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外国人是否可以在澳大利亚买房 答案是肯定的！在澳大利亚，外国人可以购买房产，但需遵循一些限制和规定。让我们来看看需要注意的几个关键点。 飞居民可以在澳大利亚买房吗？ 简而言之，外国人可以在澳大利亚购买房产，但需遵守特定规定。外国人只能购买新建或计划中的物业，或在某些情况下购买未售出的现房。 澳大利亚的房产类型 外国买家通常限制购买以下类型的物业： 新建住宅 ：外国买家可以购买公寓、别墅等新建物业。 正在建设的物业 ：可以购买正在建设中的物业。 特殊情况下的现房 ：在某些情况下，可以购买未售出的现房。 外国投资审查委员会（FIRB） 外国买家在购买澳大利亚房产之前，必须获得外国投资审查委员会（FIRB）的批准。FIRB会评估购买是否符合澳大利亚的利益。 申请FIRB的费用 申请费根据物业的价格而有所不同： 100万澳元以下的物业，申请费为5000澳元。 100万至200万澳元之间的物业，申请费为10600澳元。 税务需知 外国人在澳大利亚购买房产需要了解相关税务规定。租金收入需要申报并缴纳澳大利亚所得税，出售房产的盈利也需要缴纳资本利得税。 购买程序 确定物业类型：新建物业或未售出的现房。 申请FIRB批准。 了解税务影响和其他法律义务。 寻找可靠的房地产中介或买家代理协助购买过程。 寻找买家代理的帮助 专业买家代理可以为外国买家提供全面的支持和服务，确保购买过程顺利无忧。例如，Concierge Buyers Advocates在墨尔本为客户提供专业的买房服务，帮助他们找到最适合的投资物业。 结论 外国人可以在澳大利亚购买房产，但需要遵守特定规定，并获得相关批准。了解并遵守这些规定，将有助于确保您的购房过程顺利无忧。如果您对在墨尔本购买房产感兴趣，请联系我们以获取更多信息和专业建议。 For more detailed information, you can visit the original blog post on the Concierge Buyers Advocates website: Can Foreigners Buy Property in Melbourne, Australia?

Property Auction Winning Tips To win at auctions, preparations, strategic planning and experience is a must. Our Melbourne Buyers Advocates show you their auction winning strategy and exposes some auction myths. In a seller's market, it is not uncommon to see properties being listed for "Auction". With almost every good properties listed for "Auction", you will have no choice but to be prepared to put your winning bid at these property auctions. What do you need to know at auctions? How do you bid? What do you need to prepare? What strategies do you need at the auctions? How do you win at the property auction? If you've come to this blog to learn how to beat the auctioneer, turn back now. The auctioneer is NOT your competitor. The other bidders are. The role of the auctioneer is to facilitate the auction. Or is it? Based in Melbourne, our buyers advocates attend and bid at over a hundred auctions a year for our property buying clients. On a busy weekend, we bid at between 3 to 5 auctions a day. We've seen different strategies being used, all sorts of games and distractions, all sorts of tactics used by agents and auctioneers to conjure an emotionally charged atmosphere. Techniques and tactics change and we've seen some rather creative strategies used in 2023. We've updated this guide for 2024, helping all buyers beat the competition and grab the property you want. What is An Auction? Back to the basics first. What is an auction? Quite simply, an auction is an open bidding competition between interested buyers. All interested buyers for the property will come together at a set place and time, and everyone start shouting out the price they are willing to pay for the property. This bidding session is facilitated by a licenced Auctioneer, whose job is to make sure the bidding process is held in an organised manner. What Do You Need to Know About Auctions? Auctions are usually an emotionally charged, tension filled 20-30 mins process. At times, the bidding activities may be slow, in small increments, and long delays between bids, while at times, the bidding can be fast, in large increments of tens of thousand dollars, and with split seconds counterbiddings. This is facilitated by our dear Auctioneer, and a few key players in the auction game. It is important to know that, in most states in Australia, properties bought at auctions are unconditional. This is especially true in Melbourne and Victoria. There are no cooling off periods, no ifs, no buts. There is no walking away, if you are the successful bidder. And, everyone should also know it is illegal to disrupt an auction. What you said you will pay at the auction, is legally binding. There is no backing out . How to Win Property Auctions? To win at auction, particularly in the competitive Melbourne property markets, requires a combination of preparation, strategic bidding, and emotional control. Key strategies include setting a firm budget, understanding the property's value, and having a bidding approach that maximises your chances of winning without overpaying. In this article, we'll now teach you how to win the property you want, at the auction. Good preparations is the key to winning the key to your dream house at the auction. Here's how you do it: How Do You Prepare for Auctions? Given the high stakes involved at the auction, how do you prepare for the auction? How do you make the right auction preparations, to prevent yourself from some serious, unintended consequences. What preparations do you need? While some suggests that you need a lot more preparations, there are only 3 basic things you need to prepare: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understanding what you want from the property, why you want the property and your plans for the property. Knowing the real market situation will help you understand the market condition for that property type, in that particular street and in that particular pocket. If you are a home buyer intending to live in the property, ask yourself: Do you like the location? Does it have the right school? Does it have the right transportation - train, tram, highway, bus, etc? Does it have the right environment? Does it have the right amenities? Do you like the vibes you get when you are in the area? If you are an investor and intend to put the property on the rental market, ask yourself: What rent can the property fetch on the rental market? Is that good enough for you? What are the vacancy rates? How long will it take for you to find a tenant? Is the property in the right location for the types of tenants you want to attract? Does the property meet the minimum rental standards in its current condition? What else do you need to do, to bring the property up to minimum standards? If you are a developer and intend to develop the property, ask yourself: What types of properties are buyers looking for, in that location, on that street? What are the development potentials for the site and location? Does it have the right zoning, overlays, council plans, features? How will the local council look at your development proposal? If you are loaded and just want that property, ask: What price will knock out all other bidders? Will the agent accept an 'irresistible offer' before the auction? 2. Know the real price of that property. Most buyers wrongly believed 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 for the property, it usually does not mean the auction will end within the price range indicated in the guide. You should always do your own homework. Find out what other buyers and bidders are willing to pay for the property. Find out what similar properties in the area are sold for. 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 a few embedded 1kg gold bars in the bedroom. Or a subterranean termite infestation. Or a history of flood and/or water damage. However, more often than not, you are likely going to get a standard reply "that's based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area, location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. At Concierge Buyers Advocates, we overlay our understanding of the area, with our data analytics, to derive a price guide for all properties we are bidding for. With the exception of a few outliers, we have been able to accurately estimate the selling price of the property. If you need help, our guide to determining the value of a property will give you some ideas. 3. Know your budget. With the due diligence done in steps 1 and 2 above, step 3 is the next critical homework you need to do. Steps 1 and 2 helps you understand your limits. Step 3 helps you set your budget. Budget is critical. Always remember, buying at auction is unconditional. You CANNOT back out, if you win the auction. Make sure you: Know how much you can afford to pay. Know your serviceability. Have sufficient funds for the 10% deposit. Have the appropriate way to pay the required deposit on the day of auction. Be prepared. Always assume you will win the auction. Our auction bidding service lets you know what others are likely to pay for, and what price range is considered appropriate for the property. With these information, determine what the property is worth to you. Set yourself 2 limits. Limit 1 . The price you are willing to pay for the property. Limit 2 . The absolute maximum price you are willing to pay for the property. A good test to know if you've set the right Limit2 is this: ask yourself "if the property is sold for $100 more to someone else, will you regret walking away". If these two numbers are way less than what other buyers are willing to likely to pay at the auction, maybe you should not even turn up at the auction. Or you can still bid, and you might be the lucky bidder with no other competitors, and walk away with the property for a good price. In a sellers' market, this scenario is highly unlikely to happen though. We will tell you why. A word of Advice though..: Intentionally under-bidding, hoping to grab a bargain is just going to waste your own time, the agents' time and everyone else' time. You'll be reducing your own credibility and creating a bad impression amongst the agents and buyers in the area. Another reason why this won't work is this: All properties at auctions have a reserve price . This reserve price is set at what the vendor and agent think is the fair value for the property. So, even in the unlikely scenario where you're the only bidder, you will still be expected to pay fair value anyway. 4. Stick to your budget. With the above preparations done, you are now all set for the auction. On the day of auction, be sure to arrive early. The listing agent would usually have a final open for inspection just before the auction. Turn up, have one final inspection of the property. Introduce yourself to the agent and let them know you will be bidding. Review your budget limits. You have one last chance to review and revise, if you need to. You should not have the need to adjust the numbers if you have done the due diligence in steps 1 to 3 diligently. Experience tells us, bidders who attempt to bid on their own WILL almost certainly change the budget at this very last minute. It is ok, if you change because you have to. But It is NOT ok if you change because you want to. If you want to change the limit at this very last minute, you will almost certainly walk away from the auction with regrets: If you win the auction, you will be wondering if you have overpaid. If you lost the auction, you will be blaming yourself for not spending that extra $100. How to bid during Auctions Many have also ask what our preferred auction strategies or bidding styles are. Some common theories advocated by some buyers include: 1. Be confident Confidence is to prepare you for the pressure, and emotions created in the auction atmosphere. There is no shortcut to this. Practice, practice, practice. Practice and be comfortable bidding with a clear, loud voice. If you have a naturally soft voice, or you are not confident in public speaking, you can get an assisting sales agent to help you. This can be both good and bad, as the assisting agent will definitely use this opportunity to stir your emotions. Some commonly used techniques include: "Another $1000 will knock the other bidders off", "Put in a $5000 knock-off bid. This should scare the others." "I know them. It's at their limit. Another $3000 will stop them." The auction bidding service at our Buyers Advocacy agency helps our clients bid confidently. We make our role known to the auctioneer and any assisting agents, and we would request assisting agents to stay away. We believe our clients should be shielded from the pressure and emotions of the auction. 2. Power Dressing Some believed power dressing helps portray a sense of confidence. Arrive in your Lamborghini, gold sunnies, LV trench coat, Gucci briefcase. But these are just hype, to be polite. Having attended and bidded at hundreds of auctions, unless it is your dress code or you are performing your duties as an agent, power dressing as a private buyer will only usually help the rookie bidder feel confident . Ultimately, the amateur's body language will give himself / herself away. We've seen many winning bidders in shorts and sandals, by the way. So, attire plays no part in helping you win the auction . If anything at all, it helps other bidders identify who the rookie is... 3. Body Language. Poker Face? Body language is by far more important than anything else. But relying solely on body language can and will mislead you too. Heard of "Poker Face"? A Poker Face can be trained. So can the "Nervous Face". We seen "Poker Faces", or the "Aggressor Faces" lost at auctions. And we will tell you why at the end of this guide. Our buyers agents are trained to study the bidders and auctioneer and we adapt our bids, strategy and body language to suit the situation. 4. Using Big Bid Increments Some say big bid increments will scare the competition and let you create the sense of deep pockets. It is partially true. But this only work against amateur competitors. Only the amateur bidders will think twice about beating your bid. If you intend to use this strategy, use it with caution though. Used at the wrong time, this bidding strategy will backfire badly. We've seen someone put in winning mega bid increment, knocking out all other bidders. Secretly, we believe he overpaid badly for the property. Professional bidders like us use huge bids to speed up the auction and lock out lowballers. 5. Using Small Bid Increments Small bid increments is another tactic used by most rookie bidders because they fear overpaying and other professional bidders to extend the auction. Used correctly, it can expose the stealth bidders, and also gives an impression of a bottomless budget, as the bidder seems to be able to dig out an extra $100 from thin air. It can be used to scare the amateur bidders. As experienced bidders, we have ways to counter the small incrementers. Over the years, we have attended hundreds, if not thousands of auctions. Having seen and studied how bidders of all experience levels used the auction strategies, we are sad to say, there are no fool-proof or sure-win strategies. As professional auction bidders, we read people. We analyse and profile each bidder, study their bids and use and adopt our strategies or combination of strategies to counter them. What Happens When There are No Winners at An Auction? Now that the auctioneer has done their best to get the best out of the bidders at the auction, what happens if there are no successful bidders? Remember the reserve price? If the highest bid during the auction is still less than the reserve price, the auction is unsuccessful. The property is left unsold. This is called "passed in" at auctions. If you are still interested in the property, this article will tell you what you need to do . Auctions are Just Games. Here's why. At the end of the day, auctions are just games. Over 90% of the auctions end within our appraised price range of the property. That means, if buyers do not want to overspend, you should do your homework and prepare for auctions. It doesn't matter what strategies or styles you use, price, budget and the other competing bidders ARE still the determining factors. Buyers Should Do Their Homework and Prepare for the Auctions Every buyer must prepare for the auctions. Even if they are not prepared, they are actually prepared to overpay or lose the bid. You only have that one chance to try to buy the dream property, and your offer is unconditional. Having the property inspection and sale contract reviewed is the bare basic. We explain why a building inspection and contract review is critical in this article . Doing the right homework and due diligence with the right data; and having a good understanding of the market, the property and who the potential buyers are will help you either put in your winning bid or walk away satisfied, knowing you have done your best. After all, you probably do not want to beat an over-bidder, at an auction. Where Can You Find Help to Bid At Auctions? If you are going to attend an upcoming auction, but you do not have the confidence to bid or do not know what you need and how you should prepare for the auction, it might be worthwhile engaging a professional auction bidding service. Our professional Auction Bidding Service is popular with hands-on property buyers who are either unable to bid or not confident to bid at auctions. We provide auction biddings for up to 3 auctions, guides our clients throughout the auction preparation process, and shields our clients from the pressure and emotions during the auction process. Last but not least, good luck with the auction. Get in touch if you want to learn more. More home and investment property buying news and tips here .

A First Home Buyer tried saving $300 by not reviewing their sales contract, and ended up paying $50,000 to fix an easement issue. Sales contract review is a critical due diligence requirement before buying any properties in Melbourne and Australia. In this article, we will cover what a sales contract is, the critical information it contains, and why that matters. Why is a Contract of Sales Review Important? A sales contract is a legal contract between the seller and the buyer. This legally binding document is usually about 100 pages (or more, for new builds) long and lists the important information about the property for sale and other information about the ownership. These are critical information which buyers need to know, before they buy any properties. It is thus, important to understand the Contract of Sales, so you understand the property and your obligations as listed in the contract, before you buy the property. What is Included in a Real Estate Sales Contract in Australia? The basic information that must be included in the sales contract varies from state to state. The minimum information from some states are more complete than others. In Victoria, the Victorian Contract of Sales is one of the more detailed contracts, and includes a Vendors Declaration section. This Vendor's Declaration is also known as the Section 32 in Victoria, or S32 for short. A complete Victorian Contract of Sales includes the Sales Contract and the Section 32, and typically lists: Information of the property and ownership, including: who the legal title holders are the vendors' details details of all applicable mortgage the land title and information about the land local council rates property water rates body corporate (strata) details and fees, if applicable etc Agreements between the seller and the buyers, including: how the sale is being done responsibilities of both the buyer and sellers penalties if any of the responsibilities are not fulfilled or delayed special agreements between the seller and buyers, not specified in the main contract etc The sales contract is typically paid for by the seller and often contain onerous conditions  worded by the seller's solicitor to protect the seller. If you are buying a property in Victoria, you should read and understand the Victorian Contract of Sales. As with any other legal documents, it is your responsibility to understand the contract before you commit to it. If you, like most people, are confused by the legal jargon, you should get the contract reviewed by a solicitor, before you commit to the purchase. What is the Special Conditions Section of the Property Sales Contract? The Special Condition Section of the sales contract is: A lists of specific terms and conditions in the contract to deal with unique or exceptional circumstances of the property or situation of sale. Used to document any special agreements between the seller and the buyer. Used by both the seller and buyer to add, delete, or change any parts of the contract. Who can Review the Sales Contract? Anyone with a good command of English and legal property jargon can review. However, we would always recommend the review be done by a person familiar with the legal jargon and property law. So, that would usually mean a property lawyer / solicitor or a conveyancer. The legal knowledge and quality of the review varies between a solicitor and conveyancer. If you can afford it, experience tells us to always go for a solicitor. We will explain why later. What will the Contract Review Tell Buyers? A diligent solicitor acting on behalf of the buyer will highlight the key points in the contract which buyers must know, highlight clauses, terms and conditions, responsibilities which are unfair and which are too onerous (ie, pro-seller), and suggest how you can respond to them. This is where the difference between a review by a solicitor vs conveyancer are. Reviews done by solicitors: contains details of the owners, land title, property, etc more complete, and because of their knowledge in property law and contract identify "redflags", onerous / unfair clauses in more detail, and suggest alternatives to rephrase and protect you recommend additional special conditions to further protect your buying interests Reviews from conveyancers tends to be more generic, because of the lesser knowledge of property laws, and are usually limited to highlighting details of the property and ownership only. How Much Does a Contract Review Cost in Melbourne? In Victoria, solicitors typically charge between $300-$500  for a Victorian Contract of Sale review, depending on the complexity of the contract. Contract of Sales reviews by conveyancers are typically cheaper at between $150-$300 . Most solicitors and conveyancers, however, provides a couple of free contract reviews, when you engage their conveyancing services. The contract review fee is a small fee to pay, in the bigger scheme of things. You would not want to save the $500 review cost when you are committing yourself to a million dollar property. When Should You Get the Contract Reviewed if You Are Going For Auction? Now, because properties bought at auctions are unconditional, it is wise not to commit to a purchase without knowing what you are in for. To avoid any legal surprises, you should get the contract of sales reviewed BEFORE you attend the auction, as there are no cooling off period, and you cannot say "Oops! I made a mistake" and walk away without serious legal consequences. Can You Change the Real Estate Sales Contract? Yes, anyone can change the sales contract. You can change most parts of the contract, which you are uncomfortable with. Changing this, is as easy as striking out or changing the clauses which you are concerned with, or modifying clauses using the Special Conditions section of the contract. Anyone can modify the contract, however, because it is a legal contract, it is recommended that you get the changes worded appropriately by your solicitor to prevent ambiguity. What Happens When Property Settlement Falls Through? If a settlement stalls, falls through or agreed conditions are not fulfilled, the gap between a property solicitor and a conveyancer becomes crystal-clear. A solicitor can step in immediately, outline your legal options, negotiate extensions, or pursue damages—giving Melbourne buyers a roadmap through the crisis. A conveyancer, by contrast, has limited authority and will often recommend escalating the matter to a solicitor—adding time, stress, and extra fees. Conclusion As you can see now, the contract of sales is an important legal document that can determine if you should buy the property, your responsibilities, you ability to use the property in a way you wanted to, etc. It is thus, critical to have this reviewed by a respectable property solicitor. While some conveyancers might be cheaper and provide some limited form of contract review, it is usually wiser to engage a property lawyer. As professionals, we only rely on our network of trusted property solicitors to review the contract and perform the conveyancing. If you are attending an auction, and need help to determine the price of the property, and have due diligence completed, have a chat with us . Our buyers advocates can help prepare you for your upcoming auction and strategise how we can auction bidding strategies.

If you are in the market for your home or investment property, one of the market pricing indicators you might look at, is the Median Price of a suburb, city or state. Before you start assuming a drop or rise in median price in an indicator of market strength and market direction, you need to understand what a median price of a suburb means, how the median price is calculated and what its significance is. Does it really indicate the strength of the market, and the direction of the market movement? IE, is the prices of house in the area really rising or falling? Or is the mass media using the "median price" as catchy titles? Let's start with the basics. When discussing the housing market, one term that frequently comes up is the "median house price." This statistic is often used to gauge the state of the real estate market, with many assuming that a higher median price indicates a stronger market. However, while the median house price is an important number, it is not always the best indicator of market strength. In this article, we'll explain what the median house price represents, its significance, and why it usually does not fully capture the health of the housing market. What is the Median House Price? The median house price is the midpoint of prices of properties sold in a specific area, in a given period of time. IE, it is the price of properties that property buyers and property investors have bought . This is important, and we'll explain why. The median price is where half of the properties sold are priced above this point and half are priced below. Unlike the average house price, which can be skewed by extremely high or low values or outliers, the median price offers a slightly more balanced view of the typical home value within a market in most situations. It is however, not immuned to bias which we will discuss later. How is the Median House Price Determined? Let us now look at this simple example. The sales data of a fictitious south East Melbourne suburb called Wonderland. In this particular period, 5 houses were sold with prices: $400,000, $500,000, $600,000 , $1,000,000, $1,500,000. During this period, the median house price is said to be $600,000. $600,000 is the price in the middle number of the set of sold property prices. This is easy to understand. Now, just like any piece of statistical data, without understanding the definition, source of data and the underlying market conditions in the area, it CANNOT be interpreted in isolation . We cannot emphasise enough: Median House Price is just an indication of what buyers are buying . It CANNOT Be Interpreted In Isolation. Why is the Median House Price Used? Market Trends: The median house price helps identify trends over time. An increase in the median price over several months or years can suggest buyers are buying more expensive properties. It may suggest a potentially growing demand and limited supply. However, we cannot draw this conclusion without understand the underlying property market and the types of properties that were sold in the area. Affordability: For potential buyers, the median house price also provides a quick snapshot of the market's affordability. The median price of a suburb can help buyers determine if there are properties that are within their budget in the area. Policy Making: The median house price is one of the many parameters used by governments and policymakers to make informed decisions about housing policies, subsidies, and regulations aimed at improving housing affordability and availability. Limitations of the Median House Price as a Market Indicator While the median house price offers valuable insights into the typical price of properties in the area, it has several major limitations that can lead to misunderstandings and confusion about the market's true condition. Property spruikers proclaiming "BOOM" locations are unfortunately often abusing this confusion to convince buyers that what they are selling are top quality investment properties in "BOOM" locations. Let's discuss the Problems with Median House Price Reflection of what Buyers are buying . The frequently used median price is simply a reflection of what property buyers are buying in the area . It does not necessarily mean all properties in the area are worth that price. The median price alone, does not indicate where the property market is heading. Does Not Reflect All Market Segments: The median house price is influenced by the mix of homes sold . For instance, a larger than usual number of high-end, more expensive quality houses sold in a particular period, will shift the median price, likely causing it to rise, even if the prices of most mid-range or low-end homes remain stagnant or decline. Conversely, a surge in the sale of lower-priced homes can drag the median price down, masking strength in the higher-end market. Thus, the median price can only be reliable when the mix of the types of properties sold remain similar across the periods. Ignores Supply and Demand Dynamics: The median house price does not account for the underlying supply and demand dynamics of the market. A rising median price might be wrongly interpreted as a sign of a strong market, even if there is an massive oversupply of properties in the area. Ignores the Types of Properties Buyers are buying. For example, in green field locations undergoing massive redevelopment, it is normal to see massive increase in the median prices, as cheaper, farm land properties are being sold and redeveloped into new houses. As more of these expensive (due to expensive labour and building materials), yet smaller house are being sold, it the Median Price will shift . But does this mean the prices are increasing and thus is a good location for property investment? No. New greenfield suburbs are known for their massive oversupply, high vacancy rates, thus the lower rental. Hardly indicators of a good location for investment. Now, when developers raise prices of new homes in line with higher labour and building material costs, does this mean the prices of older properties will increase? No. It usually does not. An old $400k house, will still be worth $400k, if there are no demand. Regional Variations: Housing markets in Australia and Victoria are highly localized. National or even city-wide median prices can obscure significant regional variations. For example, the median price in a city center is vastly different compared to the suburbs. As a result, the city-wide median price will not accurately reflect conditions in local suburb. Housing Market Health: The median house price does not provide insights into other crucial factors, such as the number of days properties stay on the market, the inventory of unsold homes, or the number of foreclosures. These factors are essential for a comprehensive understanding of market health. Here is why Median Price Is Not A Good Indicator of Market Strength Now that we know what a median house price is, and how it is not always a good indicator of house price trends, let's go through some examples of why median price is not a reliable indicator of market strength. 1. High-End Sales Skewing the Median: Imagine a scenario where a high-end luxury property development is released in our fictitious suburb called Wonderland. And the project's success resulted in 2 luxury mansions worth $3 million each being sold to wealthy buyers and investors. Now, these 2 property sales will be added into the list of sold property prices, as follows: $400,000, $500,000, $600,000, $1,000,000 , $1,500,000, $3,000,000, and $3,000,000. With these 2 x $3million sales, the median price has now increased to $1,000,000. The $1,000,000 house is the mid point (median) of the list of sold prices. These two high-end sales have significantly pushed the median price up from $600,000 to $1,000,000, resulting in a 67% increase in median price. Does this mean all other properties in the suburb is now worth 67% more? No. However, sales agents, project marketers and dodgy buyers agents would want you to think so, but it does not work this way. It's important to understand that this rise in the median price does not indicate a broader market trend. The prices of the other five properties remain unchanged. That initial $600,000 property is still worth $600,000, and no buyers will pay $1,000,000 for it. Buyers who focus solely on the median price might incorrectly assume that all market segments are experiencing strong capital growth. And real estate sales agents and apartment project marketers will not hesitate to misuse this confusion to convince buyers that apartments are good investment properties, claiming that "data do not lie." This "data do not lie" narrative is misleading. Older properties might have less demand now, and prices could have subsequently decrease. Understanding the nuances of the market and looking beyond median prices is critical for making informed real estate decisions. 2. Surge in Lower-Priced Home Sales: Let's consider the scenario where a developer launches a new affordable housing project in the Melbourne suburb of Wonderland, resulting in the sale of two $400,000 properties. This sold price is lower than the median as these are entry level houses on small lot sizes and with minimum specifications... How will this influx of affordable housing affect the median property price? Because of these 2 cheaper houses being sold, the list of sold prices are now: $400,000, $400,000, $400,000, $500,000 , $600,000, $1,000,000, and $1,500,000. With these sales, the middle of the list is $500,000 , and this means the median price is now $500,000 . Sales of these two more affordable houses have pulled the median price down, resulting in a 17% drop from $600,000 to $500,000 . Does this mean all other properties in the suburb is suddenly 17% cheaper? No. It doesn't. It's crucial to understand that this decline in the median price does not indicate a broader market trend. The prices of mid-range and high-end properties remain unchanged. There has been no change to the prices of the other five properties. However, potential sellers might panic, misinterpreting the drop as a sign of a weakening market, even though the demand for mid-range and high-end homes remains strong. Similarly, budget-conscious buyers might mistakenly believe that prices in the area have fallen by 17% and are now expecting similar "discounts" on all other properties. In reality, the $600,000 property is still worth $600,000. Educated buyers will recognize this and offer the appropriate value, while buyers without a good understanding of what the median price means, will lower their offers, based on the misperception of a price drop, resulting in their offers be out-bidded. 3. Regional Disparities: A recent report from a major property website shows a 1.5% price decline in Q1 2024. This makes for compelling mass media headlines and clickbait, as it caters to what readers want to see. Without understanding how these numbers are derived or examining the specific sales data, buyers and investors are often being misled into thinking that property prices in Melbourne are universally falling. However, a closer examination reveals a different story. Prices in inner-city and popular prestige suburbs such as Mentone and Bonbeach have actually risen by up to 1.8% in the same quarter. In contrast, suburbs with a high concentration of over-supplied apartments like South Yarra, Carlton, and Melbourne CBD have experienced declines of between 1.3% and 1.8% due to oversupply and very poor demand. Relying solely on the city-wide median prices masks these regional disparities, potentially misleading both buyers and sellers. It's essential to understand the nuances and specific regional trends within the broader market to make informed real estate decisions. 4. Changing Market Dynamics: Now, during volatile periods and rapidly changing market conditions, such as during a market downturn, high-end homes are often the last to sell, while more affordable homes continue to be sold. This situation usually lowers the median price, but does not accurately depict the lack of activity (sometimes zero sales) at the high end of the market, which could indicate deeper economic issues. How do You Understand the Market Strength? To get a more complete picture of the housing market's health, our buyers advocates tend to analyse other indicators such as: Inventory Levels : The number of homes available for sale can indicate whether the market favors buyers or sellers. A low inventory often leads to higher prices and bidding wars, while high inventory can signal a buyer's market. Sales Volume : The number of homes sold over a specific period provides insight into market activity. A high sales volume usually indicates a healthy, active market. Days on Market (DOM) : This metric shows how long homes typically stay on the market before being sold. A declining DOM indicates that homes are selling faster, suggesting strong demand. Price per Square Metre : This figure is seldom used in Melbourne, but it can provide a more granular view of home values, helping to compare different properties more accurately. Affordability Index : This index measures whether a typical family earns enough income to qualify for a mortgage on a median-priced home. It helps gauge how accessible homeownership is in a given market. Do note that different data sources can have different definition of this, and the number is not directly comparable across different sources. Matrix of the above data: Segmenting the above data is something obvious, but which is often overlooked by all buyers. Buyers do not have enough knowledge to segment the above data properly, often resulting in wrong interpretation and analysis of the market condition and property value. Boots on the Ground Validation: The data only tells a historical snapshot of the property market. This data can often be 3 to 12 months late. Some popular indicators such as population, income, socio-economic indicators can be more than 7 years late. This article will explain why . Nothing beats a "Boots on the Ground" visit to the location, familiarise yourselves with the up-to-date dynamics of the property market in the area. If you are buying in Melbourne but are unable to invest these time and resources into this due diligence, our local buyers advocates are more than happy to assist and provide that information. We buy across the entire Melbourne and Victoria and have extensive local knowledge in most popular suburbs. What's next? With this understanding of the relationship between house prices and median prices, and its irrelevance in helping you determine what you should pay for your house, it is time you stop making yourself look silly by walking into a real estate agency and demanding a 2% discount in house prices simply because the media says the median house prices in Melbourne have fallen 2%. You might save yourself some embarrassments to do a bit more research and equip yourself with more relevant information before you get sorely disappointed. Why is the Median Price Used, Despite Its Limitations? The median price is frequently used in real estate reporting because it is easy to understand and interpret (and misinterpret ). Mass media focuses on readership and clicks, aiming to generate as much advertisement revenue as possible. Presenting complex data sets and explaining the correlations and underlying stories can often be confusing for readers. Therefore, it is simpler and more effective to present a single, easily digestible number, even though most readers do not fully understand how the median price is derived. While the median price offers a quick snapshot of the market, it can be often misleading. It does not account for regional disparities or the variety of factors influencing different market segments. This simplification often result in misunderstandings among buyers and sellers, who might not see the full picture. Despite its limitations, the median price remains a popular metric due to its accessibility and the media's preference for straightforward, attention-grabbing numbers. Conclusion While the median house price can be a useful tool for getting a quick snapshot of the housing market, it should not be relied upon exclusively to gauge market strength. Understanding its limitations and considering additional indicators can provide a more comprehensive and accurate picture of the real estate landscape. By taking a broader approach, buyers, sellers, and policymakers can make better-informed decisions that reflect the true health of the housing market. If you are uncertain with the market performance data, have a chat with our buyers advocates.

Everyone hopes the process of buying their property in Melbourne is as smooth as butter. While experienced buyers are usually confident in selecting and buying properties on their own, it is common to see buyers caught off-guard when the purchase runs into issues. Sad to say, because the buyer has already sign a legal contract to buy the house, problems during property settlement can be significant and can cause major complications. After your offer is accepted in Melbourne, several things can still go wrong during the settlement and conveyancing process. Some common issues includes financing, building and pest inspections, delays in settlement, and potential disputes. It's crucial to know what the potential pitfalls are and take steps to mitigate them. In this article, our Melbourne Buyers Agents will discuss the common problems that can go wrong in the property buying process, and show you strategies to protect yourself. Based on our buyer agents’ experience, over 80% of property purchases come with unexpected problems . Some are minor. Others are serious — and expensive. The good news? Most of them can be avoided or resolved — if you know what to look for and how to act quickly. What are Common Problems During Property Settlement? What can go Wrong AFTER Your Offer Has Been Accepted and How do You Prevent Them? So, you've found your property, you've submitted your offer and your offer has been accepted. Congratulations! But is your property buying process over? Absolutely Not. In fact, that is only half the battle won. And the other half is where the most stressful and costly problems begin. What can go wrong here can be issues that bite you the hardest. Pre-offer, the vendor has something they want to sell, and you have the leverage to negotiate and make your demands accepted. Once your offer has been accepted, this leverage instantly disappears! Just like buying a car. It is a lot easier to negotiate with the salesperson before signing. But the moment you sign on the sales contract, you become a liability, and your negotiating power is gone. Any issues that arise is YOUR problem. Buying your house works the same way; you instantly lost that negotiation power after the contract is unconditional. The balance of power shifts completely. Why Post-Offer Problems Hurt the Most This is the stage where experience truly matters. Without it, buyers can fall into traps that cost tens of thousands of dollars — from unexpected contract terms, hidden issues discovered during inspections, to financing delays or vendor non-compliance. Experience can help prevent you from regretting the purchase. Or if the inevitable happens, Experience can help you navigate the problems and negotiate with the vendor and sales agent. The bulk of tough problems happens POST Purchase. AFTER your offer has been accepted. The risks are real, and the consequences can be financially painful. We’ll walk you through some of the most common post-offer issues our buyers advocates have helped resolve — and more importantly, how we fixed them for our clients. Learn what can go wrong, and how to avoid costly mistakes with expert support on your side. 1. Final Inspection Shock: Tap Leak & Flooring Damage What happened: A client was excited to move into their first home — until our buyers agent discovered the slow leak under the laundry sink during the final inspection. We suspected the leak happened when the vendor removed their washing machine, without realising the tapware had aged and was leaking. By the time this was discovered during the final inspection, the tap had been leaking water-damaged flooring across half the living room. Mould had also started forming and this necessitated the removal of walls to treat the mould and and rebuilding it. It was a tiny little blotch in the flooring that triggered this investigation. The vendor initially denied the leak and suggested that it was already leaking while the house was put on sale. A claim which as denied, with detailed photographic proof, by our trusted property inspector. Estimated repair cost: Nearly $30,000. How we fixed it: We immediately informed the agent and raised this with our solicitor. After a series of problem solving negotiations, we concluded to holdback a sum from the settlement proceeds. Being builder trained, our buyer agent confidently understand and explained the extent of the leak and we were able to provide an accurate high level estimate of the cost to repair. Without the experience of our agent, the buyer might’ve settled blindly — and paid the significant price later. 2. Final Inspection Surprise: Vendor Not Moved Out What happened: At a recent final inspection — just 3 days before settlement — we were shocked to find the vendor hadn’t fully vacated. Furniture, rubbish, and personal belongings were still scattered throughout the property. Understandably, this raised immediate concerns for our client who was preparing to move in. Why it’s a problem: If a vendor fails to vacate by settlement, it can delay the buyer’s move-in, rental collections, incur additional removalist and storage fees, and potentially breach contract conditions. It's a situation no buyer wants to face — especially without representation. How we fixed it: We acted fast. First, we raised the issue with the selling agent and expressed our concern about the high risk of the vendor not vacating in time. We encouraged the agent to explore immediate alternative arrangements with their client. At the same time, we alerted our buyer and walked them through the options and legal contingencies. We also looped in our solicitor team in case formal action became necessary. Ultimately, the selling agent arranged alternative storage options for the vendor’s belongings — but with such a large volume of items, timing remained tight. Acting as both mediator and problem-solver , we negotiated a win-win-win outcome: The vendor was given a short, structured extension to finish moving Our buyer’s plans were not affected Settlement proceeded on time and without penalties The result? Our client took possession as scheduled — with peace of mind, no added costs, and no legal headaches. 3. Building & Pest Inspection Reveals Structural Damage What happened: During a routine pre-purchase building inspection, a serious structural issue was uncovered — the home’s flooring was tilting beyond what is acceptable under Australian Standards. This wasn’t something visible during open inspections and could have easily been missed by an untrained eye. While the defect wasn't considered immediately dangerous, it was classified as a serious structural issue , with the potential to compromise both the building’s safety and its future resale value. How we fixed it: With our background in construction and property, we recognised the warning signs instantly — and more importantly, we knew the potential cost and risk involved in rectifying the issue. We advised our client to walk away — and thanks to the building and pest clause we had included in the contract, they were able to exit the purchase and receive their full deposit back. Within just a few weeks, we helped them secure a superior property with no structural concerns — one that not only provided peace of mind, but also showed stronger long-term growth potential. The lesson? Don’t rely on appearances. Even good-looking properties can hide major flaws — and without the right guidance, buyers could end up footing a costly repair bill down the line. 4. Valuation Comes in Short What happened: A client was excited to purchase a brand new apartment in Melbourne’s CBD — a sleek development marketed heavily to investors. But here's the catch: most developer contracts don’t allow finance or building clauses , leaving buyers exposed if things go wrong. Understanding the risks, we stepped in early and negotiated key contract amendments to protect our client — including a finance clause , which is rarely accepted by developers. Our reputation in the real estate market and volume as a buyer advocate in the market helped us push for these terms successfully. As anticipated, the bank's independent valuation came back $200,000 short of the purchase price. That meant the buyer would have had to fund the entire shortfall — an enormous, unexpected financial burden. How we fixed it: Thanks to the finance clause we insisted on including, and our connections, we were able to safely exit the contract without penalty when the loan application was declined based on the lower valuation. We protected the buyer from a potentially devastating financial outcome. The takeaway? In off-the-plan or new developments, buyers often get caught without an exit strategy. But with the right representation, you can protect yourself, avoid overpaying — and walk away when things don’t stack up. 5. Vendor Refuses to Fix Promised Repairs What happened: During negotiation, the vendor agreed to fix a list of maintenance items prior to settlement. But just before final inspection the sales agent disputed the agreement and the vendor refused to fix the maintenance items. How we fixed it: We produced written evidence of the vendor’s commitment, raised it with the sales agent, and gave the vendor the option to negotiate a direct compensation to the buyer or have the issues rectified. With the written agreement, the vendor had no choice but to address the issues, or risk us walking away from the purchase, plus compensation. Conclusion: Why Experience Matters Buying property isn’t just about finding the right home — it’s about managing risk, anticipating problems, and knowing how to navigate surprises, throughout the entire process. Over 80% of purchases will be problematic. Whether it’s a misleading listing, a last-minute defect, or a dispute with the vendor — these things happen far more often than most buyers expect. That’s why we exist. Buyers Advocates Protects Property Buyer's Interests At Concierge Buyers Advocates, we don’t just help you find a property. We walk the entire journey with you — protecting your interests, avoiding costly mistakes, and giving you the confidence to move forward. If you're planning to buy — especially if you're interstate, overseas, or short on time — get in touch today. Buy smart. Buy safe. And make sure you’ve got the right advocate on your side.

Winning closed auction You should, by now, know that the auction process is one of the more popular ways a selling agents can sell a property in a hot seller's market. Most people are familiar with open auctions whereby all interested parties gather at a set place and time, and openly shout out your offer for the property. But have you heard of "closed auctions"? What exactly is a closed auction? What is a Closed Auction? A closed auction is an auction where the bidders make their formal offers, usually in writing, without knowing who the other bidders are and without visibility of what their bids are . Some agents may also choose to use the term "make your best and final offer" (BAFO). Some may call it an "Expression Of Interest (EOI)". Or some may called it a "sealed bidding" or "sealed bids" or "closed bid auction". You can also look at this as a tender process, where all interested parties submit their offers within a set dateline. Sounds complicated eh? Yes it is, and it is one of the techniques in the agent's bag of tricks, aimed at creating a sense of urgency and anxiety and to gauge the buyers interest in the property. Why Are Closed Auctions Wsed? During the selling agent's sales campaign, they are supposed to gauge the level of interest in the property, and to gauge what interested buyers are prepared to pay for it. Agents are usually skilled at finding out what a buyer is prepared to offer. However, there could be times when buyers simply have no idea or refuse to disclose any information. So, in order to get a good feel of the level of interest, one way is for the vendor and agent to call a 'closed auction', and bring forth a pending auction. Holding a closed auction is a quick way to sell the house and/or to force the interested parties to disclose where their interests sit. Other triggers of a closed auction include: the agent has received a formal offer there are many interested parties who refuse to disclose where their interests are the agent and/or the vendor wants to shorten the campaign the agent and/or the vendor wants to gauge the market interest the agent and/or the vendor wants to bring forward an open auction sales campaign without officially cancelling it Some agents believe this is transparent, and offers are not subject to any negotiations, in theory. In practice, the fear of missing out (FOMO) will usually force buyers to make their best offer. Some novice buyers may even try to squeeze out a few extra pennies to try to outbid other bidders. But this is not always true, as we will see in the next section. How Do Closed Auctions Work? There are no right or wrong ways to run this closed auction. But this is what typically happens: Vendor and Agent decides to call for a closed auction Agent calls all buyers who have indicated interests in the property Agent tells buyers they are holding a "closed auction" and / or 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 should be submitted Agent then presents all offers to the vendor. What happens next is where it gets interesting and can vary between campaigns, agents or vendors. This is also where the closed auction process creates the most controversies, anxiety and angst. 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 chose to give the first bidder, a second chance, if their initial offer is not the highest Vendor may choose not to select any offers, if they believe none of the offers are good enough. The campaign will then continue to its scheduled public auction or end date. Problems With Closed Auctions As with a typical property purchase, closed auctions are usually very emotional. This is intentional, as emotions are what cause buyers to think with their heart, and the subsequent fear of missing out (FOMO) will usually lead to buyers overpaying. Agents know that. Inexperienced buyers always fall into this trap. However, this would usually not work with experienced, professional buyers agents. Closed auctions are usually: very overwhelming for the inexperienced buyers, such as first home buyers or buyers who have not done sufficient research lacking in transparency conducted with urgency conducted with poor levels of communications Some interested buyers might not be informed of the auction, if they had not made their interests known with the selling agent. Or if the agent believe they have sufficient interested buyers, they may stop informing other less promising buyers, due to time constraints. How Do You Prepare and Win a Closed Auction? Treat your preparations for a Closed Auction like a preparation for an Open or Public Auction. The tips given in our " How to win at Auctions " [ link ] will apply to a closed auction as well. Generally, you need to: 1. Do your due diligence. Doing your due diligence is critical to preventing yourself from buying a property that doesn't suit you. Understand what you want from the property, why you want the property and your plans for the property. Knowing the real market situation will help you understand the market demand for that property type, in that particular street and in that particular pocket. 2. Know the real price of the property Most buyers wrongly trusted the price guide in the Statement Of Information (SOI) provided by the sales agent. While the SOI aims to give you an indication of the price for the property, it usually does not mean the auction will end within the price range indicated in the guide. You should always do your own homework . If your research is very different from the price guide in the SOI, always feel free to ask why the agent thinks it should be so different. There could be a gold plated toilet in the house. Or a few embedded 1kg gold bars in the bedroom. Or a subterranean termite infestation. Or a history of flood and/or water damage. However, more often than not, you are likely going to get a standard reply "that's based on sales data. We cannot predict how much buyers will be prepared to pay at the auction"... A good independent buyer's advocate who knows the area, location, street, buyer demand, supply situation, buyer demographics, property characteristics, will be able to confidently give you an idea of the auction price range. 3. Determine your offer This is where you have to decide what price to offer for the property. No one can do this for you, but as part of our service, our buyer's agents would be able to help guide you. Know how much you can afford to pay. Know your serviceability. Have sufficient funds for the 10% deposit. Have the appropriate way to pay the required deposit. Determine the absolute best price you are willing to pay for the property. A good test to know if you've set the right price is this: ask yourself "if the property is sold for $100 more to someone else, will you regret walking away". If you've been following this blog, you will know what happens next, gets murky. While the agent may indicate that you only have that "one chance to make the best and final offer", in Victoria, the agents or the vendors might choose to further negotiate or give everyone "one final chance to review your offer". This means "one final chance to improve your offer". This usually causes buyers to second guess their offer. You might decide to improve the offer, or if you've already submitted your best-best-best offer, choose not to improve the offer. Now, always bear in mind, you do not know who the other bidders are, and what bids they have submitted. Your bid might already be the highest, and the vendor and selling agent might just want to try their luck to extract more 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 intelligence on the property. Does the best offer in a Closed Auction always win? Short answer: usually yes. But not always. It depends on the motivations for this closed auction. Remember, one of the reasons of holding this closed auction is for the vendor/agents to gauge the level of interest. They may choose not to select any offers, and let the sales campaign run its course, or choose to proceed with the scheduled public auction. Usually, if done properly, a genuine closed auction will almost always result in a sale. But it may not always be awarded to the buyer with the best offer. A closed auction is treated like any other standard written offer. IE, you CAN submit a conditional offer, which includes conditions such as building and pest inspection clauses, finance clause, or any other clauses you need or can dream of. It is in the vendor's interest to consider all offers and conditions when reviewing and selecting the offers. They are likely going to select the offer with the most suitable conditions, even if it is not the highest price. Selling agents may not like it though, as it may mean they are receiving a lower commission. A good buyers agent will be able to help you navigate this. What Should You Do In a Closed Auction? So, you have been contacted by an agent, telling you they are holding a closed auction, and you have been invited to submit your best and final offer by X date and time. What do you do next? How to submit an offer in a Closed Auction? If you have been contacted and informed by the vendor agent that they will be conducting a closed auction for the property and you are supposed to make your "best and final offer", they should also inform you when the deadline is. You should always ensure you submit your best offer before this deadline. If the agent has not told you how or when they want to receive the offer, ask them. Make sure you know what the expected format it. Some may accept offers in an email. Some may have a formal offer form or an Expressions of Interest (EOI) form, that you have to fill in, sign and submit. Whatever it is, make sure the offer reaches the agent BEFORE the deadline. The agent is not supposed to accept any offers after the dateline. Not even if you are 1 minute late. Typically, your offer should include: Your name Your contact details Your best and final offer price for the property Any conditions you want to include Settlement date or period, usually 30, 60 or 90 days in Victoria. Some agents or EOI offer forms may ask for more information. Make sure you understand what is expected, and provide them if relevant. What happens after submitting your offer in a Closed Auction? Submitted your offer? Wait. And keep your fingers crossed. You'll find out what's next. If your "Best and Final Offer" is being considered, the agent will let you know the next steps. You might need to be prepared "review your offer" (aka "improve your offer"), or you might win it without any dramas. If your offer is the winning offer, the agent will usually prepare the formal contract of sales for your signature, and you will need to pay the holding deposit. If your winning offer is a conditional offer, it's time to start ticking off the conditions. Know when these dateline are. Get those building and pest inspection organised, get that finance process started, or get any other due diligence processes done. And as they say, the rest is history. Generally speaking, if you have not heard from the agent within 4-6 business hours of the deadline (usually half a working day), your offer is 99% not being considered. If you have done your due diligence correctly, and you can truly put your hand on your heart and say you've genuinely submitted your best offer, you know you have done your best. The property is not meant to be yours. There is always a better one somewhere. But you will have to go through the same process and anxiety all over again. It could be months or even years before you find another one. And chances are, in a rising market, you will need to pay more for the same property or start looking in less desirable suburbs. If you have not heard from the agent after 4 hours, call them, ask for an update. If you get a vague reply, or an iffy reply, chances are, they have selected other offers. That's usually the bad news. But the good news is, because they have not outright rejected your offer. Your offer is their back up. If the other offers fall through, you might just win the closed auction or you might be called to "improve your Best and Final Offer". The fact is, in a hot market with lots of keen buyers, or if other buyers have the guidance of professionals such as a buyers agents, you are highly unlikely to win it. As a side note, vendor agents secretly prefer to work with buyers agents because most buyers agents only work with qualified leads, who are ready to buy, our offers are more realistic, and they have to spend less time to close the sale. 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. Professional Help to buy in Closed Auction is Available If you're still uncertain how closed auction works, or not confident with your preparations, or just want the confidence to buy the property, it might be time to consider engaging the services of a buyer's agent. Our Melbourne based Buyer's Advocacy service prevents buyers from overpaying, and helps buyers buy their properties with confidence. Get in touch, find out if our services are right for you. More home and investment property buying news and tips here .

Discover Where to Buy Smart in 2025 – Whether You’re a First Home Buyer or a Savvy Investor Thinking about buying property in Melbourne in 2025? You’re not alone — and timing has never been more important. After lagging in recent years, the Melbourne property market is heating up. With interest rates easing and buyer confidence returning, we’re seeing a surge of activities in the Melbourne property market, from first home buyers, upsizers, and seasoned interstates investors alike. But the real question in everyone's mind is: where should you be buying? At Concierge Buyers Advocates, our Melbourne-based buyers agents have been analysing the trends and crunching the numbers. The first five months of 2025 have already revealed some surprising shifts — and smart buyers are capitalising early. Whether you're looking to buy your first home, upgrade your lifestyle, or build a high-growth investment portfolio, we’ve compiled a data-backed list of the Top 3 Boom Suburbs in Melbourne — tailored to every budget. This exclusive report is based on real sales and price growth data from January to May 2025 — giving you a head start before the rest of the market catches up. 💰 Entry-Level ($500K – $750K): First Home Buyer Favourites Let’s begin with one of the most active segments in Melbourne’s property market — first home buyers . In the $500K–$750K range, affordability is everything. Buyers in this bracket are often focused on value for money , liveability , and long-term potential — without stretching their budgets. For many, it’s about affordability and pragmatism , and getting a foot on the ladder in suburbs that still offer convenience, infrastructure, and a sense of community. Based on sales data and market trends from the first five months of 2025, here are our Top 3 Boom Suburbs for first home buyers: Suburb  Typical Price 6M Price Growth Craigieburn 3064, VIC $715,000 2.73% Kalkallo 3064, VIC $685,000 2.63% Meadow Heights 3048, VIC $660,000 2.61% 💼 Mid-Range ($750K – $1.3M): Upgraders & Young Families Next up, we look at the most popular suburbs for upgraders and growing families . If you're a first home buyer ready to move up, or your family has outgrown your current home, this is the price bracket where lifestyle , space , and long-term growth potential become top priorities — while affordability still plays a key supporting role . You’re likely searching for suburbs with larger homes, better schools, green spaces, and great community infrastructure — all within a reasonable distance from the city or key job hubs. Based on sales volume and price movement from January to May 2025, here are the Top 3 Boom Suburbs for Melbourne families and upgraders this year: Suburb  Typical Price 6M Price Growth Point Cook 3030, VIC $930,000 3.23% Truganina 3029, VIC $780,000 2.49% South Morang 3752, VIC $960,000 2.45% 🏡 Premium ($1.3M-$2.5M): Luxury Living & Long-Term Capital Growth In the premium bracket, buyers are not just looking for a home — they’re investing in lifestyle , prestige , and long-term capital growth . This price range attracts discerning buyers who prioritise quality amenities , access to elite schools , convenient transportation , and neighbourhood character . Many suburbs in this range are matured suburbs offering leafy streets, architectural charm, proximity to the CBD or the beach, and a strong sense of community — making them perfect for established families, professionals, and prestige-seeking investors. Based on strong market activity and buyer demand from January to May 2025, the Top 3 Boom Suburbs in Melbourne's premium property market right now are: Suburb  Typical Price 6M Price Growth Niddrie 3042, VIC $1,300,000 1.29% Patterson Lakes 3197, VIC $1,360,000 1.09% Wonga Park 3115, VIC $1,740,000 1.08% 🏡 Ultra Premium ($2.5M+): Ultra Luxury & Statement Properties For most, these elite suburbs sit firmly on the aspiration list — but for those ready to make a statement, Ultra Premium locations are where luxury, exclusivity, and status take centre stage. In this elite bracket, property is more than just a home — it’s a status symbol . The suburb, the street, the architectural detail, and the proximity to prestige schools or the beach all reflect a lifestyle where money is no object . Capital Growth? That's nice - but for these buyers, it is not the main goal . It’s about legacy , lifestyle , and location . So, technically this should not be featured in the Boom Suburbs in Melbourne. But we will include this for completeness. And to demonstrate one point. Properties in this category is different. The real estate agents buying and selling in this price brackets have a totally different skill set. An agent used to selling $1million dollar homes will not do justice for properties in this price bracket. While growth in these suburbs is generally stable rather than explosive, that’s often by design. So, while you may notice that the typical prices in these suburbs hovers around the $2.6 million dollar mark, mega million properties worth $20M-$50M are not unheard of. Unlike the cookie-cutter "faux prestige" French provincial homes found in some premium suburbs, homes in this category are typically architecturally designed , one-of-a-kind masterpieces — whether it's a heritage estate, a modern clifftop residence, or a private compound with its own tennis court. So, if you’re ready to make a lasting statement, announce "I've Arrived" and secure your place in Melbourne’s most exclusive neighbourhoods — here are our Top 3 Ultra Premium Suburbs in 2025 : Suburb  Typical Price 6M Price Growth Hampton 3188, VIC $2,610,000 0.39% Brighton East 3187, VIC $2,555,000 0.31% Balwyn 3103, VIC $2,990,000 -0.05% What You Really Need to Know About These Top 3 Boom Suburbs in Melbourne After reviewing the latest statistics, you might be wondering — what does this all mean for me as a buyer or investor in 2025? It’s one thing to know that prices are rising in these boom suburbs — but it’s another to understand what’s driving that growth, and more importantly, whether it will continue. For home buyers and property investors focused on long-term gains, it’s essential to look beyond past performance. 📉 Past Growth ≠ Future Growth In property investment, there’s a saying: past growth (not even recent growth) is not an indicator of future performance. Just because prices have gone up recently doesn’t guarantee continued growth. In fact, following the crowd into already-heated suburbs will lead to overpaying — and missing out on suburbs with better long-term upside, in the best case. In the worst case, the over-heated locations may cool without warning, leading to price crash — watch Perth and WA in the coming months. Some suburbs are already experiencing rapidly cooling demand as investors shifts their attention to other states. Prices have FALLEN - Yes, fallen in some previously popular suburbs. 🔍 What Smart Investors Really Look At At Concierge Buyers Advocates, we don’t chase headlines. We look deeper. We look at facts, not hype. Our team analyses dozens of growth indicators including: Local infrastructure and government spending Rental demand and vacancy rates Housing supply pipelines Buyer profiles Demographic shifts and lifestyle demand Sales volume and stock turnover rates These indicators change monthly — sometimes weekly — and often signal market shifts before they’re reflected in sale prices. Sales prices are usually about 2 to 3 months late in reflecting market shifts. 🚫 Don’t Follow the Crowd. Lead Them. Buy With Confidence. Many buyers unknowingly chase overhyped suburbs, only to realise too late they’ve missed the wave. As Melbourne top buyers advocates, we help you avoid costly mistakes by identifying suburbs with true, sustainable growth potential — before the mainstream catches on. 💬 Ready to Buy in 2025? Let Us Help You Buy the Right Property at the Right Price At Concierge Buyers Advocates, we help Melbourne home buyers and investors outsmart the market. We’re not just another agent — we’re licensed buyers agents who work exclusively for buyers like you. Whether you're buying your first home or building a high-performing portfolio — speak with our team today. We offer: Data-driven suburb shortlists tailored to your budget and goals Access to off-market opportunities On-the-ground insights from licensed Melbourne buyers agents End-to-end property buying solution 🏡 Get Started Today ✅ Book your free no-obligation consultation ✅ Let us tailor your suburb shortlist based on your goals ✅ Access exclusive off-market deals ✅ Avoid overpaying and buy with confidence 📞 Call us now or 📩 Contact us online to start your property journey with experts who care.

When it comes to house and land packages, opinions can be polarising. Some so-called "experts" advise against them, claiming house and land packages are to be avoided. While at the same time, you might have also heard how buyers who had bought one had NEVER regretted their decisions. Same product, two very different opinions. Is there any truth to any of these 2 very different buyer experience? What are the facts and myths that buyers need to know? As independent Buyers Advocates in Melbourne , our clients frequently come to us with misconceptions about new house and land packages. While there are some truths, under specific circumstances, most beliefs are just misinformed or facts which had been manipulated to serve a sales agenda. Some of these stories can even be considered malicious. People who had regretted their House and Land purchase are more often than not, a classic case of parrot regurgitating what they've heard. Someone heard a bad experience and repeated the story to someone else, hiding some essential facts, sensationalised it and repeated it, without further disclosures. So, let us get to the bottom of this and let's spend the next 5 minutes to sift through the noise together and uncover the reality. House and Land Package vs Established House with Land The first crucial distinction every buyer must understand, is the difference between a new House and Land package and an established house with land. These two may sound the same, but they are different. While both ultimately provide you with a house with a land, the market dynamics is different, and so is the buying process. Each option also has their own "ideal buyer" with different demographics and goals. So, before property buyers buy one, it is essential that they understand what the differences are, the market that they serve and buy these properties with their eyes open and arm themselves with the right information. At Concierge Buyers Advocates , our buyer focused real estate buyers agents specialise in helping property buyers buy the right properties they want quickly and confidently, ensuring their interests are protected throughout the whole buying process. This article is put together to answer home buyers questions and it aims to give property buyers some fact based reasons why a new house and land home may be a viable option for them, and why it may not be the right type of property for them. What is a House and Land Package? First, let us discuss what types of properties are typically considered a house and land package. A "House and Land Package" is simply a house with a land. It is very similar to an established (existing) house on a land. The difference is, with a House and Land Package, you typically buy a land, then you engage a builder to build a house on it. It is usually a 2-part contract. One purchase contract is for buy the land, and you need a separate build contract to build the house. You will also need two different mortgages or loans. One mortgage for the land, and a second loan (usually construction loan) to build the house. But not all house and land packages are structured the same way. There are several variations with the land portion of a House and Land Package, depending on the developers, builders or marketers involved in the sale. Some common house and land package is put together includes: Approved Builders with Curated Designs: Some developers, estates and land contracts may force you to build with one of their approved builders who have a selection of curated designs, to help maintain a certain "look and feel" within the estate. Single Builder Requirement: Some developers may mandate that you only build with a specific builder. Flexible Builder Choice: Some developers let you decide who you want to build with. You buy the land from them and you are free to select your own design from your preferred builder. These conditions are typically outlined in the contract, and it’s crucial to thoroughly read and understand the contracts. If you’re unsure, you should always consult a property lawyer who is well-versed in the real estate industry to review the contract for you. What is an Established House with Land? In contrast to a house and land package, an established house with land is a single purchase of a property where the house is already built on the land. This type of property is can also be referred to as a resale home or a second-hand home. When you buy an established house with land, the process is generally more straightforward. You make one purchase transaction, and you typically only need one mortgage for the property, not two. The house is ready for immediate occupancy, so you can move in right after the purchase is complete. This option may appeal to buyers who prefer a quicker and simpler purchasing process or buyers who want to see and evaluate the home and its surroundings before making a decision. Established homes in matured housing estates also often come with matured landscaping and fully developed neighbourhoods, which can be appealing for some buyers. What is the Problem with House and Land Packages? There is nothing inherently wrong with house and land packages; they are simply designed to cater to different groups of buyers. House and land packages are often designed for first-time homebuyers or buyers with limited savings, offering a lower entry point into property ownership or property investment. Like any purchase, it is crucial for buyers to fully understand what they are buying. The issue is, many buyers have been misled by property marketers and sales agents into purchasing house and land packages without proper consideration of the buyers' needs. It is not their fault though. Real estate sales agents and marketers are legally obligated to serve the interests of the sellers and developers, not the buyers. Real estate sales agents and project marketers' primary goal is to sell what they must sell, which may not necessarily align with what you need. And they have no interests to ensure the property aligns to your buying or investment goals. This dynamics often lead to situations where buyers are pushed into purchases that don't meet their requirements. Sales agents are paid by the developers, and their priority is to meet the developers' interests. They do not usually have your best interests at heart because you don't pay them. They are paid by the developers and builders. Thus, they are legally required to look after their best interests. To protect yourself, it’s essential to approach these purchases with a clear understanding of the product and it is also crucial that you assess if these new house and land packages aligns to your own needs. This article  delve deeper into the legal obligations of sales agents and explain how you can ensure you are making informed decisions that best suit your circumstances The Real Issue with House and Land Package House and Land Packages are just a product range. There is nothing inherently wrong with them. The primary issue with house and land packages lies in the sales process, not the product. Buyers are unfortunately exposed to the sales tactics, when you buy direct from the project marketers or sales agents. Sales agents are there to sell these house and land packages, and they prioritize the interests of the sellers rather than the buyer. Their goal is to sell what they have available, often without thoroughly understanding the buyer's needs. Sales agents are adept at convincing buyers that the product they offer is the right fit, even if it isn’t. If you're not paying for their services, they are simply selling you what they have, not what you need. As a result, buying directly from a sales agent or marketer can often lead you to buying unsuitable house and land packages. Very often, there could be better property options elsewhere, but these agents is not going to recommend them because they aren’t compensated to do so. For instance, when a house and land package might not suit your needs at all, selling a new house and land package to someone looking for an established home is akin to selling an IKEA flat-pack dining set to someone who wants a ready-built set. The mismatch can lead to dissatisfaction and regret. To avoid this, it is crucial to conduct thorough research and possibly seek advice from independent real estate professionals who understand your needs and work in your best interests. This ensures you are making an informed decision and selecting a property that truly suits your requirements. Advantages of a House and Land Package Why should buyers consider a house and land package in Melbourne? As mentioned earlier, House and Land packages are meant for a buyers with different needs. Here are some key advantages: Lower entry cost . House and land packages are typically situated in new estates where land costs are generally lower. This makes it an affordable option for first-time buyers or those with limited savings. Lower stamp duties . In Victoria, stamp duty is calculated based on the value of the land. Since you are purchasing vacant land, the stamp duty is significantly lower compared to buying an established house, resulting in considerable savings. If you are a first home buyer, you could be paying zero stamp duties. Brand New House . One of the most appealing aspects of a house and land package is the opportunity to live in a brand new home. You can even change the floor plan and option it to your pleasure. Modern Energy Efficiency Rating. These homes often come with modern features, including the latest 7 Star Energy efficiency rating. Additionally, buyers can often customize the layout and design to suit their personal preferences, creating a home that truly reflects their style and needs. Considerations Before Buying a House and Land Package Like anything, you should always know and understand what you are buying. And a house and land package is no exception. Here are a few things you need to consider. Comparatively longer lead time . Unlike an established house, where you can take ownership of the house and move in within a couple of months, it could take up to a year (or two) before you move into your new home. You will usually need to wait a few months, to a year or 2 before the land is titled. Then, it is another 6 to 9 months for the build and a further 3 to 6 months for the paperwork, certifications and permits. There are some builders who can build in shorter time frame, and we have tested and confirmed 4 months is consistently achievable, by good scheduling of work. Ask us for me info. Committing to a house you cannot see and feel . With a house and land package, you are committing to a property that you cannot see or feel until it is completed. Unlike an established house, you cannot walk through the space to get a sense of the layout and quality before you buy. This means that the final fit, finish, and quality might not meet your expectations. To mitigate this risk, you should choose your builder carefully and do thorough research. Online reviews and testimonials can provide valuable insights, though keep in mind that people are more likely to share negative experiences. Or if you are unable to do the due diligence on the builder, we might be able to recommend packages from our tried and tested builders. We scrutinise the builder's build quality, fit and finish, and we only recommend builders whom are up to our standards. Most House and Land Packages are in new estates . And most of these new estates are in locations where amenities, shops, schools, transport might not be matured yet. They will be coming, just not now. It may also mean the traffic and public transport will be immature initially, and you will encounter frequent traffic jams, road works, unpredictable public transport (if any) for a while. But, as the estate matures, the situation and services will improve. Have a look at matured estates around Melbourne. We've yet to see one with bad traffic and transport. The best thing with a maturing estate? Price Growth! Your equity in the property will grow significantly, much more than other estates, because it is coming from a lower base and the price has a lot more room to grow. Read the phenomenal growth of newer estates such as Clyde and Tarneit. You don't know the developer and builder . One of the biggest challenges for buyers is not knowing the developers and builders behind their new home. It’s crucial to research the companies you are dealing with. Ask around and look for feedback from other buyers. However, remember that big-name retail builders often outsource construction tasks to the lowest bidder for the job. This usually affect the quality, while making it difficult to coordinate tasks, thus leading to long build time. Smaller builders, on the other hand, might offer more personalized service and closer supervision of their contractors, often resulting in better quality. If you are unable to do the due diligence on the builder, we might be able to recommend packages from our tried and tested builders. We scrutinise the builder's build quality, fit and finish, and we only recommend builders whom are up to our standards. Myths about House and Land Packages Now, let's look at the facts and debunking the myths of house and land packages. Myth 1: "You are Paying the Agent's Commission When You Buy a House and Land Package." The Facts: Sales agents or marketers for house and land packages are usually paid around $20,000 when they sell a house and land package. While some premium house and land packages or hard-to-sell old stocks may offer a higher commissions of around between $40,000-$60,000, these are the minority. The majority fall into the $20,000 range, and selling agents generally cover marketing costs of these house and land properties, not the developer. So, their actual income from selling one house and land package may only be around $15,000. Despite some property "experts" claiming that buyers are footing the new house and land agents' commission, here is how the numbers compare to a typical established house: House and Land Package: Considering an average house and land package costing around $700,000 in Melbourne, The $20,000 commission represents approximately 2.8% of the total price, an amount that the seller isn’t receiving. Established House with Land of Similar Size and Condition : A comparable house in an established Melbourne suburb could cost around $1.5 million. With a typical 2% agent commission, this equates to about $30,000. Additionally, sellers incur marketing, advertising, and staging expenses that can add another $10,000–$20,000, totaling $40,000–$50,000 in selling costs. And these are deducted from the $1.5 million you paid for the property. These $40,000-$50,000 is what the seller isn't receiving. How does this compare to the $20,000 commission to the House and Land agent? Established House with Similar Price: Now, what if we compare the $700,000 house and land pacakge to a similarly priced $700,000 established property? The selling price would include the 2% commission of around $14,000, plus marketing, advertisement, staging of $10,000-20,000, totalling $24,000-$34,000 going into the ads and agent commission . Strangely, this amount is very similar, if not more than the commission for a new House and Land package... Looking at these comparisons, it becomes clear that the commission on a house and land package is on par with or even lower than that for established properties . While you may hear otherwise, the facts is clear. The commission paid to the house and land agent is not any higher than the commission and expenses paid to the sales agent of an established house. Myth 2: House and Land Packages have Poor Value. The Facts: As discussed earlier, house and land packages cater to different buyers. The ideal House and Land buyers are owner occupiers who do not want to lock in too much cash in a home, and they do not mind staying a bit further away from the CBD. Buyers of House and Land Packages have never and should not be worried with yield or capital growth in the short term. Most of these house and land packages are in locations which typically offers less yield and growth in the first few years of ownership, thus making them more suitable for owner occupiers than investments. But once the location and amenities matures, the growth is comparable than other location in the area. It is also not usual to see such new estates performing better than surrounding suburbs, as the properties are newer, with modern designs and have better facilities. And because they are more expensive, they tend to attract buyers with higher income. Unfortunately, sales agents, being sales agents, do not consider if the property suits the buyer's needs. Many sales agents are promoting these packages as investment products, when they are not really designed to be one. Many agents disguise this with sneaky promotions such as "Guaranteed Rental Returns" or "Guaranteed Rental Yields" to promote these house and land packages as investment products. Once these rental guarantees expire, some buyers may be disappointed if their expected returns don’t materialize, often blaming the product itself rather than the marketing agents who sold it under misleading pretenses. Unfortunately, the resulting negative experiences is often sensationalized, especially in the media, which favors headlines that attract attention. What to Consider If You Already Own a House and Land Package If you had purchased one of these packages, know that property value can still grow over time. Newer suburbs like Tarneit and Clyde, where house and land packages were once affordable, are now seeing established properties selling for $1 million or more—doubling their initial purchase price just five years ago. If you are expecting immediate positive cash flow, or immediate equity growth, a house and land package may not be the best fit. However, if you’re looking for longer-term growth or you are an owner-occupier, these packages can offer excellent value. Recently, many of our clients’ house and land packages have seen increases of $20,000–$50,000 by the time construction is complete. If you’re specifically looking for an investment-grade house and land package, we’ve identified a few that meet investment criteria—feel free to reach out to discuss them further. Four Things You Should Do When You Buy a House and Land Package With the considerations raised above, you should always take your time to do your research. These 4 pieces of homework will help ensure you know what you are buying: Know the developer: Research the developer’s track record, reputation, and previous projects. Know the builder: Investigate the builder’s experience, reliability, and quality of work. Inspect finished products: Look at other properties built by the developer and builder to gauge the quality and craftsmanship. However, do remember that large retail builders sub-contract the constructions on a project basis. Thus, their quality can vary widely from build to build. Ask tough questions: Don’t hesitate to ask detailed questions about timelines, costs, quality guarantees, and any potential issues. Help with buying a House and Land Package Navigating the process of purchasing a house and land package is daunting, but you don’t have to do it alone. Our experienced buyers advocates and agents are here to assist you every step of the way. We have carefully curated a selection of high-quality house and land packages, as well as off-the-plan properties, tailored for both home buyers and investors. Why Choose Our Buyers Advocates and Agents? Our team consists of experienced property professionals who are not only experienced in real estate but also knowledgeable in construction. When selecting house and land packages or off-the-plan properties, we go the extra mile to only recommend builders who can ensure quality and reliability. Here’s what sets us apart: Thorough Vetting Process: We conduct comprehensive site visits to inspect the properties firsthand. This allows us to evaluate the build quality and ensure it meets our high standards. Open and Direct Communication: We engage directly with management teams and key site supervisors of the builders. This helps us understand their construction processes and ensure they are capable of delivering top-notch homes. Quality Assurance: Our selection process includes a thorough assessment of the builders' past projects, ensuring they have a proven track record of delivering high-quality homes. Examples of Our Selected Packages and Sites We have a range of selected house and land packages, many of which sell quickly due to high demand. Our website provides a glimpse of these options, showcasing the variety and quality we offer. However, this is just a snapshot, and there are many more properties that we have not yet listed. Some examples of these selected packages and sites are here . There are many more which we have yet to list, as they sell fast. The site should give you an idea of what is available. Get in touch with us via Whatsapp or email to find out what's available and suitable for you. Conclusion - House and Land Packages In conclusion, the decision to purchase a house and land package depends on your individual circumstances and objectives. It may or may not be the right choice for you. At our agency, we understand the importance of ensuring that any property investment aligns with your goals. Through detailed workshops and brainstorming sessions, we work closely with our clients to determine whether a house and land package is suitable for their needs. However, in general, here's what you should consider: Yes, if: Limited Funds: If you have limited financial resources, a house and land package can offer an affordable entry point into property ownership. Desire for Homeownership: If you aspire to own your own home, a house and land package can provide the opportunity to customize a new property to your liking. Comfort with New Estates: If you don't mind living in a new estate for a few years and are willing to wait for amenities to develop, a house and land package could be a viable option. Long-Term Investment: If you're not concerned with short-term yield or growth and are looking for long-term capital appreciation, a house and land package may suit your objectives. No, if: Urgency to Move In: If you are unable to wait for the house to be built, a completed new home or established home would be a better option. Investment Purposes: If you intend to use the property as an investment, particularly if you expect instant growth or positive cash flow, a house and land package may not be the best choice unless it's in a mature location. Immediate Cash Flow: If you're seeking immediate positive cash flow or intend to manufacture growth through renovations or development, a house and land package may not meet your requirements. Plan to Manufacture Growth: Obviously with new houses being brand new, and often built to maximise the usage of the land, there are not much allowance to value add and flip for a quick profit. If you are still unsure if a house and land is right for you, we encourage you to reach out for a free consultation with one of our buyers advocates . We'll provide expert advice, explain the nuances of house and land packages, and help you determine the best property type for your needs and goals. Get in Touch To find out more about available properties and find the one that suits your needs, get in touch with us via WhatsApp or email. Our team is ready to provide personalized advice and guide you through the buying process, ensuring you make an informed and confident decision. Contact Information Free Consultation: Schedule a free consultation with one of our buyers advocates to discuss your property goals. WhatsApp: Whatsapp Email: email   Website: https://rightpropertyrightprice.com.au Let us help you find the perfect house and land package that meets your needs and exceeds your expectations.

Looking to leverage the equity in your property portfolio for your next investment? Concerned about your fixed-rate mortgage rolling over soon? Or do you simply want a better deal for your mortgage? Don't fall victim to the mortgage cliff! Take advantage of our exclusive partnership to refinance and enjoy our +1 Bonus . Get an additional $1,000 bonus on top of any cashback from lenders. Discover how you can access the best rates, unlock untapped equity, and kick-start your investment journey. ** For a limited time ** Is this ​Time to Review and Refinance Your Mortgage? If you are on a fixed rate mortgage and it is about to roll over to variable rates, don't let it roll over to the default higher rates. If you do nothing, most lenders will roll you over onto their max rates. Act now to avoid the consequences. Our mortgage partners can review your mortgage and likely find you better rates. However, act quickly as a mortgage cliff is anticipated in the coming months. Don't wait until the banks are overwhelmed with refinancing applications. Some banks are already experiencing higher than usual refinancing demands, and are reducing or removing their cash back offers. Get it reviewed soon. How do I know if There are Equity in my Property Portfolio? If you haven't reviewed your mortgage in the past two years, you could be sitting on untapped equity ranging from 20% to 30%. Property prices have risen significantly in the past 3 years, with potential for further growth despite recent fluctuations. Now is the opportune time to refinance and extract the equity you need for your next property investment or to reduce your mortgage repayments. Is this a good time to Refinance and Extract Equity from your portfolio? With interest rates rises predicted to end in coming months , financially sound buyers have come back into the market. Suburbs where we had bought in recent months, had seen growth of over 10% in 2 months ! Yes, despite falling prices in the broader market, good properties in good locations are still being snapped up and prices are climbing. Prepare your finances ahead of the curve and capitalize on the next boom wave. Refinance to secure the best rates, unlock your portfolio's untapped equity, and seize the right opportunities when they arise. Mortgage with the Best Cashback Bonus We've recently partnered with Bank of Melbourne to provide you with one of the best mortgage rates in town. Any successful refinancing or new mortgage applied through us will receive an additional $1,000 bonus on top of what you are receiving from BOM. We work with other good mortgage brokers, as well, if you prefer other lenders. You might not receive any cash back from them, but we will still honour our $1000 bonus, when you engage our buyers agents services. It's a win-win-win for you. You enjoy better rates , enjoy a cash back and an additional $1000 bonus from us. Note: Bank of Melbourne are our partner for this promotion and we are not employees nor do we represent Bank of Melbourne. Neither are we financial advisors. We do not provide any financial advice. The credit provider is Bank of Melbourne (ABN 33 007 457 141). Your mortgage application, financial standing, serviceability will be assessed by Bank of Melbourne / Westpac. We may receive a commission from the Bank of Melbourne, which will be returned to you via the $1000 bonus, when you engage our buying services. Terms and conditions applies. How do you refinance your mortgage and receive a cashback? Refinancing and obtaining a cashback through us is effortless. Simply reach out to us, and we'll handle the process for you. On successful refinancing, you'll receive an extra $1,000 bonus for our services. Our partner lenders prioritize your refinancing needs, ensuring exceptional service and cashbacks / bonuses you're eligible for. ​ Does this apply to home buyers? Yes, this special deal applies to any home buyers and investment property buyers. Whether you are getting your first home, next home, or investment property. We can put you in touch with the lender. This limited time special won't last forever. Get in touch with us via Whatsapp , email or call back request soon.

Have you been tempted by free property investing seminars and strategies? Are they really a rare free lunch? In property investing, that instinct can cost you dearly. Slick “free” property investment seminars lure budget-conscious buyers into developer-funded deals that pad someone else’s wallet—while leaving yours empty. As Melbourne’s trusted buyers advocates , Concierge Buyers Advocates is here to show you why professional buyer agent services are not expensive, how we deliver exceptional value, and why we’re considered one of the top buyers agents in Melbourne . 🚫 The Hidden Cost of “Free” Property Seminars Free seminars sound appealing, especially if you’re mindful of every dollar. But remember: if it’s free, you’re the product . Developer-Funded Agendas : The so-called “gurus” earn hefty commissions on every sale they push. Cherry-Picked Data : You’ll see only the stats that make their projects look like can’t-miss opportunities. Twisted Data : You’ll also come across stats, while true, does not apply to the properties they are selling. Targeting the Budget-Conscious : Those eager for freebies are often the least able to absorb investment losses. By the end of the free seminars, you will be tempted into overpriced off-the-plan apartments or greenfield suburbs—while the seminar hosts collect their fees. That is their real intent. Their real job. To sell you a whole lot of similar looking over-priced properties which no one else is buying. 🤝 Why Buyers Advocates Are Worth Every Cent So, for the buyers advocates fee you pay, what do you get? 1. Expert Negotiation & Market Insight Our Buyers Advocate in Melbourne brings priceless insider knowledge, negotiation skills, and local knowledge to you: Access to off-market properties you won’t find on public listings such as realestate.com.au Data-driven suburb shortlists tailored to your budget and goals Skilled auction bidding and negotiation strategies that can save you 5–20% off the listed price 2. Time & Stress Savings While we cannot promise you will save $x dollars with our services, what we are certain is, our clients buy up to 3 times faster and we shield them from the stress of buying and having to deal with the sales agent's games. 95% of our clients buy their properties in under 2 months, compared to up to 12 months for buyers doing it on their own. You spend up to three times less on property searches and inspections No more weekend open homes or chasing multiple agents for updates Complete end-to-end support, from suburb research to key collection 3. Risk Mitigation & Due Diligence We conduct: Comprehensive building and pest inspections Title searches, zoning and overlay reviews Vendor risk assessments, so you know exactly what you’re buying 4. Transparent, Fixed-Fee Structure Unlike other agencies charging 2–3% of property price, our buyers advocacy fees are fixed and transparent. No surprises, no hidden charges—just an agreed-upon rate that delivers maximum value. 🌟 Why Concierge Buyers Advocates Is Melbourne’s Top Choice Concierge Buyers Advocates might not come across as a prominent player in the buyers advocates market. And that is by design. We are not after mass-market penetration, as the need for mass market more often that not, ends in the erosion of our values - Honesty , Responsibility , and Integrity . We will explain why later. By keeping our customer base small, we ensure we can service our customers better. We can invest the time the customers had paid for, to provide them with the best, never-rushed service they deserve. The high level of personable, homely service is evidenced by the number of 5-star genuine Google reviews we receive, and the high number of compliments we receive. Local Expertise, Proven Results Established 2016 with hundreds of successful purchases across Melbourne Deep knowledge of Key Growth Corridors: Eastern Suburbs, South-East, North-West and beyond Proven track record of saving clients up to $500,000 on single-property deals Bespoke, Client-First Approach We listen to your unique needs—whether you’re a first home buyer, upsizer, or property investor Customized property investment strategies, focusing on capital growth, cash flow, or a balanced portfolio Unrivaled Network & Off-Market Access Strong relationships with trusted mortgage brokers, conveyancers, and builders Exclusive access to off-market opportunities—properties never advertised publicly Education & Empowerment We empower you with data, not hype. From rental demand analytics to vacancy rates, we teach you what moves the market. Regular market updates, tips, and insights via our blog and seminars—without hidden agendas. 📈 The True Cost of Going It Alone While it might seem like a smart decision to attend these "free" seminars and/or buy your own properties, buyers often ended up being worse off. Buyers can sometimes ended up paying up to $133,000 or more in hidden costs . Lost Opportunities: You might miss out on unlisted gems or fail to negotiate the lowest price. Time Wasted: Up to three times longer spent sifting listings and attending inspections. Stress & Regret: Without expert support, you risk overpaying or buying a property with unseen issues. When you factor in time saved, stress avoided, and negotiation wins, a buyers advocate often pays for itself—and then some. Concierge Buyers Advocates Core Values At Concierge Buyers Advocates, we commit to having open and transparent relations with those seeking to buy properties. We champion the buyer by understanding and supporting our clients better than our competitors. In this way, we become the source of confidence buyers can turn to and trust to deliver their properties. We value: Respect - respecting clients' views and opinions, respecting the opinions of industry partners and agents, respecting clients' privacy. Accountability - holistic market view in the advice we provide, recognising areas of improvements and rewarding good outcomes. Integrity - honest, impartial opinion, and fair pricing for remarkable service, recognising all customers are unique and have individual needs, honour our promises and commitments. And, unfortunately, by aiming for mass market, agencies like us often find ourselves having to compromise our respect and integrity, and these compromise our accountability to our clients. It is disrespectful to dedicate less than sufficient time to our clients, and this compromise our integrity, as we will need to cut corners, in order to service more customers. Something we are not prepared to compromise. 🔑 Ready to Invest with Confidence? Say goodbye to overpriced developer pitches and start buying smart. With Concierge Buyers Advocates: Book a Free No-Obligation Consultation Get a Custom Property Strategy Aligned with Your Goals Access Exclusive Deals Before They Hit the Market 📞 Call us now or 📩 Contact us online to secure your dream property at the right price—without the “free seminar” traps. Concierge Buyers Advocates: Your one-stop, transparent, fixed-fee Melbourne buyers agents—protecting your interests, every step of the way.