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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

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!

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.