates might not matter for a homebuyer focused on proximity to their workplace. On the flip side, sales agents often avoid discussing the high vacancy rates of new apartment blocks or new estates when they are selling investment properties to property investors. Vacancy rates in these areas can often range from 3% to 10%. Similarly, while "days on market" might help negotiate a lower price, it won’t matter to an investor who’s already found a high-yield property. And the sales agent trying to get your listing or sale will be very hesitant to mention how long it takes to sell the property. Smart property investment or buying decisions is not about having more data but understanding which data matters most for your unique situation. Quality over quantity, every time . At Concierge Buyers Advocates , we have access to over 100 data metrics, but we focus on the data that’s relevant to your personal or property investment goals. Our job is to cut through the noise and provide you with actionable insights, ensuring that you make informed, confident decisions in the fast-paced Melbourne, Victoria and Australian property market. Get the Full Picture with Expert Guidance For a successful property investment strategy, data analytics is just one piece of the puzzle. To truly outsmart the market, you need a holistic approach that includes expert insights, local market knowledge, and a trusted Melbourne buyers advocate by your side. By combining data with the experience of professionals, you can make better decisions, get ahead of trends, and avoid overpaying for properties. Conclusion: The Best of Both Worlds So, can you rely on data analytics for property investment? Yes—but only as part of the equation . The best investment decisions come from combining data-driven insights with expert, human advice. By partnering with a knowledgeable buyers advocate in Melbourne , you’ll not only benefit from data but also gain access to off-market opportunities, expert negotiations, and personalized support throughout the buying process. At Concierge Buyers Advocates , we are passionate about helping you make smart property investments. We take pride in giving our clients access to the best properties in Melbourne, backed by data and our unmatched local expertise. Ready to invest? Contact us today to start your journey with the right team by your side!

Buying your first home is an exciting milestone in life, but it is often a daunting and complex process. Many first home buyers often wonder if they should engage a buyer's advocate or do it alone to save on fees. Today, we bring you one of the many true stories that highlight the experiences of two groups of friends. Both are first home buyers and they embarked on their first home buying journey with similar budgets in May 2020. Let's delve into their contrasting paths and uncover the valuable lessons they learned along the way. Group One: The Investment in Buyer's Advocacy Group One decided to seek a professional buyer's advocates to guide them through their property search and purchase. Being first home buyers, they have little to none experience in property buying, and they decided a property buying expert will help them buy what they want, help them understand what they need to know about the buying process and the property. With their maximum budget of $800,000, they engaged a buyer's advocate to help them find their first dream home. After two months of dedicated searching, they secured a beautiful house in an Eastern Melbourne suburb for $760,000, well within their budget. Fast forward to a year later, Group One's smart investment in buyer's advocacy had paid off significantly. Their property's value had surged to over $950,000, with potential buyers willing to offer up to $1 million in the prevailing market conditions. IE, their personal wealth and asset value has grown $200,000+ in a year. With a staggering 26% increase in capital growth, Group One was not only delighted with their purchase but this increased equity in their asset also allowed them to make further investment decisions. Group Two: Buying Solo, Without a Buyers Advocate In contrast, Group Two opted to forego buyer's advocate services to save on fees. This decision would prove costly to them, as we shall see later. A year later, they were still searching for their dream home. They felt helpless, tired and frustrated. The ever rising property prices had unfortunately pushed them further away from their desired location. Without extending their budget, they could only afford properties in suburbs 10-15 km further away. Group Two faced numerous challenges during their solo journey. Searching in unfamiliar locations every few months, they spent weeks redoing the due diligence process, trying to understand the new areas they were considering. This time-consuming process added months to their search, only to realize that prices had surged again when they are comfortable buying in the area. Frustration mounted as they had to consider moving even farther away from their work locations, resulting in longer commutes and additional inconveniences. After a grueling 10 months of unsuccessful searching, Group Two finally came to a tough decision: to extend their budget to $1,000,000 for a property in their initial preferred location. They managed to secure their first home eventually, 12 months AFTER Group One . It was a smaller house than what their friends in Group One had bought, and it took them 12 months longer to buy. In these 12 extra months, prices had gone up, in addition to paying an extra year of rent to their landlords. How much did the Buyers Advocate Save the buyers? Now let's put their experience into this table for comparison. Let us look at who is ahead: ​ Group One Group Two Bought 12 months later Savings without a Buyers Advocates Buyers Advocates Fees $15,000 $0 $15,000 Price of Purchased Property $760,000 $930,000 -$170,000 Mortgage (12 month) $21,280 80% LVR @ 3.5%pa $0 $21,280 Rental (12 month) $0 $30,160 $580 per week -$30,160 Total Spent $796,280 ​ $960,160 -$163,880 The Valuable Lesson Learned: While this story centres around 2 groups of first home buyers, it serves a powerful lesson for all home buyers: being penny-wise can often lead to being pound-foolish. Group One's investment in buyer's advocacy services not only made them $200,000 richer in nett worth, but also empowered them to make well-informed and confident buying decisions in a competitive market. This confidence allowed them to buy 12 months faster than their friends. They also saved 12 months of rental, and they put this rental savings into their mortgage to build their assets and wealth. Group One's $15,000 investment in a buyers advocates, effectively made them $200,000 richer in assets in a year. That is an ROI of 13.3 times! While Group Two saved the Buyers Advocates fees, they spent a year longer. Considering the extra year of rents they had to pay, plus having to eventually extend their budget, they paid over $163k more to buy their first home. And this does not consider the lost time, the stress and the hours spent researching and on disappointing property inspections. How can buyers advocates help first home buyers? The value of buyer's advocate services lies not only in the dollar savings but also in the confidence , experience , and resources they bring to the table. With their deep understanding of the property market and access to off-market properties, professional buyer's advocates can give you a competitive edge in securing your dream home or investment property faster and more confidently, saving you time, money and stress. While these 2 groups did not encounter significant problems, the buyers advocate's experience will also come handy when dealing with curveballs, roadblocks, and problems which tend to crop up with every purchase. Lesson for home buyers: As home buyers, the journey to finding your perfect property is filled with twists and turns. This true story of the two groups of first home buyers highlights the importance of investing in buyer's advocate services. Group One's decision to seek professional guidance paid off handsomely with significant capital growth and a sense of empowerment in their investment decisions. They are literally $200,000+ richer than Group Two. When it comes to your property search, don't underestimate the value of a buyer's advocate. Working with a professional property buyer can save you both time and money and ensure a rewarding investment in your future. If you're ready to embark on your property journey with confidence, our team of expert buyer's advocates is here to guide you every step of the way. With our extensive knowledge of the property market and access to exclusive off-market opportunities, we can help you secure your dream home or investment property while avoiding unnecessary pitfalls. Make the smart choice today and invest in your future with our buyer's advocate services. Your dream property awaits! Contact us today to learn more.