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When it comes to investing your hard-earned money, real estate often tops the list. But why should you consider Australian property? Well, let me take you on a journey through the benefits of investing in Australian real estate . Whether you're a first-time buyer or a seasoned investor, there’s something here for everyone. So, grab a cuppa, and let’s dive in! Why Australian Real Estate Benefits Are Worth Your Attention Investing in property is a big decision, and understanding the perks can make it a lot easier. Australian real estate offers a unique blend of stability, growth potential, and lifestyle advantages that are hard to beat. Stability in a Changing World Australia’s economy has shown remarkable resilience over the years. Unlike some markets that can be volatile, Australian property tends to hold its value well. This stability is a huge plus if you’re looking for a safe place to park your money. Strong Population Growth Australia’s population is growing steadily, especially in cities like Melbourne. More people mean more demand for housing, which usually translates to rising property values and rental yields. It’s a simple supply and demand story, but one that works in your favour. Diverse Investment Options From bustling city apartments to serene coastal homes, the variety of properties available means you can tailor your investment to your goals. Want a high-yield rental? Look at inner-city units. Prefer long-term capital growth? Consider family homes in growth corridors. Tax Benefits and Incentives The Australian government offers several tax advantages for property investors, including negative gearing and depreciation deductions. These can significantly improve your investment’s cash flow and overall return. Modern Melbourne apartment building showcasing urban living Modern apartments in Melbourne offer great rental opportunities. How Much Do Real Estates Earn in Australia? You might be wondering, “How much can I actually earn from investing in Australian real estate?” Let’s break it down. Rental Yields Rental yields in Australia vary depending on location and property type. For example, inner-city apartments in Melbourne might offer yields around 3-4%, while houses in outer suburbs can reach 5-6%. These numbers might seem modest, but when combined with capital growth, the total return can be impressive. Capital Growth Historically, Australian property has appreciated at an average rate of 6-8% per year in major cities. Melbourne, in particular, has seen strong growth due to its vibrant economy and lifestyle appeal. This means your property could be worth significantly more in just a few years. Example Scenario Imagine buying a property for $600,000 in Melbourne’s growth corridor. With a 5% rental yield, you’d earn $30,000 annually in rent. If the property appreciates by 7% per year, that’s an additional $42,000 in value growth. Not too shabby, right? Risks to Consider Of course, no investment is without risks. Market fluctuations, interest rate changes, and property management challenges can impact returns. But with the right advice and strategy, these risks can be managed effectively. Melbourne skyline highlighting residential property growth Melbourne’s skyline reflects ongoing property development and investment opportunities. The Lifestyle Perks of Owning Property Down Under Investing in Australian real estate isn’t just about numbers. It’s also about lifestyle, and Australia offers plenty of reasons to love living here. Quality of Life Australia consistently ranks high for quality of life. Clean air, excellent healthcare, and a strong education system make it a great place to live and raise a family. Owning property here means you’re investing in a lifestyle, not just a financial asset. Diverse Locations Whether you prefer the buzz of Melbourne’s city life, the laid-back vibe of coastal towns, or the charm of regional areas, there’s a property to suit your taste. This diversity also means you can diversify your investment portfolio geographically. Strong Rental Demand With a growing population and limited housing supply, rental properties in Australia are in high demand. This means less vacancy time and more consistent rental income for investors. Cozy suburban house in Australia with a well-maintained garden Suburban homes in Australia offer comfort and strong rental appeal. How to Maximise Your Investment in Australian Real Estate So, you’re sold on the benefits, but how do you make the most of your investment? Here are some practical tips. Do Your Homework Research is your best friend. Understand the local market trends, property prices, and rental yields. Websites like Concierge Buyers Advocates can help you find the right property and negotiate the best price. Location, Location, Location This old real estate mantra still holds true. Look for areas with strong infrastructure, good schools, and future development plans. These factors drive demand and capital growth. Consider Professional Help Buying property can be complex. A buyers advocate can guide you through the process, from finding the right property to handling negotiations and paperwork. This can save you time, stress, and money. Pln for the Long Term Real estate is generally a long-term investment. Be patient and avoid knee-jerk reactions to market fluctuations. Focus on your goals and keep an eye on the bigger picture. Keep an Eye on Costs Remember to factor in all costs, including stamp duty, legal fees, maintenance, and property management. These can impact your cash flow and overall returns. Why Now Is a Great Time to Invest in Australian Real Estate You might be asking, “Is now the right time to jump in?” Let me share why the stars are aligning for property investors. Interest Rates Are Still Attractive While interest rates have risen recently, they remain relatively low by historical standards. This means borrowing costs are manageable, making property investment more accessible. Government Support Various government incentives and grants are available for home buyers and investors. These can reduce upfront costs and improve your investment’s profitability. Market Recovery and Growth After some market cooling, many areas are showing signs of recovery and renewed growth. Melbourne, in particular, is bouncing back with strong demand and limited supply. Diversification Benefits In uncertain economic times, real estate offers a tangible asset that can diversify your investment portfolio. It’s a hedge against inflation and stock market volatility. Investing in real estate in australia offers a blend of financial rewards and lifestyle benefits that few other markets can match. With careful planning, expert advice, and a clear strategy, you can unlock the full potential of this exciting market. So, why wait? Your dream property and a brighter financial future could be just a decision away.

Negative gearing has long been seen as a popular strategy in Australia’s property investment landscape, but is it really the best path to long-term success? At first glance, the tax benefits of negative gearing may appear attractive. After all, who doesn’t want to minimise their tax liabilities? However, this strategy carries hidden costs and risks that can impact your financial wellbeing and long term investment success. For investors considering property investments, understanding the pitfalls of negative gearing can be key to building a robust, growth-oriented portfolio. Understanding Negative Gearing: The Basics In simple terms, negative gearing is when the costs associated with owning the investment property—mortgage interest, maintenance expenses, council rates, land taxes and other outgoings—exceed the rental income generated. With the right ownership structure, this shortfall is often used to reduce the investor's taxable income, theoretically making it a financially advantageous strategy. For this approach to be truly effective, the property’s value must grow enough over time to offset these ongoing losses. So, here’s the catch: if the property’s value doesn’t grow as expected or if interest rates increase, the costs can quickly outweigh the benefits. Why is Negative Gearing Popular? The primary selling point of Negative Gearing is its tax savings potential in Australia. Because investors can offset their taxes with expenses (including mortgage interests) incurred for their investment properties, sneaky property investment spruikers are actively using this to push sales. The Risks of Negative Gearing: Cash Flow Crunch and Market Volatility One of the main concerns with negative gearing is its reliance on two assumptions: that property price will grow; and the investor will have sufficient income from other sources to sustain this loss. Both are things which are outside the investor's control. Negative gearing ties your financial success to capital growth—essentially relying on the hope that property prices will rise in the future. If property values remain stagnant, or worse, decline, the negative cash flow usually quickly turns into a financial burden, leaving investors with a very poorly performing asset. Negative gearing also puts constant pressure on cash flow, requiring investors to cover the ongoing shortfall with income from other sources, such as their day jobs from employment. This dependency can limit your financial flexibility, making it harder to reinvest or handle unexpected expenses, or shortfalls in income. Additionally, with rising interest rates, the cost of servicing negatively geared properties is now higher, meaning the actual savings gained from tax benefits is far less attractive than anticipated. The value of the property needs to grow a lot higher and faster to make this strategy worthwhile. Risks of Negative Gearing: When You Lost Your Other Income In a typical investment structure, negative gearing can be a beneficial strategy when you have other steady income, as it allows you to offset losses on an investment property against other sources of income, thus reducing your overall tax liability. However, it’s critical to remember that negative gearing is a loss-generating strategy : you’re losing money to save on taxes . For every dollar you lose, you’ll typically save only 30 to 50 cents in tax, depending on your tax bracket. But what happens when the income supporting this strategy suddenly disappears? What happens if you lose your job, or if the value of the property does not rise as fast as you hope for? Or, if, after years of servicing the loss, the value of the property does not rise. This is happening in some areas and for some property types. When income loss occurs—whether due to job loss, health issues, or other factors—the financial strain of a negatively geared property becomes clear. Mortgage payments, property maintenance, and associated costs continue, and without reliable income, the tax benefits of negative gearing disappear, leaving only the out-of-pocket expenses. This is a critical consideration, as it could quickly turn an initially manageable investment into a financial liability nightmare. If you’re unable to maintain payments, your bank or lender may step in to repossess the property, adding further risk to your financial situation. For investors considering negative gearing, it’s essential to assess not only the potential tax savings but also to plan for contingencies, such as an emergency fund or income protection, to manage periods of unexpected income loss. If you are reading this and are finding yourself in this situation, read about strategies to avoid your property from being repossessed here . Negative gearing can be effective under the right circumstances, but a reliable income source is vital to ensure the strategy remains sustainable. Or negative gearing will backfire badly. How Does Negative Gearing Affect Capital Gains Tax (CGT)? Negative gearing can impact Capital Gains Tax (CGT) when you sell a property, primarily through its effect on the total capital gain or loss. Here’s a breakdown of how these two factors—negative gearing and CGT—interact: 1. Lowered Taxable Income but No Direct CGT Benefit When you use negative gearing, the losses incurred on the property (such as the difference between the rental income and the mortgage interest and expenses) can be offset against other taxable income each year, reducing your overall taxable income. However, these annual deductions from negative gearing don’t directly reduce the CGT you’ll owe upon selling the property. They only affect your taxable income for the years you hold the property. 2. Reduced Capital Gains through Property Holding Period The main way negative gearing indirectly impacts CGT is through the growth in property value over time. Investors typically hope that capital gains will offset their yearly losses incurred through negative gearing when they eventually sell. If the property’s value rises substantially, the gain may compensate for these losses and result in a positive return, albeit taxed at the CGT rate. If you’ve held the property for more than 12 months, you may be eligible for a 50% CGT discount as an individual taxpayer in Australia. However, the capital gain you’ll be taxed on is unaffected by the negative gearing losses you’ve accumulated; those annual losses don’t reduce your CGT liability directly. 3. Impact of Capital Growth and Loss Accumulation If you’ve consistently used negative gearing and property values don’t increase as hoped, the property may yield a capital gain that’s less than expected, meaning the losses from negative gearing could outweigh the capital growth. In this case, you’ll still pay CGT on any nominal capital gain if it’s sold above the purchase price, but your net return may be lower than anticipated. 4. Some deductions can increase your CGT liabilities It should also be noted that you will benefit from reduced taxes. Some deductions, such as depreciation, may in fact increase your Capital Gains Tax (CGT) liabilities when you eventually sell your property. And if not managed correctly, you will be liable for higher income taxes when CGT is added into your taxable income. Depreciation and CGT Implications: A Closer Look Depreciation has long been a popular tool used by the property sales agents and property investment spruikers to sell new properties, highlighting its tax-saving benefits. New properties are marketed as having higher depreciation, thereby increasing the initial expenses and reducing taxable income for investors. However, that is only half the truth. Here's why: Depreciation deductions are often a core part of a negatively geared strategy, allowing property owners to claim wear and tear on assets such as fixtures, fittings, and the building itself. This deduction reduces taxable income each year but brings a twist at the time of sale. These deductions must be "recaptured"—added back into the property’s cost base when calculating CGT. This recapture can lead to a larger capital gain on paper and, consequently, a higher CGT liability, potentially offsetting the short-term tax benefits depreciation provided. If you’re on a lower taxable income when you sell, this may be manageable. But as your income generally increases over time, so does your tax rate, meaning the CGT impact could be greater than expected by the time you sell. This is a key consideration that’s often overlooked in discussions on the tax benefits of negative gearing. While depreciation can indeed reduce taxes in the short term, the long-term implications for CGT can be substantial. So, for investors weighing up property options, it's essential to keep in mind how depreciation will factor into CGT and evaluate whether the short-term tax relief aligns with long-term financial goals. Buyers Advocates and Smart Property Investment Strategies Working with a qualified Melbourne buyers advocate can help investors understand property market cycles and choose properties that align with smarter, more sustainable investment strategies. Buyers advocates focus on locating properties that provide reliable returns, whether through positive cash flow, high growth potential, or a balanced combination of both. They help you avoid “following the crowd” into popular yet potentially risky investments by using a research-backed approach tailored to your financial goals. The Real Cost of Negative Gearing: Long-Term Wealth Erosion It’s worth considering that while negative gearing may seem advantageous in the short term, it can erode wealth over the long run. Let’s say you hold a negatively geared property for a decade without significant capital gains—over time, the ongoing losses, interest expenses, and maintenance costs add up. Meanwhile, the property may not perform as expected, leaving you to bear the financial brunt. Selection of the types of property and location is utmost in property investment. A popular area may not always be the best location for growth, while a less popular area could stealthily exceeds your growth expectations. By focusing on neutral or cash flow-positive properties, investors can protect themselves from this wealth erosion. Buyers advocates in Melbourne and across Australia increasingly recommend looking beyond short-term tax benefits and concentrating on assets that will support a sustainable, balanced portfolio. Why Property Investors Should Seek Independent, Research-Driven Advice Today’s market requires a fresh approach to property investment, one that is supported by careful analysis, ongoing market insight, and a deep understanding of property value drivers. Our Buyers Advocates bring their expertise in market trends, negotiation, and local insight to help you uncover property investments that align with your objectives. At Melbourne’s Concierge Buyers Advocates , we are passionate about empowering our clients to make property decisions that lead to long-term financial freedom rather than short-lived tax breaks. Negative gearing, while popular, may not suit every investor’s needs and could end up costing more than it saves. Our Melbourne buyers advocate can be a vital partner in helping you identify properties that provide consistent returns, strong growth potential, and the peace of mind that comes with financial stability. Alternative Strategies to Negative Gearing: Cash Flow-Positive Investments For those looking to maximise returns without unnecessary risk, cash flow-positive investments offer an effective alternative. Cash flow-positive properties generate more rental income than their outgoings, which allows investors to enjoy a steady income from day one. This approach avoids the reliance on market speculation and ensures that you’re not merely holding a property in the hope of future gains. Instead, your property actively contributes to your financial wellbeing, regardless of market cycles. Yes, with cash flow-positive, you tend to have higher tax bills, as the property is generating income, but as the investment can support itself and potentially provide additional income, you are putting you in a better position to grow your portfolio, and making yourself more resilient to weather economic downturns, and secure future wealth. The Path Forward: Building a Resilient Property Portfolio As a property investor, you have the power to shape a portfolio that’s resilient, profitable, and future-focused. Avoid the pitfalls of negative gearing by seeking properties that add immediate value to your financial picture. Consider properties with cash flow potential, and seek out buyers advocates who can guide you towards smarter investments. A balanced approach—one that considers both capital growth and cash flow—will help you achieve sustainable wealth and the freedom to pursue your financial dreams. Ready to make smarter property choices? Connect with Melbourne’s leading buyers advocates at Concierge Buyers Advocates. Our team specialises in finding the right properties at the right prices, empowering you to take control of your financial future. Whether you’re a first-time investor or a seasoned buyer, let us guide you in building a portfolio that truly supports your wealth-building journey. Contact us today to start investing smarter and create a foundation for lasting success.

The dream of building wealth through property investment often leads buyers to wonder: does being closer to the city guarantee better returns? While inner-city locations have historically been prized, the property market is full of opportunities for growth, both in urban hubs and beyond. For buyers navigating this decision, the right guidance—like from a trusted buyers advocate —can make all the difference in uncovering hidden gems that align with your financial goals. Why do People Buy Inner City Properties? For many, investing near the city feels like a no-brainer. Properties in areas close to the CBD come with several undeniable advantages: Convenience and Connectivity : Inner-city properties provide unparalleled access to workplaces, schools, public transport, and amenities like cafes and entertainment. This accessibility keeps demand strong. Scarcity Drives Value : With limited land available for development in city-fringe areas, properties often appreciate due to their exclusivity. It drives exclusivity, but does this translate to better growth? We'll see very soon. Economic and Social Activity : Urban hubs remain the heartbeat of commerce and culture, attracting tenants and buyers alike. In Melbourne, suburbs like Richmond, Fitzroy, and Albert Park have a proven track record of consistent capital growth, with demand staying consistent year after year. We'll see how this compare to the outer suburbs. Why are Buyers Buying in Suburban and Regional Growth Suburbs in 2025? However, focusing solely on inner-city properties might cause you to miss lucrative opportunities in the outer suburbs or even regional areas. Here’s why: Affordability : As property prices soar, many buyers are drawn to more affordable options further from the city. Suburbs like Berwick, Wyndham Vale, and Sunbury are experiencing growth as families seek value for money. Lifestyle Shifts : With remote work and a focus on wellness, larger homes with outdoor spaces in leafy suburbs have become increasingly popular. Infrastructure Booms : Government investments in transport, schools, and shopping centres drive growth in areas once considered too far from the CBD. Suburbans suburbs like Ringwood and Cranbourne in Melbourne are excellent examples where growth has skyrocketed thanks to their balance of affordability and connectivity. Performance of Inner City Properties vs Outer Suburb Properties Now, let's put our logical reasoning aside and let's look at what the data is telling us over the last 10 years. We analysed the price growth of houses (not apartments or units) over the 10 years and compared them to their distance from the capital city, and here is what the data shows. Over the last 10 years, inner city properties have performed the worst . While prices of properties in most areas have experienced approximately 100% growth (ie, the property price doubled) inner city properties have underperformed, and have only experienced approximately 80% growth . Capital Growth vs Distance from CBD This result may be shocking to many, and is likely to have conclusively disproved the "inner city properties appreciate faster" myth. But could there be more to this data. To comprehensively understand what is happening, we need to investigate further. Over the next few weeks, we will dissect the data further to investigate if these numbers vary across the different states and territories in Australia. We will also investigate if the growth correlates to any other factors, such as socio-economic profile of the area/residents. We will also explore if recent hotspots, such as Western Australia and Queensland are worth your considerations, and tell you what you need to know before you invest. Subscribe and stay tuned for our deep dive into the Australian housing market data. We will also disclose the suburbs, locations and property types which had performed the best in the last 10 years. Why Both Inner-city and Suburban Properties Have Potential for Property Investors The truth is, no single rule applies to all properties. Whether you’re considering an inner-city apartment or a family home in the outer suburbs, strategic property investment boils down to understanding the market and seizing the right opportunity. Inner-city Properties : Steady long-term growth, high rental demand, and strong market resilience. Outer Suburbs and Regional Areas : Faster short-term gains, higher rental yields, and opportunities for development. With the right insights, you can unlock the secret of the Australian property market and focus on the real growth areas. The Role of a Buyers Advocate in Your Property Journey Navigating the complexities of the property market—especially in Melbourne—requires more than luck. A professional buyers advocate brings expertise, research, and negotiation power to ensure you’re buying the right property at the right price. Here’s how a buyers advocate transforms your investment experience: Market Expertise : Understand the best growth suburbs through data-driven insights. Stress-Free Buying : Save time and avoid the emotional pitfalls of overpaying or buying the wrong property. Tailored Strategies : Whether you’re after a city-fringe gem or an emerging suburb, a buyers advocate crafts a plan tailored to your goals. At Concierge Buyers Advocates , we treat every property purchase as if it were our own. With a deep understanding of Melbourne’s dynamic property market, we help buyers find opportunities others miss. Inspiration for Property Buyers Your property investment journey doesn’t have to be overwhelming. Every suburb has a story, and every purchase is an opportunity to secure your financial future. The key is knowing where to look and having the right team by your side. Let us help you uncover Melbourne’s next high-growth locations —whether it’s a stylish apartment near the city or a spacious family home in a booming suburb. With the right strategy and the support of a dedicated buyers advocate, you can turn your property dreams into a reality. Contact Concierge Buyers Advocates today and take the first step toward a smarter investment future. Together, we’ll find the right property at the right price, and set you on a path to long-term success.

Using data for real estate investment can be powerful, but it comes with certain risks, especially if you are relying only on data, without a good understanding of the location. Here is why. Key risks to consider before using data for property investment Before using or trusting a data source for property investment, you will need to understand these risks. 1. Over-Reliance on Historical Data Real estate data often relies on past trends, which can be misleading if the market shifts. For instance, a neighborhood that’s appreciated steadily in the past might see slower growth or even decline if economic or social conditions change. 2. Ignoring Local Nuances Data might show promising numbers on a broad scale but fail to capture local nuances such as neighborhood dynamics, nearby developments, or community reputation. Overlooking these qualitative aspects can lead to investments that look good on paper but underperform in reality. 3. Data Quality and Source Reliability The accuracy of predictions depends heavily on the quality of data sources. If data is outdated, incomplete, or inaccurate, your investment decisions may be compromised. Using unreliable sources or poorly analyzed data can lead to misguided investments. 4. Market Volatility and External Factors Economic factors like inflation, interest rates, or unexpected events (e.g., a pandemic) can disrupt real estate trends and invalidate data-based projections. Data cannot always predict external economic shocks that could impact property values. 5. Overfitting and Misinterpreting Data There’s a risk of overfitting models, where algorithms are too closely tailored to historical data, losing predictive power. Misinterpreting correlation as causation, or relying solely on single data points without considering broader context, can also lead to poor investment decisions. 6. Lagging Indicators Many real estate indicators lag behind real-time market shifts. This means by the time data is available and analyzed, the opportunity could have shifted, and investors may miss the optimal time to buy or sell. From our observations, while some data sets can up up to a year old before they become meaningful and usable, some (eg, population demographics from the ABS census) can be up to 6-7 years old - yes, it takes ABS 1 to 2 years to cleanse, transform and interpret the data before they are released.. 7. Privacy and Ethical Concerns The use of personal data, such as population demographic or income and salary information, raises privacy and ethical considerations. Mishandling or improper use of this data can often lead to legal repercussions and damage reputation. 8. Bias in Data Sources Algorithms trained on biased or incomplete datasets may provide skewed results, which often mislead investors. For example, data showing demand in high-income areas might ignore upcoming growth in emerging neighborhoods, missing out on high-potential investments. 9. Risks of Analysis Paralysis Analysis Paralysis is a term used when the user of data gets too fixated with data, resulting in the user trying to find the unicorn property and location where every single matrix is perfect. In the real world of real estate investing, nothing is perfect. Understanding the metric is critical before you can pick the right balance based on your individual priorities. We wished we can, but we cannot always have our cake and eat it. How to Mitigate The Risks of Relying on Data for Property Investment Use a combination of quantitative data and qualitative insights from experienced real estate buyers agents. Diversify data sources. Understand the data definition and cross-check the reliability of each one. Stay aware of market trends and potential economic shifts. Consult with local experts, such as buyers' agents, who have on-the-ground first hand insights that data alone do not capture. While data is essential for modern real estate investment, it must be approached with care and balanced with practical insights and local knowledge. Article written by out in-house data scientist Rayson, who is also our Principal Buyers Advocates.

Navigating the property investment landscape can be challenging, especially when exploring unique strategies that may lead to significant gains. This guide highlights effective property investment methods in Melbourne, focusing on lesser-known strategies that investors often overlook. The Melbourne property market is dynamic and diverse, full of opportunities if you know where to look. Whether you're an experienced investor or just starting out, understanding these unique approaches can transform your investment experience from merely owning property to building substantial wealth. Understanding the Melbourne Property Market Before exploring strategies, it's essential to have a clear understanding of the Melbourne property market. Recent trends indicate a growing interest among buyers in suburban areas, with the number of transactions in suburbs outside the city center increasing by over 20% in the past year. Melbourne is experiencing property growth, but not every area presents an ideal investment opportunity. To make informed decisions, analyze the history, desirability, and future prospects of the neighborhoods you are considering. For example, suburbs like Clyde North and Tarneit have seen property values increase by 15% over the last year due to new infrastructure and amenities. Working with buyers advocates can help you identify these out-of-the-way areas that show promise for future growth and higher returns. Strategy 1: Subdivision Opportunities Subdivision is one of the most effective yet lesser-known property investment strategies. This approach involves purchasing larger parcels of land and splitting them into smaller lots to maximize returns. Melbourne features many properties suitable for subdivision, offering opportunities to enhance curb appeal significantly after the split. For instance, a large house on a sizable block in suburbs like Oakleigh can be subdivided into two properties, potentially increasing your return on investment by 30% or more. It is crucial to understand local zoning laws and regulations before proceeding. Consulting a property investment advisor in Melbourne can guide you through these legal requirements, ensuring adherence to city guidelines. Strategy 2: Buy and Hold in Emerging Markets Investing in emerging markets is a strategy that deserves attention. Instead of focusing solely on popular suburbs, explore areas that display signs of growth yet remain relatively affordable. Look for signs of development, such as new schools, expanding public transport, and proposed shopping centers, which can indicate potential for property appreciation. Suburbs like Wyndham Vale and Melton have grown significantly due to new infrastructure projects, making them prime candidates. By purchasing in these areas and holding the properties long-term, you can benefit from appreciation as neighborhoods develop. Expert insights from buyers advocates can guide you towards the most promising locations with strong future prospects. Strategy 3: Renovate, Revalue and Flip The "renovate and revalue" strategy is another effective approach involving purchasing properties that can be improved. This may include homes in reasonable condition but needing cosmetic upgrades. Focusing on strategic renovations, such as updating kitchens and bathrooms, can yield an impressive return on investment. For example, investing $15,000 in kitchen and bathroom upgrades can result in a property value increase of up to $50,000, enhancing your potential rental income in the process. When planning renovations, concentrate on elements that enhance overall appeal to target markets, such as young families or professionals searching for rentals in Melbourne's thriving suburbs. Transforming a Property Through Refurbishment Strategy 4: Exploring Joint Ventures Engaging in joint ventures is an excellent method for amplifying investment success. By partnering with other investors or organizations that share your investment goals, you can pool resources and diversify risks. Look for partners who align with your investment philosophy, whether you're interested in flipping properties or developing new ones. In Melbourne's high-priced market, joining forces can help you access opportunities that may be financially challenging to pursue independently. A property investment advisor can help connect you with potential partners and structure joint ventures for mutual benefit. Planning for Risks and Challenges No investment is without risks and challenges, and property investment is no exception. Conduct thorough due diligence before implementing any strategy. Be aware of potential pitfalls, such as market downturns, unexpected repairs, or changes in regulations affecting your investment. By investing time in researching these aspects and aligning with knowledgeable professionals, you can mitigate many risks. Having a contingency plan is an essential part of your strategy. For instance, if rental income falls short of expectations, you may have to consider options for long-term holding or selling. The Power of Networking Building a network within the Melbourne property investment community is invaluable. Attend local seminars, workshops, or join property clubs to expand your connections. Networking allows investors to share insights, gather tips on emerging markets, and discover hidden property gems. Establishing relationships with buyers advocates can lead to off-market opportunities, expert opinions, and up-to-date market analyses. These connections can enhance your investment strategy, ensuring you remain informed about the latest trends and approaches. Maximizing Your Property Investment Journey Investing in property can be a fulfilling endeavor, especially when leveraging lesser-known strategies in a vibrant city like Melbourne. By exploring subdivision, investing in emerging markets, renovating properties, and engaging in joint ventures, you can boost your chances of achieving substantial returns. By equipping yourself with knowledge, seeking guidance from property investment advisors, and connecting with the property community, you will feel empowered to navigate the investment landscape with confidence. With the right methods and a proactive mindset, your property investment journey in Melbourne can open doors to incredible opportunities and financial success. Stay alert to market shifts and don't hesitate to venture outside the conventional pathways to discover what this flourishing market has to offer. Starting Your Property Investment Journey Starting your property investment journey is more than just buying a property — it's about setting a path toward financial freedom and a legacy for your future. Just like every property is different and would need different strategy, every investor is different and have different risk profiles. Properties bought with the right insight and strategy would build the foundation of lasting wealth. Imagine the sense of security and accomplishment that comes with making smart investments, guided by knowledge and experience. Don’t go it alone; reach out to our dedicated team of buyers’ advocates. With their expertise and genuine commitment to your success, you'll have an ally by your side, navigating the market and protecting your interests every step of the way. Take that first bold step toward your future with confidence — contact us today , and let’s start this journey together!

Alice Springs, the vibrant heart of Australia's Red Centre, offers a unique and promising landscape for property investors seeking opportunities in regional markets. With its rich cultural heritage, stunning natural surroundings, and evolving infrastructure, Alice Springs presents a blend of advantages and challenges for those looking to invest in its property market.​ Positive Aspects of the Alice Springs Property Market One of the standout features of investing in Alice Springs is the attractive rental yields. As of the September quarter 2024, the median price for houses sold was $440,000, while units were at $312,500. During the same period, median weekly house rents increased by 5.5% to $580, and unit rents rose by 11.0% to $455. These figures translate to a rental yield increase of 1.1 percentage points to 6.9% for houses, highlighting the potential for solid returns on investment. ​ nteconomy.nt.gov.au The suburb of Sadadeen, for instance, boasts a median rent of $530 per week for houses, with a rental yield of 5.81%. Such promising yields make Alice Springs an appealing option for investors seeking positive cash flow properties.​ Challenges in the Alice Springs Property Market However, it's essential to approach the Alice Springs property market with a comprehensive understanding of its dynamics. The number of properties sold can be relatively low, indicating a less liquid market. For example, only 54 houses and 40 units were sold over the year leading up to the September quarter 2024. This limited transaction volume may impact the ease of buying and selling properties swiftly.​ nteconomy.nt.gov.au Security and safety can also be a concern at Alice Springs. Property buyers need to be selective with choosing the right locations. While most locations are decent, some pockets can indeed feel rough. Alice Springs Property Investing - Where are the Prime Investment Locations? When considering where to invest within Alice Springs, focusing on areas with strong rental demand and growth potential is key. Suburbs like Braitling have shown promising returns, with rental yields of 6.8% for units and 6.2% for houses, alongside a median house price of $455,000. Such areas offer a balance of affordability and return on investment, making them attractive to savvy investors.​ Outlook for Alice Springs Property Market Alice Springs, the vibrant heart of Australia's Red Centre, offers a unique landscape for property investors. Over the past decade, the property market here has experienced fluctuations, influenced by various economic and social factors.​ Historical Growth Over the Last 10 Years Tracking the Alice Springs property market over the last ten years reveals an overall upward trend. For those who invested a decade ago, property values have appreciated, reflecting the area's enduring appeal. ​ Recent Market Trends In the September quarter of 2024, the median house price in Alice Springs was $445,000, down 9% from $490,000 in the previous quarter. The median unit price also declined to $282,500 from $300,000. These figures indicate short-term volatility within the market.​ Market Outlook Looking ahead, the outlook for Alice Springs' property market is cautiously optimistic. While some experts anticipate a period of equilibrium in median prices and transaction volumes, recent developments, such as the approval of a 144-apartment project on Todd Street, suggest potential for growth and increased housing diversity. Navigating the Alice Springs Property Market with Professional Assistance Unlike some regional locations where the market is quite evenly spread, investing in regional markets like Alice Springs requires strong local knowledge and strategic insight. A wrong purchase can quickly result in the investor losing their capital. This is where assistance from a experienced buyer's advocate can be invaluable. Concierge Buyers Advocates , for example, offer over 20 years of expertise in property investment and home buying, with a success rate exceeding 99.5%. Their services include identifying suitable properties, negotiating favorable terms, and ensuring a seamless transaction process, all tailored to your investment goals.​ Conclusion - Alice Springs is Exciting Alice Springs presents a compelling opportunity for property investors willing to explore regional markets. With its strong rental yields and unique cultural appeal, it stands as a beacon for those seeking to diversify their investment portfolios. By partnering with experienced professionals like Concierge Buyers Advocates, you can navigate this market with confidence, unlocking the potential that Alice Springs has to offer.

Winning a "Best and Final Offer" A "best and final offer" (BAFO) is a term used in negotiations, in buying real estate, this is where all interested parties are asked to submit their absolute best and final offer by a certain deadline. This signifies the end of the campaign negotiations and is a crucial stage for buyers. If you are in the property market, the Best and Final Offer (BAFO) selling strategy along with Auctions are two of the popular ways to sell properties in the Melbourne property market. Most people are familiar with open auctions whereby all buyers gather at a set place and time, and openly bid for the property. But did you know the "Best and Final Offer" (BAFO) is a variation of auctions? Yes, the Best and Final Offer sales method is a different form of Auction. But what exactly is a "Best and Final" Offer? And what should you do to win this? What is a "Best and Final" Offer? The "Best and Final" Offer can also be known as a closed bidding or closed auction. In this method of auction, bidders are asked to make their formal offers, usually in writing, without knowing who the other bidders are and what their competitors' offers could be . Some real estate agents may also called it: expression of interest (EOI); or sealed bidding; or sealed bids; or silent auction; or closed bid auction; or simply closed auction You can also look at the Best and Final Offer as a tender process, where interested parties submit their offers without knowing what other buyers are offering, usually within a short notice. Sounds complicated? Yes it is, and it is one of the techniques aimed at creating panic and anxiety, thereby forcing buyers to think with their hearts and make irrational offers for the property. Why are "Best and Final" Offer Auctions used? Throughout a typical sales agent's sales campaign, the agents need to gauge the level of interest in the property, and to get a feel of what potential buyers are prepared to pay for the property. Agents are usually skilled at finding out what buyers are prepared to offer. However, there could be times when buyers have no idea or refuse to disclose any budget information. So, in order for the agents to get a good feel of the level of interest, one cheeky way is for the vendors and/or sales agents to call a 'Best and Final Offer auction', and bring forth a pending auction. Holding a BAFO auction is also a quick way to sell the house (if the price is acceptable) and/or to force buyers to disclose where their interests sit. But that's not the only reasons why a "Best and Final Offer" auction is used. Some other reasons for using the "Best and Final Offer" closed auction include: the agent has genuinely received an acceptable formal offer from a buyer there are many interested buyers who refuse to disclose where their interests are the agent and/or the vendor wants to gauge the market interest the agent and/or the vendor wants to shorten the campaign the agent and/or the vendor wants to bring forward an auction without officially cancelling it Some agents believe this is transparent, as the offers are not subject to any negotiations (in theory). In practice, the fear of missing out (FOMO) will force buyers to bid against themselves, stretching their own "best offer". Inexperienced buyers will usually try to squeeze in a few extra dollars to try to "outbid other buyers". This Best and Final Offer process is not always transparent , as we will see in the next section. How do Best and Final Offer Auctions work? There are no right or wrong ways to run this Best and Final Offer process. But this is what usually happens: Vendor and Agent decides to call for a Best and Final Offer auction Agent informs all buyers who have indicated interests in the property Agent tells buyers they are accepting offers and interested buyers are to put in their "Best and Final offer" Agent gives buyers a dateline (can be as short as 4 hours) by when all written offers must be submitted Agent then presents all offers to the vendor. What happens next is where it gets interesting and can vary between campaigns, agents or vendors. The inconsistencies in processes and often poorly provided instructions, is also where the Best and Final Offer process creates the most controversies, anxiety and angst. This is where the BAFO process is not as transparent and fair as the sales agents thought. The selection process may take one of the following paths: Vendor may simply select the highest offer and end the sales campaign Vendor may choose the best 2 to 3 offers if they are very similar, and start a closed negotiation process with the bidders Agent may choose to give the highest bidder, a second chance, if their initial offer is not considered good enough Vendor may choose not to select any offers, if they believe none of the offers are attractive. The campaign will then continue to its planned public auction or end date. Problems with Best and Final Offer Auctions As with a typical property purchase and property auction, Best and Final Offer auctions are usually very emotional and stressful. This is intentional, as emotions, anxiety and stress are what cause buyers to think with their heart, and the resulting fear of missing out (FOMO) will usually lead buyers to stretch their offer, usually ending up with overpaying. Agents know that. Inexperienced and unprepared buyers always fall into this trap. However, experienced buyers and professional buyers agents would usually have no problems managing this properly for their clients. If you can afford it, always consider seeking the assistance of an experienced Buyers Advocates, to ensure you receive the appropriate advice for the property. Best and Final Offer auctions are usually: very overwhelming for the inexperienced buyers, such as first home buyers or buyers who have not done sufficient research and due diligence lacking in transparency conducted with urgency conducted with poor levels of communications Some interested buyers might not be informed of the auction, if the agents do not know they are interested. Or if the agents believe they have enough interested buyers, they may stop informing other less promising buyers, due to time constraints. How do you Prepare for a Best and Final Offer Auction? Treat your preparations for a Best and Final Offer Auction like a preparation for an Open or Public Auction. The tips given in our " How to win at Auctions " [ link ] can be used in this BAFO auction as well. Generally, to perform your best in the "Best and Final Offer", you need to: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understand what you want from the property, why you want the property and your plans for the property. Knowing the real property market condition (not the one which sales agents want you to know) will help you understand the market demand for that property, in that particular area. Remember, every property is different, even if they are next to each other. 2. Know the real market price of the property Most buyers wrongly trusted the price guide in the Statement Of Information (SOI) provided by the sales agent. While the SOI aims to give you an indication of the price of the property, it usually does not mean the auction will end within the price range indicated in the guide. This article will explain why Statement Of Information is best read with a pinch of salt. . You should always do your own homework . If your research is very different from the price guide in the SOI, always feel free to ask why the agent thinks it should be so different. There could be a gold plated toilet in the house. Or some 1kg gold bars embedded in the bedroom. Or some termite infestation. Or a history of flood and/or water damage. However, more often than not, you are likely going to get a standard sales agent reply "that's based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area , location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. At Concierge Buyers Advocates, we are confident our appraisal will give you the most accurate view of the property value. Our property appraisal service comes with a price guarantee. If the sold price is more than 15% different from our appraised price, we will refund the cost of the appraisal. No questions asked. 3. Determine your offer This is where you have to decide what price you should offer for the property. No one can do this for you, but if you engage our buyer services, one of our buyer's agents would be able to work with you to help you: Assess the property value based on prevailing market conditions. Engage the sales agent. Know your serviceability. Determine how much you can afford to pay. Determine how much you should pay. Ensure you have sufficient funds for the initial deposit. Ensure you have the appropriate ways to pay the required deposit. Determine the absolute best price you are willing to pay for the property. If you've been following this article, you would have guessed, what happens next, gets murky and controversial. While the sales agent may indicate that you only have that "one chance to make the best and final offer", in Victoria, the agents or the vendors might choose to further negotiate or give everyone " one final chance to review your offer ". This means " one final chance to improve your offer ". This can be intentional, and the message you received is usually constructed to make you panic and second guess your offer. It almost always hint that "you are close enough but not good enough. Let me help you win this. You only need a bit more... ". You might decide to improve the offer, or if you've already submitted your best-best-best offer, choose not to improve the offer. Now, always bear in mind, you do not know who the other bidders are, and the bids they had submitted. Your bid might already be the highest, and the vendor and selling agent might just want to try their luck to extract a few more dollars from you. There might not even be any other bidders, and you are bidding against yourself. Interesting, eh? If you have done your preparations well, you should be able to confidently know what the likely scenario is. Our buyers agents would usually be able to advice based in their experience and insider intelligence on the property. Does the best offer in a Best and Final Offer Auction always win? Short answer: usually yes. But not always . It depends on the motivations for this Best and Final Offer auction. Remember, one of the reasons of holding this Best and Final Offer auction is for the vendor and/or agents to gauge the level of buyer interest. They may choose not to select any of the offers, and let the sales campaign run its course, and choose to proceed with the scheduled public auction. Usually, if done strategically, a genuine Best and Final Offer auction will almost always result in a sale. But it may not always be awarded to the buyer with the best offer. Can you submit a Conditional Best and Final Offer? A Best and Final Offer auction is treated like any other standard written offer. IE, you CAN submit a conditional offer , which includes typical conditions such as building and pest inspection clauses, finance clauses, or any other clauses you need or can dream of. And you should always submit a conditional offer if you're not confident, to protect your interest. It doesn't matter if the sales agent isn't pleased. You're within your rights and rules of the game to submit ANY offer, including a conditional offer. There's nothing worse than winning the auction, then discovering you do not have sufficient funds to pay, or if the house is termite-damaged. You'll be legally required to proceed with the purchase, if your unconditional offer is accepted, or you risk heavy penalties. It is in the vendor's own interests to consider all offers and conditions when reviewing and selecting the offers. They may select the offer with the most suitable conditions, even if it is not the highest price. We always tailor our offer to the situation, our successful offers for properties are often conditional offers and often not the highest offer received by the agent. How to win a Best and Final Offer Auction? So, you have been contacted by the agent, telling you they are holding a closed auction, and you have been invited to submit your best and final offer by X date and time? Here is what you should do... How to submit an offer in a Best and Final Offer Auction? If you have been contacted and informed by the vendor agent that they are accepting offers for the property and you need to make your "best and final offer", they should also inform you when the deadline is. You should always ensure you submit your best offer before this deadline. If the agent has not told you how or when they want to receive the offer, ask them. Make sure you ask how should you submit the offer and when the deadline is. Some may accept offers in an email. Some may have a formal offer form or an Expressions of Interest (EOI) form, that you have to fill in, sign and submit. Whatever it is, make sure the offer reaches the agent BEFORE the deadline. The agent is not supposed to accept any offers after the dateline. Not even if you are 1 minute late. Best and Final Offer Response Template While there are no standard offer emails, format or template for the Best and Offer (BAFO) response, some agents might provide a paper form or email template. In any case, do not be surprised if there isn't standard format. If it is provided, use the selling agent's preferred template, but if not, your best and final offer response should include these critical information, as a minimal: Your name Your contact details Your best and final offer price for the property Any conditions you want to include Preferred settlement date or period, typically 60, 90 or 120 days in Victoria. Note: Some agents or Expression of Interest (EOI) forms may ask for more information. Make sure you understand what is expected, and only provide information relevant to the offer. In this day and age of data privacy concerns and breaches, you don't want to provide too much information, as you do not know when your data will be stolen or misused. That said, if you believe the requested information is / can be discriminatory, you do not have to include as well. What happens after submitting your Best and Final Offer? Submitted your offer? Now it's time to wait -- and keep your fingers crossed. You'll get the outcome in due course. What happens if your offer is accepted? If your Best and Final Offer is being considered, the agent will let you know the next steps. You might need to be prepared to "review your offer" (aka "improve your offer"), or you might win it without any further dramas. If your offer is the winning offer, the agent will usually prepare the formal contract of sales for your signature, and you will need to pay the holding deposit. If your winning offer is a conditional offer, it's time to start working through the conditions. Know when these datelines are. Get those building and pest inspection organised, get that finance process started, or get any other due diligence processes done. And as they say, the rest is history. But what if you do not hear back from the agent? Generally speaking, if you have not heard from the agent within 4-6 business hours of the deadline (usually half a working day), your offer is 99% not being considered. If you have done your due diligence correctly, and you can truly say you've genuinely submitted your best offer, you know you have done your best. The property is not meant to be yours. There is always a better one somewhere. But you will have to go through the same process and buyer's anxiety all over again. It could be months or even years before you find another one. Chances are, in a rising market, you will be paying more for the same property or start looking in less desirable suburbs, the longer you spend searching. Should you call the agent? If you have not heard from the agent after 4 hours, call and ask for an update. If you get a vague reply, or non-committal and iffy reply, chances are, they have selected another offers. That's usually the bad news. But the good news is, because they have not outright rejected your offer. Your offer is their back up offer. If the other offers fall through, you might just win the closed auction or you might be called to "improve your Best and Final Offer". The fact is, in a hot market with lots of keen buyers, or if other offers are represented by professionals such as buyers agents, you are highly unlikely to win it. We'll explain why. Why Sales Agents Prefer Buyers Advocates? Sales agents secretly prefer to work with buyers agents because of the high quality, well-researched offers submitted by experienced buyers agents. Experience is important here. New buyers agents are almost as clueless as novice buyers, and sales agents can identify them easily, as they would be easy prey, and they are usually a waste of time. Sales agents, however, know clients from experienced buyers agents are well qualified, market ready, and fully committed to the purchase, which makes the process smoother for both sides. The only thing stopping a sale is the vendors' "yes". And sales agents are usually more keen to work with experienced buyers agents to close the deal. Thus, more often than not, a well represented offer do allow buyers to avoid paying the top price . No Buyer's Remorse If you have done the right due diligence, your Best and Final Offer should be your very best for this property. You should not have any "buyer's remorse" and you would not have regretted not offering an extra $500 more. Do not be that buyer. Get one of our professional buyers agents to manage your offer, if you are not confident. Can You Counter a Best and Final Offer? Usually No. However, there might be ways around this, to achieve similar results. It all boils down to experience of the buyer or buyer's agent and how the sales agent runs this Best and Final Offer (BAFO) auction. Remember, in most (not all) situations, it is in the agent's and seller's best interest to allow interested buyers a second chance to review (and improve) their offers. So, when the agent gives you the opportunity, make good use of it. Remember, in the BAFO, the agent CANNOT disclose who and what the higher offer is. And, you do not have to make your decision on the spot. You can always request a few mins to privately discuss your offer with your partner, mortgage broker or lender, before confirming or revising your final offer. It also does not mean that you have to improve your offer, if what you have offered is what you believe is the best, and you would not regret if the property were sold for $500 more. Every agent, property, circumstances are different. An experienced buyer or buyer agent will help you explore other ways of getting the property you want. What Is the Real Estate Industry Secret to Winning the Best and Final Offer? The real secret to winning a best and final offer is the credibility of your offer. As you'll know by now, anyone can submit an offer for a property. It is the sales agent's job to vet the offers, and filter dodgy offers. Usually, your reputation in the industry and / or reputation with the agent is a major factor determining if your offer will be short-listed for considerations. The majority of buyers do not have a lot of track record buying properties, and thus, they lack the reputation and experience to manage the Best and Final Offer professionally. This inexperience is shown in the way your offer is put together, communicated, and presented to the agent. How Can You Improve the Credibility of Your Offer? One of the most effective ways to improve the credibility of your offer is by engaging a buyers advocate to assist with your purchase. Feedback from real estate sales agents suggests that having a professionally represented offer significantly enhances your chances of success. And from experience, our professionally prepared winning offer is often not the higher offer on the table. It is often between $10-30k below the highest offer. That is the value of professional representation. It might seem counterintuitive, but the facts speak for themselves. Buyer’s advocates, like us, don’t charge full fees for such services. With a small fee of $3k-$5k, you gain a credible, well-prepared offer backed by professional insight into the property’s value—potentially saving you much more in the long run. Take the guesswork out of the process, strengthen your offer, and improve your chances of securing the property of your dreams. Professional Help to Buy in Best and Final Offer Auction is Available If you're still uncertain with how the Best and Final Offer auction works, not confident with your preparations, or just want the confidence to buy the property, you might want to consider engaging our buyer's agent to: help you manage the whole process, deal with the agent/vendor and work out the best way forward with the offer. Our Melbourne based Buyer's Advocacy is here to help buyers navigate the Best and Final Offer Process and help prevent buyers from overpaying. Our Complete Buying Services and Purchase Only plan covers all purchasing scenarios, BAFO, negotiation, auction bidding service, etc. It is also popular with hands-on property buyers who are either unable or not confident at negotiating or bidding at property auctions. We help buyers prepare for purchase and buy their properties with confidence. And over 95% of our clients buy their properties in 2 months. Get in touch, find out if our services are right for you. Other References: How to determine market value of a property . How to win at property auctions in Melbourne . How can buyers advocates can help you beat the market . Get in touch with Melbourne Buyers Advocates . More home and investment property buying news and tips here . - updated July 2025 with latest strategy

Purchasing a property is a significant investment, and in the business of buying real estate in Melbourne and anywhere in Australia, buyers cannot escape from having to negotiate. Using the right negotiating strategy is an essential part of the buying process. Negotiation is intimidating to most buyers, especially if you are a first-time homebuyer. But with the right preparations and approach, negotiating for a property purchase can be a smooth and successful process. In this article, our buyers advocates and advisors will explore some negotiation winning tips on how to make an offer for a property, and walking away winning or at the very least, without a sore ego.

Are there any differences between Property Valuation and Market Appraisal? How do they differ? What are the things you need to know? Difference between Market Appraisal and Property Valuation The difference between a Market Appraisal vs Property Valuation is an important concept that all property buyers and home buyers must understand. While they may sound the same and probably look similar, there is a fundamental difference. What is a Property Appraisal? A Property Appraisal gives you an indication of price, from a Real Estate agent's perspective. It is how much the property can sell for in the Melbourne property market in the prevailing market conditions. What is a Property Valuation? A Property Valuation is a formal, legally recognised assessment of a property's market value, prepared by a licenced, qualified independent valuer. This valuation is used by a bank or lender to process your mortgage or wealth. The property valuation is also used by the legal profession to determine the value of the property for compensation and settlements such as divorce, separation, etc. Difference between Property Appraisal and Property Valuation The table below summarises the difference between a Property Appraisal and a Property Valuation: Property Valuation Property Appraisal Purpose Satisfy banks, courts, tax authorities, insurance Give an estimated selling price for buyers/sellers Who Provides It Certified practising valuer (CPV) bound by Australian Property Institute (API) rules Sales agent or buyers advocate Legal Standing Admissible in court; relied on by lenders and solicitors Not legally binding Cost $500–$800 for standard Melbourne residential property Often low-cost or free Typical Uses Mortgage lending, refinancing, deceased estate, family-law settlement, capital-gains tax, SMSF audits, insurance replacement For Sellers to set an asking price or vendor strategy. For Buyers to define buying, negotiation or bidding strategy. How do Real Estate Agents do a Property Appraisal? To determine a property value, the licenced buyer agents or real estate agents perform property appraisal by firstly inspecting the property and utilising their knowledge and understanding of the property, location, demand, supply, etc, in the specific property market. Because this is based on one agent's understanding of so many parameters, it is normal to see this value differ from agent to agent. If the appraisal is independent with no hidden agenda, the number should be relatively similar, and reflective of the property in the prevailing market condition. How do Property Valuers Value a Property? Property valuation is a lot more formal and is a legal procedure to determine the value of a property. It is carried out by a licenced valuer who is an independent professional and works on behalf of banks and other lenders. Property valuation takes a closer look at the property and its quality and features to arrive at a more accurate value. However, because most tend to work on behalf of the lenders, their property valuation tends to be more conservative to protect the interest of the lenders. It usually is lower than the price you could get in the prevailing market. Property valuations are not free and can cost you around $500-$800 whereas market appraisals can be obtained for free from any licensed Real Estate agent. Are There Free Market Appraisals? There are a few places where you can get "free" market appraisals, but they each come with their own catch. There's no free lunches, unfortunately. Real Estate Agents . Your real estate sales agent friends would be able to give you an idea of what the price it could sell for, if they are local to the property and are familiar with the property and location. But do understand of the values are often tainted by the sales agent's agenda. Online Appraisal . Some real estate related websites provide a free appraisal for the property. However, this is your worst option and least accurate appraisal. We had seen these number vary by between $300,000 - $500,000 for the same property. Use this only if you are desperate for a free appraisal, then add/subtract up to 30% to the results. Perform Your Own Price Assessment . With enough experience and knowledge of the property and local market condition, buyers can do their own appraisal. However, experience tells, us buyers always have a certain degree of biasness. Part 1: Free Market Appraisals from Real Estate Sales Agents How are Sales Agents Using Appraisals to their Advantage Property buyers are usually not aware of how the valuations/appraisals are done. Sales agents often prey on this to present numbers which benefit their sales agenda. The number can be higher or lower than what it is, depending on whether they are trying to get your listing or trying to sell the property. Our buyers advocates often see differences of between $200,000 to $300,000. In one case, the difference is as high as half a million dollars. It is often impossible for inexperienced buyers to decide which appraisal or valuation is more accurate. What are There Differences in Property Appraisal Values? As explained above, if the differences in appraised values are small, it probably suggests the appraisals are accurate. However, when the differences are huge, it can be confusing and misleading. When there is huge difference, it is important to find out why, and which value is more realistic. There might be something unique in the house. A gold bar hidden somewhere? Or the property might have a hidden termite infestation or structural issue. These are probable reasons why there is this big difference in property appraisal value. Why are Sales Agents Appraisal Controversial? What is the Hidden Agenda? While most sales real estate agents attempt to make an honest attempt to put a value to a house, many are driven by the need to get a listing. The number of listings is one of the sales agents' Key Performance Indicators (KPIs) in the market. Their performance in the agency is determined by the number new properties they can list for sale. So, in order for real estate sales agents to increase the number of listing they have, they need to convince property owners to let them list and sell their properties. And what else could be a better incentive than to convince sellers their properties are worth a premium ($100k?) above everyone else, and to promise property owners that only they can sell their property for top dollars. Thus market appraisal (include price guides and statement of informations) from sales agents can seldom be trusted. Understanding the real value involves guesswork and adjustments based upon the experience (and agenda) of the sales agent. Part 2: Free online Property Appraisals Where Can we Get Free Property Valuations/Appraisals? So, if buyers cannot fully trust the appraisals from the agents, and they are unable to do the appraisal independently, can they trust the free property valuation websites? Yes, there are some websites who claimed to be powered by AI to provide free property appraisals. However, as explained above, time and experience, plus a visit to the property to understand the condition, etc, is needed to individually assess and appraise a property. The AI would probably be better at learning. However, has the AI physically visited the property to understand the property condition? No. Thus, websites which provide free property valuations are nothing more than a algorithm in a computer program calculating the average of properties sold in the area. Numbers which our buyers advocates have seen, can often differ by a few hundred thousand dollars. How Accurate are Free Online Property Estimates? Free online estimates might give you a rough idea of the value of a property, but our experience tells us the values can differ by hundreds of thousands for the same property. So, professional real estate Buyer's Advocates like us have never trusted those numbers. We always take those numbers with a pinch of salt. Those free valuations are more often than not, generated by simply computing an average of all properties in the suburb, and do not consider if the property has any unique selling points or of there are any problems with the property Part 3: Buyers can do you Own Assessment Can Buyers Do Their Own Property Appraisal? Buyers definitely can do their own appraisal. You will need a good understanding of the market conditions, and skill set and discipline to keep the appraisal neutral. The more experienced and neutral you are, the more accurate your appraisal will be. In addition to knowing the market conditions in the area, you will also need to: know the profile of buyers in the area understand what buyers in the area are looking for know the potential of the property It is critical to ensure you are neutral. Make sure your assessment is impartial and you have not added a few thousand dollars to your estimate, because you liked the property (personal biases). The most critical thing you need to know is, your personal appraisal is only good for your own consumption. If you're not a licenced real estate agent, your appraisal is worthless. Where can You Get an Independent Property Appraisal? If you're are receiving conflicting property appraisals values or valuations, worry not. There are other ways of knowing the market value of the house. Property Appraisals and Valuations can also be done by: Property valuations provided by an independent valuer Estimates provided by experienced buyers advocates or buyers agents Why Agents Charge for Accurate Appraisals? As you would appreciate above, time and experience is essential to individually assess and appraise a property. It can take the real estate agent doing a detailed property appraisal at least an hour or two (or faster of the agent already know the area well) before they have enough information to determine a fairly accurate appraisal. Thus, fairly accurate reports are usually not free. Most property consultants and advisors charge a small fee of about $200 for an accurate property appraisal. At Concierge Buyers Advocates, we are confident of the accuracy of our Property Appraisal Report. The report is completed by our Melbourne based buyers advocates, and we guarantee the accuracy with our Money Back Guarantee . Are There Any Low-Cost High Accuracy Property Appraisal? Yes there are low cost but highly accurate property appraisals. Our low cost property appraisal service gives you that peace of mind. For a low fee of $138 , we guarantee the accuracy of our reports . It is the first in the industry. No one else is confident enough to guarantee them like we do. Accuracy Guaranteed Property Appraisal This independent give you a good estimate of the fair value of the property, given you the confidence of knowing what the property is worth and buy without overpaying. If the sold price of the property is more than 10% different from our appraisal, we will refund the cost of the report. Yes, and if our appraisal is inaccurate, you get the report along with the property's sales history, proprietary and confidential information on the property and suburb for free . The insider information on the suburb is yours to keep and will help with your other purchase. Many buyers have benefited from our low fee, accuracy-guaranteed  independent appraisal  reports. Buyers like yourself can now have the confidence of know what to pay, without breaking the bank. If you’re buying your property or selling your property, consider speaking to one of our senior buyers advocates. Our agency principal, Rayson , has over 20 years of property buying, selling, and investment experience and would be happy to give you a hand.

Getting your mortgage through a mortgage broker is probably one of the best things you can do, when you embark on your home and investment property buying journey. However, while you are getting your mortgage serviceability assessed, some mortgage broker might provide you with some Property Buying Advice. Whilst most are generic property buying information, some more "enterprising" mortgage brokers may go as far as telling you what to buy and what not to buy. We've seen this too many times. And we've seen too many property buyers being badly affected by such unqualified advice from mortgage brokers and mortgage clerks. So, what happened here? What do you need to know? Are mortgage brokers supposed to provide property advice? How qualified are mortgage brokers to provide property advice? Should they be licenced in real estate before they can provide property advice as well? What are the hidden agenda that you need to know with property advice from mortgage brokers? This article will explain what you need to know with property advice from mortgage brokers, expose what is not said to you, and how to protect yourself from the hidden agendas. What is the role of Mortgage Brokers? Mortgage brokers are lending specialists who help property buyers find the most suitable loan for their properties. They do this by helping and banks and lenders assess the property buyer's income, expenses, assets and liabilities, plus other criteria, to determine the most appropriate lender for the buyers. Most mortgage brokers are doing the right thing, and there are also no doubts that many are themselves property owners and property investors. What's the Issue with Property Advice from Mortgage Brokers? Unfortunately, however successful they claim to be, most mortgage brokers do not have the vast real estate experience and up to date property market knowledge needed to provide you with qualified property buying advice. It’s essential to understand that mortgage brokers are not licensed to provide real estate advice . They do not have the comprehensive knowledge or real estate licensing required to give legally sound property recommendations. Furthermore, their insurance coverage typically only covers their financial advice—not property buying advice. If a mortgage broker’s guidance leads to poor property choices, clients often have limited legal recourse. What's Required to Give Real Estate Advice in Australia? In Australia, the law specifically mandates that anyone providing property advice must be appropriately licenced in real estate . So, in order for anyone, including mortgage brokers, to provide any property advice, they have to hold a legally recognised and valid real estate licence in your state in Australia. And this licensing is managed by the state real estate licensing authorities, such as the Consumer Affairs in Victoria and Department of Fair Trading in New South Wales. This purpose of licensing is to protect consumers, ensuring consumer receives educated, appropriate and well informed advice . Can Mortgage Brokers Provide Property Advice? Here's the million dollar question. Can a mortgage broker or mortgage clerk provide property advice? Legally, unless the mortgage brokers / mortgage clerks hold a valid real estate licence in your state, it is illegal for mortgage brokers to provide any property advice , and for them to tell you what to buy, where to buy. Some brokers do give high level tips on how to buy your properties. And that is ok. But, it will be illegal for them to give you anything more than that. They are not licenced and skilled to provide advice on any specific property / location or recommend properties to you at all. What could go wrong with a mortgage broker advice? While most of the real estate advice from mortgage brokers are no more than simple, relatively harmless guidance, and checklists, there had been too many instances where information provided by mortgage brokers are incorrect , incomplete , misleading or had resulted in the property buyer's financial loss. The 2 most common problems we have seen with mortgage broker advice are: Valuation of the property Location and types of property To explain why information provided by mortgage can be misleading, or incomplete, let us start with giving you an understanding of the skills, knowledge and information needed by a real estate buyers agents before they can provide property valuation / appraisal and location advice relevant to you. How do Real Estate Professionals Appraise the Property Valuation? Determining a property’s valuation goes well beyond entering an address into a software program. To give an accurate property valuation, real estate professionals need an in-depth knowledge of the local market, buyer preferences, and the property's unique characteristics. Here’s a simple run through of what’s involved in a reliable property valuation: Key Aspects in Property Valuation Market Knowledge: Understanding current market trends, recent comparable sales, and buyer demand in the specific area is essential. Experienced professionals have up-to-date knowledge of these trends, which free online tools can’t always capture accurately. Property Characteristics: Real estate agents or buyer’s advocates need to evaluate factors like the property’s age, condition, size, layout, and unique features. This requires an on-site inspection to truly understand what sets the property apart or what detracts from its value. Buyer Demographics: Different buyers look for different things, so knowing who is most likely to buy the property (e.g., families, investors, or young professionals) is crucial. This insight helps agents and advocates determine how the property’s features align with buyer demand, influencing its value. Why an Accurate Appraisal Can’t Be Done Remotely Unlike mortgage brokers who focus on lending, buyer’s advocates and real estate agents spend time inspecting properties on-site. These inspections lets them have a good assessment for the property to provide an accurate valuation based on both tangible and intangible property features. Without physically evaluating the property, it’s difficult to provide a thorough, accurate appraisal. Real estate agents and buyer’s advocates also possess the specialised knowledge and on-the-ground experience required to deliver accurate property valuations, something which mortgage brokers nor mortgage clerks have. Our buyers advocates and buyers agents are out there inspecting properties regularly—not selling mortgage packages. This is why only licensed real estate professionals is the most qualified to assessing and appraising a property’s true value. How do Buyers Advocates Find the Right Property for the Buyer? At Concierge Buyers Advocates, our onboarding process is designed to deeply understand what buyers really need in a property. Here’s how we ensure that we’re aligned with your vision: In-Depth Onboarding Consultation Our onboarding workshop, which can last from 45 to 90 minutes, is a comprehensive, unscripted brainstorming discussion. This process helps us: Understand what you think you want Clarify what you may not have considered yet Explore additional options based on your needs and lifestyle goals Independently  understand and qualify what you want so we can identify the most suitable property for you. Comprehensive Property Search Across All Sources Once we’ve uncovered the full scope of your preferences, we begin an extensive search using our unique advantage: full independence. We’re not affiliated with any real estate agencies, and that means we can source properties from any agency, off-market channels, and other proprietary sources to find the perfect fit for you. Data-Driven Property Buying Our team invest tens of thousands annually subscribing to quality and reliable data sources from industry data providers, and maintaining our in-house data and statistics. These give us detailed fact-based insights and trends that help us identify locations and properties with high potential for our clients. Through our buying services, you get access to data and knowledge, worth over tens of thousands of dollars, which helps us identify the best location to meet your buying brief. We dig into this wealth of information to find the best location and suburbs for you, whether you are looking for high growth locations or good yield properties. It's not voodoo, hear-say, monkey-see-monkey-do investments. It is investment recommendations backed by data science. No sales agent, unlicensed "buyers agent," or mortgage broker will invest two hours or more to thoroughly understand your preferences and needs before making purchase recommendations. Unless a mortgage broker holds a real estate buyer’s agent license, they are not equipped to spend the tens of thousands of dollars annually for the subscription-based resources we use. Furthermore, these professionals lack the real estate experience, in-depth local knowledge, and specialised insights essential for offering truly valuable property advice. What had Gone Wrong with Mortgage Brokers Providing Property Advice? Now, the above background information should give you an idea of the level of details, information and experience our buyers advocates have, in order to provide you with a qualified and relevant property advice. Does a mortgage broker or mortgage clerk have that level of experience and access to research data and sources? Does the mortgage broker or clerk have the intimate information about that specific property and the property market in the area? Has the mortgage broker even inspected the property? Don't get us wrong. Most mortgage brokers and mortgage clerks and administrators are doing the right thing. They stick to providing mortgage advice and pointing borrowers to simple, generic property buying guidelines. However, there are enough instances of mortgage brokers providing wrong / misleading guidance to buyers, causing buyers to suffer significant damages. And these instances had prompted calls from a real estate professional body for mortgage brokers to stop providing property advice. The industry has recognised that unqualified advice from mortgage brokers are putting the buyers and their [mortgage brokers] own mortgage business at risk . Before we look at two real-life examples of how buyers are harmed by such advice, let's read excerpt from Your Investment Property Magazine . The call for Mortgage Brokers to step back from property advice. The head of a Sydney based buyer’s agency and a representative of the Real Estate Buyers Agency Association of Australia (REBAA) has backed calls from the head a peak mortgage broking body reminding brokers not to provide unqualified advice. Peter White, chief executive of the Finance Brokers Association of Australia (FBAA), reminded brokers not to provide advice in areas they aren’t qualified to do so, particularly investing in property. “If you are only a qualified finance broker, act as a broker and do your best to meet your client’s needs,” White said in 2016. “If you also want to assist a client in other areas like property purchasing, get the necessary qualifications and training otherwise you may be at risk of a life changing personal pay out,” he said. White and the FBAA cited a recent case in which a broker was found to have breached his duty of care by the Credit Ombudsman Service and forced to pay more than $115,000. The Ombudsman claimed the broker had given incorrect and unqualified advice. The Illegal Hidden Agenda It is also a well known industry fact that second rate and small time property developers and property project marketeers incentivise mortgage brokers to sell their products. Mortgage brokers and mortgage clerks are often paid commissions by property developers to sell the developers' properties. Now, remember, anyone providing and selling real estate has to be appropriately licenced? Are these brokers licensed real estate agents? If not, they are putting you at risk, and they risk being called upon by the real estate industry watchdog. Licensing of real estate agents protects property buyers from dodgy and fraudulent real estate purchases, and, also prevents unqualified persons from providing unqualified property advice, which are putting consumers at risks. Now, who is protecting you, if you suffered any loss by following the advice of your mortgage broker? Examples of Buyers Suffering Significant Damages Resulting From Mortgage Brokers Advice Here are some real-life examples how some of our clients had been adversely affected by unqualified advice from the mortgage brokers. These are just a sample of examples that we are aware off. There are many other untold examples out there. Case 1. Mortgage Broker provided misleading valuation, resulting in Home Buyer missing out on their Dream Home, and suffering about $10,000 financial loss. Our first home buyer client was looking for a high-specs, high quality home in the eastern suburbs, around Glen Waverley. We found one which " ticked every box " (in the client's own words). They paid for a building and pest inspection, got the Contract of Sales and Section 32 reviewed by the solicitors. Our buyer's advocate assessed the property to be worth around $2.4-2.5 million, and it could sell for around the $2.5 million dollar mark, which is well within the client's budget. We agreed to proceed with preparing for the auction bid at around $2.5 million. The evening before the auction, the mortgage clerk sent our client a "valuation" of $2.1 million, which is significantly lower that our appraised value of $2.4-2.5million. Now, because this opinion came from a person representing the lender, the client wrongly trusted the valuation and would not agree to bidding more than $2.15million. The property was eventually auctioned and sold for $2.52 million. Our property appraisal was spot on, and $2.52 million was a price which our client would be more than happy to pay for. Because of this unqualified advice from the mortgage clerk , our client missed out on their dream home. Their intense preparation and their hopes were dashed by this uncalled-for disruption from the mortgage clerk. Our buyers were emotionally distraught, knowing they could have bought their dream home, if they had not listened to the poor and unqualified advice from the mortgage clerk. It ticked all boxes, and it was their dream home. Their kids loved the house so much they had even chosen their rooms during the property inspection. They were full of hope and they had been discussing and planning how they could use the house. They had the capacity to pay for it, and they wanted that so much. But because of the unqualified advice from the mortgage broker, they missed out. They realised that they had misplaced their trusts, and their heart sank when they knew what they had done. They could have walked away with the keys to their dream home, if they had not trusted their mortgage broker's poor property advice. What went wrong with this mortgage broker's advice? The last minute "valuation" from the mortgage administrator was where things started going wrong for our buyer. Firstly, it is highly unusual for a reputable lender to send the buyers a "valuation" for any property before they receive the Executed (signed) Contract of Sale for the property. What the mortgage clerk provided was not a formal valuation. The mortgage clerk is NOT licenced and unqualified to provide that . Only fully licenced real estate agents and licenced property valuers can provide property appraisals or valuation , and lenders would only organise these formal valuations AFTER they receive the executed Contract of Sale, not before the buyers buy it. Whatever this mortgage clerk / administrator had given, was just their personal opinion of what the property is worth. And it is no better than a 10 year old kid punching an address into a computer software that gives you the average price of the properties sold, without considering the quality of each individual property, and buyer profiles, etc. Our client was looking for a high-specification, high quality home, not an average suburban home... The client's concern of overpaying is real and valid. The fear of overpaying also highlights the need for buyers to get a good assessment of the property value before they make an offer, or they are more likely than not, to overpay, putting their finances at risk. Since this " personal opinion" came from a person representing the buyer's lender, it gave our client the impression that it was what the bank will lend. From our extensive experience working with mortgage brokers and the mortgage application process, we know this mortgage clerk is likely a new staff and had no idea what he was doing. He definitely wasn't aware that because of this action, he was about to lose his job. Because this mortgage clerk sent our client his opinion in the last minute and this wasn't brought to our attention until minutes before the auction, there wasn't enough time for us to clarify with the lender, and to correct the client's misunderstanding. This very last minute disruption, resulted in our clients wrongly limiting their offer and they lost their dream home, when they could have won it. Real Estate is clearly not this mortgage clerk expertise, and it backfired and got him fired when our client lodged a formal complaint. Emotional Distress and Financial Loss from this Mortgage Broker's unqualified advice As a result of this unqualified advice, our client missed out on their dream home, and that resulted in our client suffering emotional damage and distress . This is on top of the loss time , and monetary losses from the wasted building and pest inspections and legal contract review, plus 2 additional months of rents which the clients would now have to pay. It caused them about $10,000 worth of monetary loss. This same mortgage clerk subsequently provided another misleading information to our client on a second property. But we managed to discover this second instance early, independently fact-checked the mortgage clerk's claim, challenged the mortgage clerk's opinion and corrected our client's misunderstanding. Any other uneducated buyers or buyers without any professional support, would have once again believed the misinformation from this mortgage clerk. If we had not picked this up, our clients would once again be misled by this novice clerk and missed the property they wanted. It would have caused our clients even more financial damage this time, as it came much later in the buying process. This is Why Savvy Property Buyers Buy with a Buyer's Advocates on Their Side That's what property buyers pay our professional buyers advocacy services for. To protect their interests throughout the whole property buying process. We use our experience and independent professional network of agents and industry affiliates to support our clients, ensuring our clients receive the correct and most appropriate property buying advice. Case 2. Investor Bought Sub Standard Properties from Mortgage Broker Friend This property investor contacted our office one day, seeking a review of their investment properties. They were seeking to understand how they can improve the performance of their property portfolio. In one look, our property advocates casually asked how had they bought the properties. "Recommended by their mortgage broker (who happened to be their friend)" was the answer. This was the first red flag . Of the 5 properties they owned, only one is an investor grade property which could have been cash-flow positive, if it wasn't their own home. The other 4 were apartments which were designed for unsuspecting investors. Such properties were all over Melbourne. Melbourne CBD, Box Hill, Sandringham, etc. Now, for the uninitiated, there is a MAJOR difference between an investor-grade property and a property meant for investment . An Investor Grade Property is what our pro-buyers buyer's advocates would recommend, while a Property Meant for Investment is what developers-backed real estate salespersons would sell to the uneducated, unsuspecting foreign investors. Foreign investors almost never ever visit the property they buy, so they would not know how badly some of these properties were built. I will cover the difference in more detail in a later article. Back to this client, while the 4 apartments seems to be bringing them income, they eventually realised that the rental income was insufficient to cover their expenses and outgoings. The total cost of their mortgage, repairs, expensive body corporate and council rates, etc are more than the rent they collected. This situation is called negative gearing . This mortgage broker "friend" of theirs was receiving tens of thousands in commissions for each property he sold to my client. While negative gearing may be helpful to the rich, who are investing in these properties with their spare cash, it is dangerous in the long run for the majority of moms-and-dads property investors. When property prices crash, or when interest rates rise, they would have usually end up with trouble servicing the mortgage, and when they can no longer afford to hold their properties, they could end up with their properties being repossessed by the lenders. This client was also surprised to realise that despite years of owning these properties, and making payments towards the properties, the value of their properties had not grown at all. In fast they still owe the lenders more than what the properties were worth. They are in a situation called negative equity . Where they owe more than what the assets are worth. It is dangerous. They could and did find themselves in financial distress for years. With this client, if they had bought the right properties, instead of the dud investment properties recommended by the mortgage broker, they could very well be retired with a few properties fully paid off by now. #rantover There are many more other examples out there. Time and time again, we hear stories of property owners ending up in trouble or with the wrong properties, due to unqualified advice from unqualified people. And it is about time property buyers get educated on who they should trust to receive these advice. What Do You Need to Know About Property Advice from Mortgage Brokers? Mortgage brokers process a lot of property mortgages, developers know this. And they know this makes them a good channel to push their new properties to naive and unsuspecting home buyers and property investors. The developers are incentivising the mortgage brokers to sell. The mortgage brokers are paid commissions, or "introduction fees", for each property they sell to their unsuspecting clients. Can You Trust a Mortgage Broker's Advice? Yes. You should trust their mortgage advice. Their skills and experience are in assessing your serviceability, how much you can borrow from the lenders and finding out which lenders will suit your needs. However, if it is property advice, take their advice with a pinch of salt. Most of their advice are just generic advice, and should not be taken as specific to your needs. It takes a lot of experience, industry and market knowledge to determine a property's value, where and what you should buy. Also, remember, mortgage brokers' property recommendations can be biased. They are usually paid commissions by property developers and project marketeers to sell their products to you. So, unless you are 101% confident your mortgage broker holds a valid real estate licence, is a reliable practising real estate agent, and is independent and neutral in their recommendations, you are putting yourself at risk, when you trust their property advice. What Should Home and Investment Property Buyers Do? As property buyers, you should always do your own research and independent due diligence. While your mates' advice and mortgage brokers' inputs in some instances are good, they should never be relied upon as the gospel truths. They are all unqualified advice . They are either ill-informed, ignorant, or they could even have a hidden agenda. Can You Trust Sales Agents Providing Buying Advice and Service for Free? The law is simple and clear. Unless you pay for the real estate agents to work for you as buyers agents, the fact that they are providing you "free" services makes them a sales agent, and they are working against you. These sales agents are paid by the seller, either directly or via commission sharing with another agent or sales person. And real estate agents are legally required to protect the best interest of whoever pays them . For more information on this, this article will explain why it is important to find out how your real estate agent is paid . Where can Property Buyers Go for Independent Property Buying Help? Look for independent buyers agents or buyers advocates who charges a fee. The Australian law mandates that the real estate agent MUST look after the best interest of the person who pays for their services. As independent Melbourne buyers agents based in Glen Waverley, buyers engage our paid services to help them buy their properties confidently. We protect the interests of property buyers throughout Melbourne, Victoria and Australia. Our 3-step process helps property buyers outsmart the market, and make confident buying decisions fast. Get in touch to explore how we can help protect your property buying interests.