Most buyer’s advocates love showing you what they bought. The sold sticker. The auction win. The keys. The happy client. We are proud of those purchases too. But there is another side of buyer advocacy that we believe matters just as much, and sometimes matters considerably more: The properties we tell our clients NOT to buy. At Concierge Buyers Advocates, our job isn't to find a reason to buy every property we inspect. It is to find the right property, at the right price, for the right buyer and the right purpose. And when something doesn't stack up? We tell you not to buy. That can mean disappointing a client who loves the house. It can mean abandoning something we've already spent days investigating. And sometimes it means driving to an inspection, taking one look... …and driving off, not even getting out of the car. For every successful purchase, we typically screen 100–300 properties, inspect 20–50 and reject around 90%. Because good buyer advocacy isn't measured by how quickly our advocates can get you to sign a contract. Sometimes the smartest property purchase is the one you never make. Here are ten real case studies. 1. The “Exclusive” Off-Market Property That Wasn't Worth the Price The selling agent invited us to inspect an off-market property asking more than $1.5 million. It presented beautifully, but the surrounding sales didn't support the price. Our assessment was closer to $1.3 million, so we told the agent it's overpriced, and declined to pursue it. Three weeks later, it appeared publicly with an auction guide around $1.0–$1.1 million. Bidding reached approximately $1.35 million, and it still passed in. The owner obviously wanted more. It was eventually withdrawn unsold. “Off-market” can mean opportunity. But it can also mean someone is testing whether an enthusiastic buyer will overpay. It is more of the former. Read the full story → "Off-Market Overpriced Properties" 2. The $900,000 Property That Was Really a $1.26 Million Property A property appeared for around $900,000 in the Glen Waverley Secondary College zone. It immediately caught our attention, until our appraisal suggested buyers were likely to pay another $300,000–$400,000 above the advertised figure. We asked whether the vendors would actually consider an offer near the quoted range. Effectively, no. Rather than let our client spend time and money on inspections, etc, and become emotionally invested, we recommended walking away. It eventually sold for approximately $1.26 million, right within our appraisal. Read the full story → "Time Wasting Underquoted Property" 3. The Building That Disappeared From the Photographs This property looked excellent online: bright, spacious and apparently private. Then we inspected it for an interstate buyer and discovered a neighbouring double-storey development overlooking directly into the living area. More interestingly, that rather substantial building appeared to have been edited out of the marketing photographs in the real estate advertisement. Privacy was one concern. Trust was the bigger one. If something that obvious had disappeared from the advertising, we had to ask: what else weren't we seeing? We gave the $1.3 million property a Do Not Buy recommendation. Read the full story → "What You See Is Not What You Get" 4. The Fence That Wasn't Really a Fence Problem During an inspection we noticed an ageing boundary fence leaning away from the house. A subsequent building report done by a buyer-preferred inspector (cost reasons), described the fencing as generally serviceable for its age. Something about that conclusion didn't sit right with us, so we went back specifically to investigate it. Behind the fence, adjoining council land had eroded significantly, leaving a drop of around 1.5 metres in places. This wasn't simply an old-fence-problem anymore. It potentially involved land stabilisation, retaining works, engineering and the added complexity of dealing with council-owned land. We recommended walking away. Read the full story → "That Sinking Feeling" 5. The Holiday Home Where Nature Was Too Close for Comfort Our client wanted something unusual: a holiday property offering both a sea change and a tree change. This one ticked most of the boxes and looked promising enough to inspect. Five minutes after arriving, we were leaving. The property was affected by a Bushfire Management Overlay, which wasn't unexpected for the area, but the vegetation was simply too close for this particular buyer's risk tolerance. We could also see evidence of recent fire activity nearby. Beautiful property. Wrong property for our client. Read the full story → "Holiday Home Too Close for Comfort" 6. The Old House With “Good Bones” That Didn't Our client specifically wanted an older house with good bones. From a distance, this one looked respectable. Up close, the external brickwork began telling a different story: badly deteriorated and missing mortar, potentially associated with prolonged moisture exposure, weathering or rising damp. Could it potentially be repaired? Of course. But our client wanted a long-term home, not an expensive investigation into what was happening behind deteriorating masonry. The right property for a renovator can still be completely wrong for somebody wanting to move in and stay. Read the full story → "Just an Older House?" 7. The Beautiful Ensuite With a Very Expensive Clue Most buyers would probably have considered the renovated ensuite an asset. We noticed something rather less attractive: water on the floor and calcified staining between the tiles, suggesting the leak may have been happening for some time. The property was being marketed around $1.3–$1.45 million. We believed it was approximately $300,000 overpriced, even before allowing for potentially significant bathroom repairs. We walked away. Around two months later, the asking price dropped by a rather interesting amount: approximately $300,000. Read the full story → "Classic Ensuite — With a Not-So-Classic Feature" 8. Melbourne's Leaning Townhouse A slight lean might give a 12th-century Italian Pisa landmark character. In a Melbourne townhouse, we'd rather not. Apparent movement, sticky doors, misaligned cabinetry and other observations raised questions about what might be happening beneath the cosmetic finishes. More importantly, this property formed part of a row of eight townhouses, potentially making any serious rectification considerably more complicated. Sometimes the question isn't “How much can we negotiate off?” It's “Why are we trying to buy this at all?” We walked away, and it was swiftly sold to the next buyer in the same afternoon. Read the full story → "Leaning Townhouse of Melbourne" 9. The Outdoor Kitchen — And What Was Missing This approximately ten-year-old three-bedroom property looked like excellent value. Then, during the inspection, we noticed an outdoor kitchen that appeared to have been added later. We actually loved the concept. The kitchen itself wasn't the problem. The problem was what we couldn't find: satisfactory evidence of the relevant electrical and plumbing compliance documentation. When we asked for them, we were referred back to the vendor-supplied building report — which didn't answer the question. Our client liked the property, but unresolved uncertainty doesn't disappear because the house presents nicely. We recommended they not proceed. Read the full story → "When We Found What's Missing" 10. The 700sqm Development Block That Wasn't Really 700sqm This one looked spectacular on paper: a three-bedroom house on around 700sqm advertised for $650,000, in a suburb where houses could sell for around $1.2 million. Better still, it was a corner block with the house apparently sitting to one side — perfect for our client's proposed subdivision. Something didn't add up. So, we drove past during lunch. We arrived, looked at the property, and kept driving. Occupying much of that apparently vacant land was a massive high-voltage transmission tower. For our client's subdivision strategy, a substantial part of the 700sqm was effectively unusable. We passed. Literally. We didn't even get out of the car. Read the full story → "When a 700sqm Block Isn't Really 700sqm" Why We Tell Clients Not to Buy These ten properties were rejected for very different reasons: Some had physical problems. Some carried risks that didn't suit the buyer. Some were overpriced. One wasn't realistically available anywhere near the advertised price. One looked rather different from its marketing photographs. One raised questions because important documentation was missing. And one had a transmission tower sitting where our client's subdivision was supposed to go. But they stay true to our simple principle: Our job is not to manufacture a transaction. Our job is to improve the buyer's decision. Sometimes that means: Buy it. Sometimes: Buy it — but only at the right price. Sometimes: Investigate this before going any further. And sometimes: Don't buy it. We don't regard walking away as failure. A property that doesn't suit your objectives, carries unacceptable risk or is simply too expensive doesn't suddenly become a good purchase because you've already spent three weekends looking at it. Buying Propertiers is Most Dangerous When You Start Falling in Love Property buying becomes particularly dangerous once emotion overtakes investigation. You've visited twice. You've imagined your furniture inside. You've mentally renovated the kitchen. You've worked out where the television goes. The children have already chosen bedrooms. You've started checking how long it takes to drive to work. Then suddenly the sales agent told you somebody else is interested, and walking away feels like losing something. Except you don't own it. This is when the sales agent suddenly felt so "understanding" and "reassuring", and buyers start explaining problems and trying to justify why problems aren't problems, instead of investigating them. That crack? “Probably nothing.” That price? “Someone else might pay it.” The missing paperwork? “We'll sort that out later.” The badly leaning townhouse? “Well, maybe they all lean.” Sales agents are trained to tap into your emotions and manipulate you into buying. It is a known fact that sales-agent-turned-buyer-agent still tap into this "skill" to meet their transaction KPIs, when they have to. This is precisely when you must have the discipline to be neutral and remove any emotional connections. Something which most buyers cannot do. That's when you need an independent buyer's advocate. Being third party in the purchase decision, it is easier for genuine independent buyers advocates to stay independent, and to remain detached. The property doesn't care how emotionally invested you have become. And neither does the repair bill. A Buyer's Advocate Shouldn't Just Find Reasons to Buy Finding reasons to buy is the sales agents job. Selling agents are employed by the seller. Their job is to sell the property, and to tell you why you should buy the house they're selling. Buyers advocates role sit on the opposite side of the transaction. When we represent the purchaser, we ask different questions: What is this property actually worth? What isn't the advertising showing us? What could hurt its future resale value? Does the physical condition concern us? Does the location genuinely suit the strategy? What are we assuming, and what happens if those assumptions are wrong? Are there better properties available for the same money? And perhaps the most important question: Would we still recommend this property if there were absolutely no pressure to buy something today? If the answer is no, we keep looking. Not Every Problem Means “Do Not Buy” This is an important distinction. Finding something wrong with a property doesn't automatically make it a bad purchase. While it might be right for one buyer, it could fit other buyers like a glove. A house with $100,000 of problems might be terrible value at $1.4 million, but an outstanding opportunity at $950,000. A weatherboard requiring restumping could be a completely wrong choice for a first home buyer wanting something move-in ready, but ideal for an experienced renovator, or someone after knock-down-rebuild property. At the right price of course. A property surrounded by bush might exceed one family's risk tolerance while being exactly what another buyer wants. An ugly house on exceptional land could be a poor home and a fantastic development site. The question isn't simply: “Is something wrong with this property?” It is: “Is this the right property, at the right price, for this particular buyer?” Those are a very different question. Property Due Diligence Is More Than a Building Inspection A building and pest inspection can be extremely important. So can legal advice. But neither replaces the broader assessment of the property as an asset, in that location for our client's goals. A building inspector isn't necessarily there to tell you you're paying $300,000 too much. Your conveyancer isn't standing in the living room assessing whether the neighbouring development has destroyed the property's privacy. An online valuation app doesn't know that the advertised 700sqm development opportunity has a transmission tower sitting in the middle of the supposedly usable land. And a beautifully presented listing won't necessarily tell you why a fence is leaning. Different professionals have the knowledge and experience to answer different questions. Good property due diligence puts those answers together. For a Melbourne property purchase, that can include analysing: - Comparable sales and fair market value - Street and neighbourhood quality - Land size, shape and usability - Planning controls and overlays - Easements and title restrictions - Building condition - Structural movement - Renovations and additions - Electrical and plumbing documentation - Owners corporation matters - Neighbouring properties and development - Bushfire and flooding considerations - Future resale appeal - Rental and investment fundamentals - Whether the property genuinely suits the buyer's strategy Because buying the wrong property cheaply doesn't necessarily make it a good deal. Sometimes it just makes it a cheaper mistake. Frequently Asked Questions Why would a buyer's advocate tell a client not to buy? Because buyer advocacy should be about finding the right property rather than simply completing a transaction. We may recommend walking away because of price, physical condition, location, planning issues, resale concerns, unacceptable risk or because the property simply doesn't suit the client's objectives. Does a building defect automatically mean a property should be rejected? No. The seriousness of the defect needs to be considered against the purchase price, likely repair costs, the buyer's objectives and their appetite for risk. The same property can be unsuitable for one buyer and an excellent opportunity for another. Can problems be identified before paying for a formal building inspection? Sometimes. An experienced property assessment may uncover warning signs that justify further investigation — or make the property unsuitable before additional money is spent. However, a buyer's advocate inspection does not replace an appropriate building, pest, engineering, legal or other specialist assessment where one is required. Why is an independent property appraisal important? Because the advertised price is part of the selling campaign. It is not independent advice about what the property is worth to you. Comparable sales, location, condition, land, current market conditions and buyer demand should all be considered before deciding what to pay. What is one of the biggest mistakes property buyers make? Deciding they want to buy the property before finishing the investigation. Once buyers become emotionally committed, warning signs can quickly become things to rationalise rather than things to investigate. The Property You Don't Buy Can Save You More Than the One You Do We love finding exceptional properties for our clients and we love negotiating them well. And, yes, handing over the keys is considerably more exciting than saying, “Next.” But successful buyer advocacy isn't measured by how many contracts we convince our clients to sign. For the buyers agents at Concierge Buyers Advocates, it is measured by the quality of the decisions we help them make. Sometimes our value comes from finding the property nobody else noticed. Sometimes it comes from negotiating tens or hundreds of thousands from the asking price. Sometimes it comes from paying a bit more than the next buyer. Sometimes it comes from spotting the problem everybody else walked past. And sometimes our most valuable advice consists of three words: Do Not Buy Then we go and find something better. Because there will always be another property. But there isn't always an easy way to undo a bad one.

Alice Springs, the vibrant heart of Australia's Red Centre, offers a unique and promising landscape for property investors seeking opportunities in regional markets. With its rich cultural heritage, stunning natural surroundings, and evolving infrastructure, Alice Springs presents a blend of advantages and challenges for those looking to invest in its property market.​ Positive Aspects of the Alice Springs Property Market One of the standout features of investing in Alice Springs is the attractive rental yields. As of the September quarter 2024, the median price for houses sold was $440,000, while units were at $312,500. During the same period, median weekly house rents increased by 5.5% to $580, and unit rents rose by 11.0% to $455. These figures translate to a rental yield increase of 1.1 percentage points to 6.9% for houses, highlighting the potential for solid returns on investment. ​ nteconomy.nt.gov.au The suburb of Sadadeen, for instance, boasts a median rent of $530 per week for houses, with a rental yield of 5.81%. Such promising yields make Alice Springs an appealing option for investors seeking positive cash flow properties.​ Challenges in the Alice Springs Property Market However, it's essential to approach the Alice Springs property market with a comprehensive understanding of its dynamics. The number of properties sold is relatively low for a city of this size, indicating a less liquid market. For example, only 54 houses and 40 units were sold over the year leading up to the September quarter 2024. This limited transaction volume may impact the ease of buying and selling properties.​ nteconomy.nt.gov.au Security and safety can also be a concern at Alice Springs. Property buyers need to be selective with choosing the right locations. While most locations are decent, some pockets can indeed feel rough. Alice Springs Property Investing - Where are the Prime Investment Locations? When considering where to invest within Alice Springs, focusing on areas with strong rental demand and growth potential is key. Suburbs like Braitling have shown promising returns, with rental yields of 6.8% for units and 6.2% for houses, alongside a median house price of $455,000. Such areas offer a balance of affordability and return on investment, making them attractive to savvy investors.​ What do luxury homes in Alice Springs cost? Luxury homes in Alice Springs? Do they even exist? Yes, they do. Alice Springs is home to several luxury homes. And they cost no where near the $10+million luxury homes in Sydney and Melbourne. For just a bit over $1mil, you can get a luxurious 5 bedroom villa with a pool that you can use almost all year round. Search for our recent purchase experience in Alice Springs. Outlook for Alice Springs Property Market Alice Springs, the vibrant heart of Australia's Red Centre, offers a unique landscape for property investors. Over the past decade, the property market here has experienced fluctuations, influenced by various economic and social factors.​ Historical Growth Over the Last 10 Years Tracking the Alice Springs property market over the last ten years reveals an overall upward trend. For those who invested a decade ago, property values have appreciated, reflecting the area's enduring appeal. ​ Recent Market Trends In the September quarter of 2024, the median house price in Alice Springs was $445,000, down 9% from $490,000 in the previous quarter. The median unit price also declined to $282,500 from $300,000. These figures indicate short-term volatility within the market.​ Market Outlook Looking ahead, the outlook for Alice Springs' property market is cautiously optimistic. While some experts anticipate a period of equilibrium in median prices and transaction volumes, recent developments, such as the approval of a 144-apartment project on Todd Street, suggest potential for growth and increased housing diversity. Navigating the Alice Springs Property Market with Professional Assistance Unlike some regional locations where the market is quite evenly spread, investing in regional markets like Alice Springs requires strong local knowledge and strategic insight. A wrong purchase can quickly result in the investor losing their capital. Sometimes, very quickly. This is where assistance from a experienced buyer's advocate can be invaluable. Concierge Buyers Advocates, for example, offer over 20 years of expertise in property investment and home buying, with a success rate exceeding 99.5%. Their services include identifying suitable properties, negotiating favorable terms, and ensuring a seamless transaction process, all tailored to your investment goals.​ Conclusion - Alice Springs is Exciting Alice Springs presents a compelling opportunity for property investors willing to explore regional markets. With its strong rental yields and unique cultural appeal, it stands as a beacon for those seeking to diversify their investment portfolios. By partnering with experienced professionals like Concierge Buyers Advocates, you can navigate this market with confidence, unlocking the potential that Alice Springs has to offer.

“Free buyer’s advocate.” It sounds attractive. Everyone loves a free stuff or two. Buying property is already expensive enough, so why would anyone pay thousands of dollars for professional buyer representation if someone else is willing to provide apparently similar help for free? The answer is not necessarily that a free service is bad. The more useful question is: If you are not paying the buyer’s advocate, who is? And after that: Does the way they are paid affect what they can recommend to you? Those are the questions every buyer should understand before accepting any “free” property advice. Nothing is free. If its free to you, it usually means you are the product. Now, let's start with the basics. What is the duty of a buyer’s advocate? In Victoria, Consumer Affairs Victoria describes a buyer’s agent, or buyer’s advocate, as a licensed estate agent who acts for a buyer rather than a seller. Typical services can include sourcing properties, assessing them, determining fair value, inspecting, negotiating, bidding at auction and following the transaction through to completion. Consumer Affairs Victoria A genuine buyer-side adviser should therefore be helping answer questions such as: Is this actually the right property? Is it worth the asking price? What are the risks? What comparable sales support the value? Are there better alternatives? Should I negotiate? Should I walk away? Those questions matter regardless of whether the buyer is purchasing an established home, townhouse, apartment, investment property or new development. So how can a buyer’s advocate be free? Professional advice is always funded. If it is not funded by you, someone else is. If the buyer does not pay the adviser directly, payment may come from another participant in the transaction. Depending on the business model, this can include: a property developer builder project marketer seller sales agency referral partner finance provider another service provider There is nothing inherently improper about a commercial referral arrangement. The important issue is disclosure and alignment of interests. Consumer Affairs Victoria specifically recommends buyers ask whether their buyer’s agent receives rebates, commissions, discounts or other benefits from third parties or service providers they recommend. Consumer Affairs Victoria. So rather than simply asking whether the service is free, ask: Who pays the adviser if I buy? Who is the agent legally acting for? This is more than a philosophical question. In Victoria, estate agents are subject to professional conduct rules about whose interests they must protect. Regulation 11 of the Estate Agents (Professional Conduct) Regulations 2018 (Vic) requires an estate agent or agent’s representative to act in their principal’s best interests, subject to limited exceptions. The Regulations are made under section 99 of the Estate Agents Act 1980 (Vic). AustLII The same Regulations define the principal as the person who engages the estate agent to act on their behalf. AustLII Victorian professional conduct rules require an estate agent to act in their principal’s best interests. So if someone offers you a “free buyer’s advocate”, ask two separate questions: Who has legally engaged you to act, and who pays you? That means buyers should not simply rely on a marketing description such as “buyer’s advocate” or “buyer adviser”. Ask: Who has legally engaged you? Who is your principal in this transaction? Are you acting under a buyer’s agency authority for me? Who pays your remuneration? Do you receive any other commission or benefit from the seller, developer or builder? Consumer Affairs Victoria also states that a buyer’s agent is a licensed estate agent who acts for the buyer, and that buyer’s agents must act in their client’s best interests. Consumer Affairs Victoria This creates an important distinction between who pays and who the agent legally represents. Although a developer may fund or remunerate an adviser through a commercial arrangement, but the buyer should still establish who the legal principal is and whether the adviser is genuinely acting under an authority for the buyer. Now, ask yourself, if you were the developer, will you pay a sales person or marketer to work against you? If the answer is unclear, ask for it in writing. The five questions I would ask any “free” buyer’s advocate 1. Who pays you? This should have a clear answer. If the adviser receives a commission from the developer, builder, vendor or project marketer, ask them to explain it. The question is not intended as a confrontation. You are simply trying to understand the commercial arrangement behind the advice you are receiving, so you understand what's not mentioned about their services and advice. 2. Do all properties pay you? This may be even more important. Imagine this very real situation. There are 20 suitable properties available. If only five of those properties will pay the adviser a commission, can the adviser genuinely compare all 20? Ask: Can you recommend a property that pays you nothing? If the answer is no, you should understand that what is being offered may be a selection from a panel of available stock, rather than completely unrestricted buyer advocacy. That distinction matters. 3. Does the commission vary between properties? Suppose Developer A pays one amount and Developer B pays considerably more. Ask: Does your remuneration change depending on what I buy? If it does, the buyer should know. The key issue is not simply whether a commission exists, but whether there could be a stronger commercial incentive to recommend one property over another. The answers to questions 2 and 3 is very telling. Are they really a genuine pro-buyer advocacy? Will their recommendations be driven by the commission? And further tainted by the amount of commission they receive? 4. Would you recommend an established property instead? This is a very useful test. Suppose you approach a free adviser wanting a new apartment or townhouse. After reviewing your circumstances, the objectively better decision might actually be an established property. Would the adviser tell you that? Ask: If an established property was better for me than the new developments you represent, would you recommend it? And: Would you still get paid if I bought it? Those answers reveal a lot about the scope of the advice. 5. What happens if the best advice is “buy nothing”? Sometimes the best property decision is not to transact. Perhaps: the market is overheated the available stock is poor the location is unsuitable the developer carries unnecessary risk the property is overpriced your finances are not ready the numbers simply do not work A buyer-side adviser should be commercially capable of saying: Don’t buy this. So ask: If you advise me not to buy anything, do you still get paid? That is one of the simplest tests of alignment. You need to answers to: If I don’t pay you, who does — and who is your legal principal? The first investor’s tax benefits may not exist for the next buyer There is another issue investors should think about when considering new property. A brand-new investment property can have tax advantages associated with new depreciating assets and capital works. But some of those advantages are strongest for the first owner. Under current Australian tax rules, subsequent purchasers of an existing residential rental property generally cannot claim depreciation on certain second-hand depreciating assets that were already installed in the property. That means a new apartment or townhouse can sometimes look more attractive to its first investor than it may look to the investor who eventually buys it from them. And that matters because one day you will probably want to sell. At resale, the property can no longer rely on being “brand new”. The next buyer will judge it against established alternatives based on fundamentals such as: location land component floorplan natural light construction quality owners corporation costs supply of competing properties rental demand scarcity and resale appeal. In other words: Tax treatment can help make a new property attractive to its first investor. It cannot make a mediocre property a good long-term asset. This is another reason the property needs to stand on its own merits. Could higher commissions influence which new properties are recommended? This is where buyers should be particularly careful about incentives. Developments do not necessarily pay identical commissions. A project that is easy to sell may require little external assistance. A property that is harder to move may have stronger incentives available to brokers, marketers or referral channels. So, incentives and the amount of commission is often used to the free buyers agents to promote a certain property. That does not mean every higher-commission property is bad, nor does it mean every developer-funded adviser will recommend poor stock. But it creates an obvious question: If one property pays the adviser substantially more than another, could that affect which property gets recommended? This becomes especially important when the property already has weaker fundamentals — for example: an inferior position within the development poor orientation awkward floorplan oversupply high owners corporation costs compromised outlook excessive investor concentration or an inflated new-build premium. The danger is not just paying too much today. The real cost may appear years later at resale, when the incentives and marketing campaign are gone and the property has to compete in the ordinary established-property market. The next buyer does not care what commission was paid when you bought it. They care what the property is worth then. They will be bothered if the property is not in a compromised location, oversupplied, or low rental demand. That is why buyers should ask not only: “Is this a good new property?” but: “Will this still be a desirable property when it is no longer new?” Who really pay the "Free Buyers Agents"? Are developer commissions built into the property price? Developers will often say that the buyer pays the same price whether they purchase directly or through a referring adviser. That may be true in the sense that the headline purchase price does not change. But it does not answer the most important question: who ultimately funds the commission? In many new developments, referral and sales commissions are paid from the developer’s marketing and sales budget. These costs form part of the overall economics of the project and are ultimately recovered through property sales price. Yes, YOU, the buyer, is ultimately paying for the cost of the commission, even though the "Free" buyers agent is paid by the developer. This can matter even more when the buyer is purchasing with a mortgage. For example, if a $30,000 developer commission is effectively built into the purchase price and financed over a typical 30-year mortgage at 6.5% interest rates, that extra $30,000 would cost about $68,000 in total repayments FROM YOU, including roughly $38,000 hidden in the mortgage interest, if the loan were held for the full term. Suddenly, that free advisor is costing you $68,000 over the 30 year loan. Now, compare this to a typical $15,000 fee you pay for a proper, independent buyers advocate. So while the buyer may be told: “You don’t pay the adviser anything.” the economic reality is usually be very different. The commission may simply be buried inside the cost of the house rather than appearing as a separate invoice. And if that new home price is financed, the buyer may continue paying for it, plus interest, for many years. That is why the relevant question is not simply: “Did I pay anything directly to the adviser?” It is also: “Was the adviser’s commission ultimately funded through the price of the property?” And, just as importantly: “Did the person recommending this property have a financial reason to prefer it over another property?” Those are very different questions — and buyers deserve clear answers to both. Is a developer-paid buyer’s advocate automatically conflicted? Not necessarily. A developer-funded adviser may still provide useful information and professional assistance. They may know the available projects extremely well. They may help buyers understand floorplans, inclusions, construction timelines and purchasing procedures. The issue is that buyers should understand what the adviser is and is not able to recommend. A property adviser can be competent and helpful while still operating inside a restricted commercial model. The problem arises when a buyer believes they are receiving unrestricted independent advice but is actually being shown only properties from which the adviser can earn a commission. That is why disclosure, and understanding what it means, matters. “Buyer-paid” does not automatically mean “good” either This is equally important. Paying a buyer’s advocate yourself does not guarantee good advice. You should still verify: licensing experience local knowledge appraisal methods due-diligence capability fee structure conflicts reviews who you are actually working with whether the advocate will recommend walking away franchise branding - franchise usually have a "preferred" developer they work with. Consumer Affairs Victoria recommends buyers investigate many of these same factors before appointing a buyer’s agent, including experience, whether the business also represents sellers, services covered, fees, professional indemnity insurance and third-party benefits. Consumer Affairs Victoria So the real distinction is not: Free = bad and Paid = good. It is: Do you understand who the adviser represents, how they are paid, and whether their commercial and financial incentives align with your interests? What does “independent” actually mean? “Independent” is one of the most overused words in property marketing. It should mean more than simply putting the word on a website. In Victoria, estate agents have professional obligations to act in their client’s best interests and avoid putting their own interests in conflict with those of the client. Consumer Affairs Victoria also specifically identifies undisclosed commercial interests in recommended suppliers as a potential conflict. Consumer Affairs Victoria In Concierge Buyers Advocates, "Independent" means freedom to recommend what is truely the best fit for the buyer's brief. Our recommendations and advice are not tainted by franchise messaging, commissions, etc. For a buyer, practical independence questions include: Do you sell property? Do you represent vendors? Do developers pay you? Do builders pay you? Do selling agents pay you? Do you receive finance referral commissions? Do you receive conveyancing or property-management referral payments? Does your remuneration change depending on the property I buy? Can you recommend something that pays you nothing? Can you recommend that I buy nothing at all? You should be comfortable with the answers before signing anything. A Simple Example Imagine two properties. Property A A brand-new townhouse. The developer will pay the adviser $30,000 if you buy it. Property B An established townhouse three streets away. It is in a better, matured location, has stronger resale characteristics and is $80,000 cheaper. But the developer will NOT pay the adviser if you buy it. From a quality point of view, Property B is a better asset. Buyers should be going for Property B. But if nobody paying the adviser if you purchase Property B, which property will be presented to you? A genuinely independent buyer adviser should be assessing both and recommending the better one. That does not mean every developer-paid adviser would recommend Property A. It simply illustrates why understanding who and how your advisors are paid matters to you. What should buyers ask before accepting “free” advocacy? Here is the checklist I would use: ☐ Who pays you? ☐ Who is your legal principal? ☐ Am I engaging you under a buyer’s agency authority? ☐ Who pays your fees or commissions? ☐ Do you receive payment from anyone else connected to the transaction? ☐ How much are you paid? ☐ Does that amount vary? ☐ Which properties can you recommend? ☐ Can you recommend properties outside your panel? ☐ Can you recommend established property? ☐ Can you recommend a property that pays you nothing? ☐ Can you recommend that I do not buy? ☐ Do you represent sellers or developers? ☐ Do you receive other referral commissions? ☐ Who is legally acting for me? ☐ What due diligence will actually be performed? ☐ Who determines fair market value? ☐ Are you licensed? ☐ What exactly am I signing? If the answers are clear and you are comfortable with them, you can make an informed decision. If the answers are vague, that is useful information too. How Concierge Buyers Advocates approaches this At Concierge Buyers Advocates, our business model is deliberately buyer-side. We do not represent vendors. We do not sell developer stock. We do not have property sales targets. We are not required to recommend a property simply because it is available or because someone else is paying us better to sell. That matters because sometimes our recommendation is: Buy it. Sometimes: Buy it — but only below this price. And sometimes: Walk away. Independence is valuable only if it gives us the freedom to provide all three answers. This principle is also reflected in how we describe our business publicly: Concierge Buyers Advocates does not represent vendors, sell developer stock or operate property sales targets. Concierge Buyers Advocates Melbourne The bottom line A free buyer’s advocate may be perfectly suitable for some buyers. But “free” should never be the end of the investigation. In fact, “free” should prompt more questions, not fewer. Instead, ask: Who pays them? What can they recommend? What can’t they recommend? Do different properties pay different amounts? Would they recommend something that earns them nothing? Would they tell me not to buy at all? Once you understand those answers, you can decide whether the advice is genuinely aligned with your interests. When you are spending hundreds of thousands—or millions—on a property, the most important question is not whether you can save $20,000 in advisory fees on a $1 million purchase. The more important questions are: Can you trust the advice? What incentives sit behind the recommendation? And what might your adviser not be telling you? Saving $20,000 can look attractive. But if conflicted advice leads you into the wrong property, overpaying, poor resale prospects or a compromised asset, the eventual cost can be many times greater. Free advice can be very expensive if it leads to the wrong decision. Free advice can be very expensive if the commission is built into the house price and you are financing it. Frequently Asked Questions (FAQ): Are free buyer’s advocates really free? The buyer may not pay directly, but the adviser may receive a developer, builder, seller or referral commission. Buyers should ask who pays and whether remuneration affects recommendations. Who pays a free buyer’s advocate? Depending on the business model, payment may come from a developer, builder, project marketer, seller or another service provider. Does a buyer’s agent have to act in the buyer’s best interests? Yes, where the buyer has engaged the estate agent as their principal. Under Regulation 11 of the Estate Agents (Professional Conduct) Regulations 2018 (Vic), an estate agent must act in the principal’s best interests, subject to limited exceptions. The Regulations define the principal as the person who engages the agent to act on their behalf. Does the person paying the commission automatically become the agent’s client? Not necessarily. The key legal concept is who has engaged the agent to act on their behalf. Payment arrangements are still important because they can create incentives or conflicts and influence a recommendation, but buyers should separately establish who the agent’s principal is. Can a developer-paid buyer’s advocate be independent? Potentially, but buyers should establish whether the adviser can recommend properties that pay no commission and whether remuneration varies between projects. Is it legal for a buyer’s agent to receive referral commissions? Commercial arrangements can exist, but relevant disclosure and professional-conduct obligations apply. Buyers should specifically ask about rebates, commissions and third-party benefits. Consumer Affairs Victoria How do I check if a buyer’s advocate is independent? Ask whether they sell property, represent vendors, receive developer/builder/referral payments, and whether those payments influence the properties they can recommend.

So, you saw this well-priced property which looks pristine and fabulous, but you are too far away or too busy to inspect it. And you wanted it so badly that you are considering the leap of faith, trusting the photographs in real estate advertisements and purchasing a property sight unseen. Should you do that? What risks are you exposing yourself to? Can you trust the photographs in real estate advertisements? Real estate photography is a sales tool designed to show a property in its best light. While it is generally trustworthy for getting a feel for the layout and features, you should always expect some artificial enhancements, wide-angle distortion, and carefully framed shots that omit problem areas, clutters and unsightly neighbours electronically removed, etc. We've been inspecting and buying properties for more than 20 years and we've seen it all. One thing is for sure, you simply cannot trust advertisements, real estate or not. While the relevant real estate false advertising guidelines prevents a property from being falsely represented, buyers should always approach any advertisement with a pinch of salt. What you see may not always be what you get. Most real estate advertisements do represent a largely realistic portrayal of the properties. But, like any industry, there are always rogue sales agents and real estate photographers who are "creative" (for a better word) with their photographs. There is often more than meets the eye. We inspect between 10 to 20 properties every week and without fail, each week, we come across real estate photos which does not represent the property accurately, Let's take this Case Study. Case Study: Newish Townhouse in Mount Waverley Take a moment to analyze this property in a sought-after blue chip South East Melbourne suburb of Mount Waverley, right next to Glen Waverley. Photo A: Actual photograph taken at the property Photo B: The Same room in the real estate advertisements How accurate are real estate photographs? Now, let's play a game of "Spot the difference". Compare Photo A and Photo B. Is this clever photography, creative manipulation, or perhaps "generative" photography in modern AI terms? Which version of the room would you prefer? Let's look at the differences: Notice the major omission of the construction right next to the living room. It is missing from the Photo B, the real estate advertisement. A site visit showed the major concern for any property buyer. A new double story townhouse is looming over the property. When completed, the neighbours will be peering over the fence, right into the living room. This is a major privacy concern with most buyers. Other subtle differences like a different wall picture, a resized coffee table, and a lowered ceiling height all contribute to creating an illusion of a spacious living room in the advertisement, when this room is actually smaller than a typical living room. Photo B also appears brighter, which again, gives an impression of space. This can easily be done by post-processing the protograph and increasing the brightness or via slightly overexposing the photograph. So should you trust a real estate photograph? How accurate are the real estate photographs? Are you willing to take the risk of buying sight unseen? The answer is an obvious no. While state regulations require that the photographs must not give a false impression of the property, it does not ban creative use of photography techniques, camera lens, etc As for anything outside the property, it is a gray area, up for interpretation. These are the things we can see in photographs. What about the areas which aren't shown in these photographs? A typical house is much more than the 15-20 or so photographs in the advertisements. Problems That are Usually Hidden in Real Estate Photographs We have also seen real estate agents cleverly hide or avoid photographs of places with imperfections or even defects. We've seen bent lintels over doors and windows which are cleverly hidden behind curtains or with bright lighting. termite damaged and flood damaged floors and walls not showing up in photographs. wood rot which are not usually visible on photographs. overhead high tension power lines which are not captured by smart camera angling. water damage behind toilets. Some of these hidden problems are show-cased in the "What We Did Not Buy" page. What else doesn't the real estate photographs show? Real estate photographs are only concerned with showing the interior of the property. Plus how the house look like from the outside. While good, some critical information are omitted. The view from the house. Let's put it this way... If you're living in the house, you'll want to know what you are looking at, the moment you look out of the window. You probably don't want to look into a cemetery, the rear of a brothel or some hoarders property. The feeling in the house. This is another critical thing photographs are never able to show. You won't know how airy, how bright or how confined the property feels from a photograph. What can you do to avoid deceptive real estate advertisement? There is unfortunately no other ways to definitively know what the property looks like without an on-site inspection. An on-site inspection may not be as expensive as you think. Investing a small amount upfront for peace of mind could save you from potential surprises down the line. How can Concierge Buyers Advocates help with home inspection? As builder trained buyers agents and advocates, when we inspect properties, we also perform visual checks to assess the structural conditions and common faults. This helps interested buyers avoid engaging expensive formal inspections when there are clues of major defects. Our 3-in-1 property inspection: Assess the property and provide an unbiased appraisal of property value. Assess the property against buyers requirements. Assess the property for aesthetics, common concerns, issues, superstitions, feng shui, etc. After all, what's a few hundred dollars when you are risking a million-dollar home purchase? The choice is yours. How can you get an independent Home Inspection in Melbourne? Due the low cost nature and time needed to organise the home inspection, the service is only restricted to Melbourne. However, we have other options which allow other regional areas to be inspected. Get in touch with us, if you need that home inspection professionally performed.

Updated August 2026 Negative equity is usually not a crisis unless the owner also has a cashflow problem or needs to sell. For some recent buyers in Melbourne and Australia, particularly those who purchased with small deposits, such as the government's 5% Home Deposit Scheme, near the top of the market, the recent fall in property prices means something uncomfortable: negative equity. "Negative Equity in Melbourne Property" sounds dramatic. Mass media and social media love to make it worse, by capitalising on this topic with a half-story to attract readership. But here at Concierge Buyers Advocates, we are not after readership. Our loyal followers follow us for neutral, independent analysis and reviews of Melbourne property market. And we will stay this way. Negative equity does not automatically mean financial disaster. We will discuss this negative equity situation and explain why most owners need not panic. However, the more important questions are: Can the owner still afford the mortgage? Do they need to sell? How much equity did they start with? What sort of property did they buy? And how long can they afford to hold? In many cases, the biggest mistake owners can make is not buying before the downturn. It is panicking during the downturn. This panic causes irrational decisions, which we need to avoid. What is Negative Equity? Negative equity occurs when the outstanding mortgage is greater than the current value of the property. Some media also call this a sensational "mortgage Prison". For example: A buyer purchases a home for $800,000 with a 5% deposit. The mortgage is approximately $760,000. If the property subsequently falls 7% in value, it may now be worth around $744,000. The owner may technically owe more than what the property is worth. On paper, they have negative equity. Remember, this is on paper. The biggest mistake owners can do is to convert this into actual paper loss. This does not automatically mean the bank will demand the difference. If the borrower continues to service the mortgage, has stable income and does not need to sell, negative equity can remain largely a temporary balance-sheet issue. The real danger is when negative equity occurs during a financial distress. That is when things become serious and messy. When should Melbourne owners actually worry about Negative Equity? There is a big difference between an owner whose home has fallen temporarily in value and an owner who is becoming financially trapped. The most vulnerable owners are usually those who combine several risks. 1. Very small initial deposits Owners who purchased with 5% deposits can lose their equity very quickly. A relatively modest fall in property prices can wipe out most or all of their initial contribution. 2. Recent buyers with Negative Equity in Melbourne Property Owners who purchased during 2025 or early 2026 would likely have had little time to repay principal or benefit from long-term capital growth. They are therefore much more exposed to short-term price falls. 3. Borrowers under mortgage stress Negative equity becomes far more dangerous when the owner is already struggling with repayments. A temporary paper loss is one thing. Being unable to service the mortgage is a different story. If you find yourself in a potential repossession situation. It may be time to work with your lender. Our insights into the repossession process and how to avoid it may be helpful to you. 4. Owners who need to refinance Falling property values can push the loan-to-value ratio higher. This alone, can make refinancing harder and potentially reduce access to competitive interest rates. And if it happens in a rising interest rates environment, it can make refinancing very difficult. 5. Forced sellers Divorce, unemployment, illness, business problems or other circumstances can force owners to sell at exactly the wrong point in the cycle. This is where negative equity can turn into an actual financial loss. Should Owners Sell their House in Negative Equity Situation? Generally, no. If you can comfortably afford your repayments, have stable income and intend to hold the property for several years, panic-selling into a falling market usually makes little sense. A lower valuation today does not usually determine the value of the property in five or ten years. With the exception of a few, most property markets move in cycles. The key issue is whether you have enough financial resilience to stay through that cycle. Owners should think of their situation using a simple traffic-light system. Green Amber Red Repayments are comfortable. Income is stable. There is a reasonable cash buffer. There is no need to sell. The property is intended to be held long term. In this situation, the best course is often simply to continue paying down the mortgage and allow time to work. The loan-to-value ratio is high. Savings are limited. Income is variable. A refinance may be required soon. An interest-only period is approaching its end. This is the time to strengthen cash reserves, review the loan structure and create a contingency plan. Repayments are becoming unaffordable. Income has fallen materially. Payments have already been missed. A sale may become unavoidable. In this situation, early action matters. The owner should speak to their lender and professional advisers before circumstances remove their ability to control the timing of a sale. What should owners have done to avoid getting into this negative equity situation? If you're already in a negative equity situation, stay put, and hope for the best, while servicing your mortgage. To avoid getting yourself into a negative equity situation in future, picking the right property. Pre-purchase due diligence and the first few years after buying are important. Your property should have built enough equity in it, to quickly reduce your LVR, and thus building enough buffer to cushion any downturn. What is the "right property"? The right property depends a lot on your budget, goals, and risk appetite. A tired weatherboard house might be the right property for a developer, but it may not be right for a first home buyer. Similarly, a brand new house might be right for a owner occupier home buyer, it may not make sense for a developer. If you are unsure what the "right property" looks like for you, get a no obligations consultation with our buyers advocates. Our purchases for our high LVR first home buyers in the recent 2 years have built between 15-25% prior to Budget Night 2026 in May. Other than one, they are all currently still maintaining that 15-25% growth, putting our clients in a comfortable situation, and avoiding negative equity. How can Owners Limit Their Exposure to Negative Equity? The objective is simple: Buy time and protect cashflow. Build a financial buffer Owners should prioritise liquidity. Extra cash in an offset account can reduce mortgage interest while remaining accessible if circumstances change. Pay down principal where practical Reducing the mortgage gradually improves the loan-to-value ratio (LVR). Even small extra repayments compound over time. Utilise your off-set account to reduce interest rates. Such savings compound over time as well Review Your Mortgage Early Do not wait until financial pressure becomes severe. Speak to the existing lender about rates, loan structure and available options. Refinancing can become harder after property values have already fallen significantly. Stress-test the Household Budget Ask some uncomfortable questions. What happens if interest rates remain high for another year? What happens if income drops? What happens if a major expense appears? What happens if an interest-only period ends? The earlier these scenarios are considered, the more options an owner usually has. Avoid Panic Renovations One of the worst reactions to falling property values is assuming money must immediately be spent on improvements. Spending $100,000 because the property has supposedly lost $100,000 does not automatically restore that value. It seldom work this way during a downturn. Ask any property renovation-flipper. Renovations should still pass the same investment test they would in a rising market. In fact, the test criteria should be stricter. You might not even recover the dollar value that you put into the renovation. Avoid Relying Too Heavily on Automated Valuations Not every property falls by the suburb average. A quality home in a tightly held street can perform very differently from a compromised property nearby. Melbourne is not one market. Neither is Glen Waverley, Bentleigh, Ringwood, Doncaster or Ivanhoe. Property-specific factors still matter enormously. If you are keen to get your property appraised so you understand your equity situation, consider getting a property appraisal. When will Property Prices Recover from the Effects of Budget 2026? Some market commentators and our lead buyers advocate, Rayson, speculated that the current price soft spot was engineered to work hand in hand with the revised Capital Gains Tax (CGT) framework. Under this theory, if property values dip significantly in the short term, the tax office can maximize future CGT revenue when prices eventually rebound off a lower cost base under the new indexation and minimum tax rules. How Credible is this Theory? The logic driving this theory hinges on the timeline of the recent tax overhaul: The Resetting of the Cost Base: With the removal of the flat 50% CGT discount for established properties (replaced by CPI cost-base indexation and a 30% minimum tax starting 1 July 2027), an asset’s valuation as of 2026/2027 sets the baseline for future taxable capital growth. Maximizing Future Revenue: If property prices soften now—driven by immediate buyer hesitation over negative gearing limits on established homes—future growth is calculated off a much lower initial valuation floor. When the market inevitably recovers, a larger portion of the long-term price expansion becomes subject to CGT, boosting government coffers in the 2030s. When Will Australian Property Prices Recover? While short-term policy shocks create headwinds, Australian property history shows that fundamental supply-and-demand metrics usually outweigh tax adjustments within 12 to 24 months. Phase 1: The Adjustment Window (2026 – Early 2027) Expect continued price stagnation or modest declines, particularly in investor-heavy unit markets and established suburban houses, as investors absorb the loss of negative gearing on non-new builds. Phase 2: The Pivot to New Dwellings & Supply Bottlenecks (Mid 2027) Because negative gearing remains fully intact for new builds, investor capital will aggressively turn to house-and-land packages, off-the-plan developments, and Build-to-Rent projects. This in itself is going to create a different issue. This article explains and shows you why. Phase 3: The Broader Market Recovery (Late 2027 – 2028) Recovery in established home values will be triggered by structural factors that tax policy cannot change: persistent population growth, a severe underlying housing deficit, and a drop in major development completions. Once buyers recalibrate to the new tax environment, underlying demand will push prices back upward. When will Melbourne Property Prices Recover? This is where property owners in Melbourne need realistic expectations. A market can stop falling long before owners recover their previous value. The current Melbourne downturn may continue through part of 2026 and potentially into 2027. A reasonable base case is that the market begins stabilising during 2027, particularly if interest rates peak and the market becomes confident that the next major move in rates will eventually be downward. A more meaningful recovery could then develop later in 2027 and into 2028. But that does not mean every property will recover at the same pace. High-quality, scarce family homes in established suburbs may recover much faster than generic apartments, poor-quality townhouses or compromised stock. Effects of November 2026 Victorian Elections on Melbourne Property Prices The wild card for Melbourne and Victoria is the November 2026 Victorian State Elections. If the elections results in a change in government, this could flip the market quickly. Remember, investors are driven my expectations. And there are strong expectations that the oppositions will reverse the toxic property taxes. The Liberal parti has committed to revert the toxic property taxes for investment properties. The other anti-investment levies, taxes and overheads are also expected to be reviewed. If the right opposition wins the elections, Victoria and Melbourne, in particular, can see a early recovery. What does it Take to Recover From the Fall in Property Prices? Depending on the property and the location, fallen values may take 2 years, 5 years, 10 years or may never recover. A sharp fall does not always mean a sharp rise. The other important mathematical reality is, it takes more to recover from a fall. If a $1 million property falls 10%, it becomes worth $900,000. It then needs to rise by approximately 11.1% to return to $1 million. If it falls 15%, it becomes worth $850,000. It then needs to rise about 17.6% to recover. And if you want to be true to definition with numbers, you need to factor in the inflation and historical equity growth during the period to derive at the proper definition of "recover". This is why owners should not assume that one strong year of price growth will automatically reverse a meaningful downturn. Neither should property owners assume the sharper the fall, the sharper the rebound. For some recent buyers, the realistic holding period could be several years. And for those who bought the wrong properties, they may never recover from the fall. What will determine the Melbourne recovery? Interest rates will probably be the biggest driver. Next, would be a reversal of anti-property ownership / investment taxes and levies in Victoria. However, property markets do not wait for the Reserve Bank to announce multiple rate cuts. They respond to expectations. Once buyers become convinced that the rate-hiking cycle is finished, politics are changing and borrowing conditions are likely to improve, sentiment can change quickly. Some of the early signs includes auction clearance rates rise, inspections become busier as buyers return. Vendor expectations will start to improve and competition increases. This is how things work, cycle after cycle. The best buying opportunities often occur before the recovery becomes obvious in the headlines, NOT when the press announce a recovery. If you are waiting for the mass media, you would typically by 6-9 months LATE. Prices would have started recovering 6-9 months before it is reflected in the data, the trend, and before the press can confirm this. What Does this Mean for Melbourne Buyers? While falling markets create risk, they also create opportunities. Buyers often have more choice, less competition and greater negotiating power. And buying well becomes even more important. In a rising market, buyers can sometimes be rescued by general market growth. In a falling market, poor property selection becomes much more visible. The lesson is simple: A falling market is not necessarily a bad time to buy. It is a bad time to buy the wrong property at the wrong price. Experienced property selection, due diligence and negotiation become more valuable when the market is uncertain, not less. The bottom line Most Melbourne owners with negative equity should not panic. The real danger is not negative equity itself. The danger is: negative equity + weak cashflow + an inability to hold or negative equity + panic selling. In times like this, owners who can continue servicing their mortgage and maintain a financial buffer have something extremely valuable on their side: time. And buyers currently looking at buying Melbourne properties should understand the other side of the cycle. Periods of uncertainty often produce the best negotiating conditions. By the time everyone agrees the market has recovered, that advantage may already be gone. If you are considering buying in Melbourne and want to understand where value is emerging, which properties are likely to remain resilient and where the risks are hiding, Concierge Buyers Advocates can help you assess the opportunity before committing. We combine market analysis, property-specific due diligence and experienced negotiation to help buyers make confident decisions in both rising and falling markets. FAQ Can you have negative equity on a home in Australia? Yes. Negative equity occurs when the mortgage balance exceeds the current market value of the property. Will the bank force me to sell if I have negative equity? Generally, negative equity alone does not trigger a forced sale if mortgage repayments continue to be made. Problems arise when the borrower can no longer service the loan. Should I sell if Melbourne property prices are falling? Not necessarily. Owners with stable income, manageable repayments and a long holding period may be better positioned to hold rather than crystallise a temporary loss. When will Melbourne property prices recover? No forecast is certain, but a reasonable base case is for stabilisation during 2027, with a broader recovery potentially extending through 2027–2028 depending heavily on interest rates, inflation and employment. Is a falling Melbourne property market a good time to buy? Potentially. Falling markets can provide buyers with greater choice and negotiating power, although property selection and price discipline become more important.

So, you’ve found the property. You like it, and you’re thinking about making an offer. Then the selling agent said "there are multiple offers" ... Your heart sank. Should you panic? Or should you trust them? Either way can be a problem. And either way can help you too. In this article, we'll show you what you can do next. What you do next, can determine if you get the property you want. “Just letting you know, we’ve got multiple offers.”... Is probably the reply buyers dread from the sales agent. Suddenly everything changes. Do you increase your offer? Put something in immediately? Assume another buyer is about to take the property from you? Or do you roll your eyes and think: “Yeah, right. Of course you do.” After more than 20 years around Melbourne properties, I can tell you that neither reaction is particularly useful. Sometimes there genuinely are multiple offers. Sometimes there is considerably less competition than the agent wants you to believe. The most important question isn't whether another buyer exists. It is not about whether there are any other offers. It is not about whether you should change your offer. It is whether another buyer should change what this property is worth to you. First: Can An Agent Invent "Another Offer"? No. An estate agent cannot simply fabricate competing buyers or offers to pressure you into paying more. Consumer Affairs Victoria states that estate agents and agents' representatives must not engage in misleading or deceptive conduct, including through verbal representations. The ACCC is even more direct: real estate agents must not mislead consumers in order to encourage higher offers. It specifically gives false representations about offers or prices as examples of conduct that can breach Australian Consumer Law. So if an agent tells you: “We have another offer.” when no such offer exists, that isn't just clever salesmanship. It is more likely true than misleading or deceptive conduct. And here is where real life becomes more complicated. What exactly does “multiple offers” mean? Agents usually say: “There are three other buyers with signed contracts offering roughly what you're about to offer.” But that may not actually be what the agent said. “Multiple offers” could potentially describe very different situations. There might be two signed offers sitting in front of the vendor. Or there could be one written offer, another buyer who has verbally indicated a number, and somebody else saying they are “very interested”. One offer might be $1.5 million. Another might be $1.35 million. One may be unconditional. Another could be subject to finance, building inspection, and the buyer selling their existing house. They're all competition. They might sound similar, but they are not necessarily equal competition. Understanding this is critical. Consumer Affairs Victoria itself also warns buyers that where a seller receives multiple offers, the seller may accept another offer without first giving you an opportunity to increase yours. So genuine multiple-offer situations absolutely can and do happen. And it happens more often than you can imagine. The mistake is assuming that the words “multiple offers” automatically mean “you need to pay substantially more.” They don't. Your understanding of the technicalities, industry, and market will guide your next move. Do Real Estate Sales Agents use "multiple offers" Strategically? Of course they do. And it will be very wrong if you assume otherwise. Remember who the selling agent represents. The seller, not the buyer. Their job is to obtain the best possible result for their vendor, NOT you. If there really are several interested buyers, telling those buyers about the competition can be an extremely effective negotiation technique. There is nothing wrong with that. If I were to represent the seller, I'd want competitive tension too. The distinction is between: creating competition from genuine buyer interest and inventing competition that does not exist. The first is negotiation. The second can cross into misleading conduct territory. Recent enforcement activities in Victoria shows that regulators are paying attention to real-estate sales practices. In July 2026, Consumer Affairs Victoria announced action concerning alleged widespread underquoting practices and communications suggesting deliberate pricing strategies. That does not mean every agent is dishonest. Far from it. I've met excellent sales agents all the time. Honest, upfront, no-BS, no underquoting, no mind-games. If there is, there is. If there isn't, they'll say so. But buyers need to understand something fundamental: The selling agent isn't the buyers' adviser. They are doing their job, selling the property FOR the vendor. You need to do your own job. Do your own due diligence. Or get a buyer's advocate on your side. What should you do when you hear “multiple offers”? My first response isn't: “How much do we need to offer?” It is: “Does anything I've just heard change our assessment of the property?” Usually, the answer is no. And it should n't. If our research says the property is worth somewhere between $1.45 million and $1.50 million, another buyer appearing doesn't suddenly make the property worth $1.58 million. While competition can affect the transaction price, it should NOT magically rewrite the property's underlying value. Those are two different things. Understanding that distinction saves buyers a great deal of money. Ask better questions Instead of immediately increasing your offer, get information. Depending on the situation, I might ask the selling agent: Are the other offers in writing? Has the vendor received them? Is the vendor asking everyone for their best and final offer? When will the vendors make a decision? The agent may not disclose everything. And I don't expect an agent to tell me another buyer's offer simply because I ask. But how the agent answers these questions often tells you plenty. This is where your experience or the negotiator's experience in the industry matters. Listen to what's not said. There is an enormous difference between: “We have three signed contracts and the vendor is making a decision tonight.” and: “We've got quite a bit of interest and I wouldn't want you to miss out.” While both statements may be perfectly true, they do not mean the same thing. Should you ask “What do I need to beat?" Buyers ask this constantly. It is not an automatically "Good" or "Bad" question. When it comes from a buyer, it puts the buyer in a terrible negotiating position. You have effectively told the agent: “I am willing to pay more. Please tell me how much.” But when it comes from a professional buyer, such as a Buyer's Agent, the impact is different because the sales agent understands that buyers' agents do it differently. Questions we ask may or may not mean anything. In either case, third party negotiators like us are not emotionally invested in the purchase. We'll walk if the price is not right. But if you are negotiating on your own, what you should do is determine what the property is worth before the pressure starts. That means analysing things such as: genuinely sales land value building quality and condition location risks buyer demand sales data etc. This helps you establish your price range. Then you decide your pricing. Without this framework, emotions take over, and buyers usually ends up over paying. Don't bid against yourself Here's a scenario I see far too often. A buyer plans to offer $1.48 million. The agent says there are other offers and the buyer panics. “Maybe we should do $1.50 million.” Ten minutes later: “Should we make it $1.515 million just to be safe?” Nobody has asked them to increase their offer. They have just negotiated against themselves twice. That is how an extra $30,000 disappears. And the uncomfortable truth is, the competing buyer might have offered $1.44 million. Or there might genuinely be another buyer at $1.50 million. You don't know. That's exactly what the sales agent wants you to do, and why your strategy cannot depend entirely on guessing what somebody else is doing. But don't get too clever either The opposite mistake can be just as expensive. Some buyers assume every agent is bluffing. They refuse to believe there is another buyer. They offer $1.45 million on a property they would happily have paid $1.48 million for, thinking they have saved $30,000. Minutes later, someone else buys it for $1.46 million. Then the buyer spends the next six months telling everyone: “The agent should have come back to me.” Not necessarily. The sales agent need not come back to you. But in this example, he did! You just did not believe him. A vendor with multiple offers isn't always required to conduct an auction between the buyers. They can simply choose the offer they prefer, and they often do that. Consumer Affairs Victoria specifically cautions that a seller may accept another offer without giving you another opportunity to increase yours. This is why Calling the agent's bluff is often a poor strategy. The objective isn't to win the negotiation with the agent. The objective is to buy the property you want at the right price. Sometimes that means walking away. Sometimes it means putting your strongest offer forward immediately. Knowing which one is which is the difficult part. Your offer isn't just a number Price gets most of the attention, but a good negotiator will negotiate on other parameters of the offer. Imagine: Buyer A: $1,510,000, subject to finance, 60-day settlement. Buyer B: $1,500,000, finance approved, minimal conditions, settlement exactly when the vendor wants it. Depending on the seller's circumstances, Buyer B might actually have the stronger offer. Sales agents look at the Price (as that determines their commission), while smarter vendors usually consider the WHOLE offer package. Some times, improving offers need not mean improving the dollar value. You can make it attractive without simply throwing another $10,000 at the purchase price. That's negotiation. It's not always about the money. Before you make your offer, answer one question I often encourage buyers to decide this before submitting their final offer: If somebody else buys this property for $1,000 more than us tomorrow, will we regret not paying it? If the answer is: “Absolutely.” You may not yet be at your genuine walk-away price. If the answer is: “No. At that price there are better properties available.” Excellent. That is the rational limit. The important part is making the decision while you're thinking clearly, not while the sales agent is telling you another contract has just arrived. What if you suspect the competing offers aren't real? Don't make accusations unless you have evidence. Being confrontational rarely helps you buy the property. Instead, remain calm and ask yourself this question: Can you afford to lose the property? Instead of getting into this mind game, ask what the property means to you. How would you feel if the property is sold to someone else? Then make your offer based on your research. Always put important communications in writing where appropriate, and keep records. If there is genuine evidence that an agent has made false or misleading statements, buyers can raise the issue with Consumer Affairs Victoria. Misleading representations by estate agents are prohibited under Victorian and Australian consumer protection laws. But suspicion and evidence aren't the same thing. An agent saying something you don't like to hear doesn't automatically mean they are lying. Likewise, having a real estate licence doesn't make every statement infallible. Verify what you reasonably can. Then make your own decision. Tip from Buyers Agents: How Do Buyers Agents respond to "Multiple Offers" When an agent tells me there are multiple offers, I generally assume there could genuinely be competition. But I don't let the existence of another buyer determine what my client should pay. What we think a reasonable offer is does not change. And we determine that value independently, AFTER our own due diligence. Not from the sales agent, not the Statement of Information. This is the part buyers often forget: Another buyer can determine whether you get the property. They should not determine what the property is worth to you. If somebody wants to pay substantially more than our assessment of value, be happy to congratulate them. They didn't beat us. They simply paid more than what we think is top value. That is a difference. That is overpaying in our eyes. Don't panic. Don't blindly believe. Don't blindly disbelieve. “There are multiple offers” shouldn't trigger panic. Nor should it automatically trigger cynicism. Treat it as information, test it where you can. Understand the sales agent's role is NOT to help buyers. Know your numbers, then act decisively. The strongest buyer isn't necessarily the buyer prepared to throw the most money at the property. It's the buyer who knows exactly when to push, and exactly when to walk away. At Concierge Buyers Advocates, we negotiate property purchases from the buyer's side. We assess the property's value independently, work out the appropriate buying strategy, and negotiate with the selling agent without letting urgency, sales pressure, or emotion dictate the price. Because when hundreds of thousands — or millions — of dollars are involved, “the agent says there are other offers” should not drive your buying strategy. Knowing what the property is worth is. Conclusion: Navigating the Real Estate Landscape In the competitive world of real estate, understanding the nuances of offers is crucial. The phrase "multiple offers" can be a double-edged sword. It can either motivate you to act decisively or lead you to make hasty decisions. As you navigate this landscape, remember to stay informed and grounded. Your offer isn't just a number; it's a reflection of your research and understanding of the property market. By approaching the situation with a clear mind and a solid strategy, you can secure the property that truly meets your needs. After all, in the end, it’s about finding a place you can call home or a smart investment that will pay off in the long run. So, when you hear those words, take a deep breath. Assess the situation, ask the right questions, and make your next move confidently.

You have found the right home. But there is only one problem: You still need to sell your existing property before you can complete the purchase. Does that mean you have to let the new property go? No, not necessarily. In Victoria, a purchaser buying by private sale can negotiate an offer that is subject to the sale of their existing property. But there is an important catch: from the vendor's perspective, your offer carries more uncertainty than an offer from a buyer who is already ready to settle. That means the question isn't simply: “Can I make an offer subject to sale?” You can. But the better question is: "How do I make a subject-to-sale offer strong enough for the vendor to seriously consider?” That is where preparation and negotiation become critical. What Does “Subject to Sale” Mean When Buying Property? A subject-to-sale offer means your purchase of the new property is conditional upon you successfully selling an existing property, usually within an agreed timeframe. For example: You want to purchase a Melbourne home for $1.5 million, but part of the funds required for settlement will come from selling your current home. Rather than selling first and risking missing the property you want, you may negotiate a contract that makes the purchase conditional upon your existing home being sold. If appropriately structured, this can allow you to secure the next property without taking on the full financial risk of owning both properties indefinitely. However, the exact wording of the condition matters enormously. This is a legal condition in a contract of sale, not something that should be scribbled onto an offer after a quick conversation with the selling agent. Your solicitor or conveyancer should review and approve the wording before you sign. Should i make an offer subject to sale of my house? You can, and depending on your circumstances and the property you're buying, it may work in your favour. But in most cases, it will weaken your offer. We will discuss why will it weaken your offer, how you can reduce the impact, and if there are any other ways to do this, without putting your offers at an disadvantage. Is a Subject-to-Sale Offer a Weak Offer? Compared with an equivalent unconditional offer? Usually, yes. But that doesn't mean it is a bad offer. There is a considerable difference between: Buyer A: “My house isn't on the market yet, but I'm sure it'll sell.” and: Buyer B: “My property has been prepared for sale, the contract and Section 32 are ready, the agent has been appointed, the pricing has been independently assessed, photography is booked and the campaign launches this week.” Both purchasers may technically be buying subject to sale, but from the vendor's point of view, however, they represent very different levels of risk. This is the key lesson: A subject-to-sale condition does not necessarily make you a weak buyer. Being unprepared makes you a weak buyer. How to Make a Subject-to-Sale Offer More Attractive If you need the vendor to accept additional uncertainty, your job is to remove as much of that uncertainty as possible. 1. Get Your Existing Property Ready Before You Make the Offer Ideally, don't wait until you find your next home before thinking about selling yours. Have as much as possible organised beforehand: appoint your selling agent engage your conveyancer or solicitor prepare the Section 32 and contract complete necessary repairs and presentation organise photography and marketing establish a realistic asking-price strategy determine when the property can actually be launched understand the likely selling timeframe. Even better, have the property already on the market. A vendor may be much more comfortable accepting your offer if they can see that your property is already listed and the sale is genuinely underway. 2. Be Realistic About What Your Property Is Worth This is one of the biggest traps. Your subject-to-sale offer may depend upon your existing home selling for $1.2 million. But what if it is realistically worth $1.1 million? Suddenly you potentially have two problems: You can't sell at the price you expected, and you may no longer have enough money to complete the new purchase. Before committing to another property, obtain a realistic assessment of your existing property's value. Not the price you hope to achieve. Not the highest appraisal provided by an agent trying to win your listing. But What will the market realistically pay for your property? When I assess this situation for a buyer, I would look at many factors, including recent comparable sales, competing listings, buyer profile, buyer demand, property type, condition, location, etc. The new purchase is only as secure as the assumptions supporting the sale behind it. 3. Understand How Saleable Your Existing Property Really Is Not every $1 million property carries the same risk. A renovated family home in a tightly held Melbourne suburb with strong owner-occupier demand may be considerably easier to sell than a highly unusual property, compromised site or apartment in a development where several near-identical properties are already competing for buyers. Ask: How many genuine buyers are likely to want this property? Then ask: At what price? Those are different questions. Almost anything will sell at the right price. The problem arises when your entire purchasing strategy depends upon achieving a price the market won't support. 4. Don't Make the Condition Broader Than It Needs to Be Imagine you own two properties and would prefer to sell both before purchasing. Should you make your new purchase subject to the sale of both? You might want to, but the vendor may be considerably less enthusiastic. Every additional dependency increases the chance of something going wrong. If selling one property will provide enough funds for the purchase to proceed, consider whether the condition genuinely needs to depend upon selling the second property as well. This is where good financial modelling before making the offer can substantially improve your negotiating position. Sometimes reducing a purchase from being subject to the sale of two properties to one can turn an unattractive offer into one a vendor is prepared to consider. 5. Give the Vendor a Sensible Timeframe “Subject to sale sometime over the next three months” is unlikely to excite a vendor. Your timeframe needs to reflect: preparation time marketing campaign length likely days on market contract conditions on your sale finance periods settlement dates contingency time if something goes wrong. Too short and you create unnecessary pressure on yourself. Too long and the vendor may reject your offer because their property could effectively be tied up while they wait for you. The solution isn't simply asking for the longest possible condition. It is creating a realistic, defendable timeline. 6. Consider Your Price and Other Contract Terms Price is important, but vendors don't assess offers on price alone. Suppose a vendor receives: $1,500,000 subject to sale; and $1,490,000 with no sale condition. The lower offer could still be more attractive because it provides greater certainty. That doesn't automatically mean you should throw another $20,000 at the property. Instead, look at the whole offer. Can you strengthen another term? Perhaps: a larger deposit a settlement date that suits the vendor fewer unnecessary conditions evidence that your existing property is already being marketed a shorter, commercially realistic subject-to-sale period flexibility around possession or settlement. The best offer is not always the highest offer. It is often the offer with the best combination of price, certainty and terms. 7. Don't Stack Unnecessary Conditions on Top of Each Other It is always good to have these conditions to protect your purchase: Subject to sale. Subject to finance. Subject to building inspection. Subject to pest inspection. Long settlement. Small deposit. Individually, some of these protections may be entirely sensible. Put every possible condition into the same offer and the vendor may decide that your contract resembles a Christmas tree. Not every offer is the same, and knowing when to use which condition to your advantage is your best option. Part of representing a buyer properly is deciding which protections are genuinely necessary and which risks can be investigated or resolved before making the offer. For example, where possible, we may complete much of the property due diligence before negotiations commence rather than making the vendor wait while we investigate basic questions afterwards. Protect the buyer — but don't unnecessarily weaken the offer. 8. Other Better Alternatives in place of "Subject to Sale A subject-to-sale purchase isn't the only way to move from one property to another. Depending upon your circumstances, alternatives may include: selling first and negotiating a longer settlement negotiating rent-back arrangements bridging finance temporary accommodation family or other short-term funding using available equity synchronising the two settlements. Each alternative carries different costs and risks. Speak with your lender or mortgage broker before making the offer, rather than discovering after signing that your finance doesn't work the way you expected. Knowing your fallback options can also make you a much stronger negotiator. 9. What If the Vendor Receives Another Offer? This is where the wording of your contract becomes particularly important. A vendor accepting a subject-to-sale contract may want contractual protection allowing them to continue dealing with other buyers or requiring you to make a decision if another acceptable offer appears. Never assume what happens next. Have your conveyancer or solicitor explain: whether the vendor can continue marketing what notice can be given what you must do if another offer is received how quickly you may need to respond whether you would need to waive your sale condition what happens to your deposit if the condition isn't satisfied. You need to understand these scenarios before signing the contract. Trying to work them out when another buyer has suddenly appeared is a fairly stressful way to learn contract law. What If My Property Hasn't Even Been Listed Yet? You can still try. But your negotiating position is weaker. If the property you want has little competition, the vendor may be prepared to accommodate you. If it is a highly sought-after Melbourne property with three other interested buyers, asking the vendor to wait while you appoint an agent, prepare your home, organise photos and begin a four-week campaign is a much harder proposition. This is why buyers upgrading homes should start planning their sale **before the perfect property appears on realestate.com.au at 5:17 pm on a Thursday.** By Saturday's inspection, everyone else has found it too. Can I Make an Offer Subject to the Sale of Two Properties? Potentially, subject to the vendor accepting the condition and appropriate legal drafting. But strategically, I would avoid it unless there is a compelling reason. Selling one property introduces one additional transaction. Selling two means there are now effectively three transactions that need to work together: 1. Property A must sell. 2. Property B must sell. 3. Your new purchase must complete. Every transaction has its own purchaser, finance, valuation, conveyancer, bank, contract conditions and settlement arrangements. That's a lot of moving parts and uncertainties. If your financial position allows the new purchase to proceed after selling only one property, structuring the offer around that property alone may make your offer significantly more attractive. Should You Sell First or Buy First? There is no universal answer. Selling first provides greater certainty. You know exactly how much money you have available, you're no longer making a subject-to-sale offer and you may negotiate more strongly as a buyer. The risk? You sell and cannot find the right replacement property. Buying first gives you certainty over your next home. But now you must manage the sale of your existing property and potentially carry greater financial and timing risk. Buying subject to sale sits somewhere in between. It can give you protection while allowing you to pursue the property you want, but the vendor has to agree. The correct approach depends on your financial position, existing property, target market and tolerance for risk. When Does a Subject-to-Sale Offer Make Sense? I'd be more comfortable recommending this strategy when: your existing property is readily saleable its likely value has been conservatively assessed you are prepared to price it realistically the property is already listed or ready to launch immediately you have a sensible selling timeframe your finance position is clearly understood the vendor isn't sitting on a clearly superior unconditional offer the contract has been reviewed by your legal representative. I'd be much more cautious when: your property's value is uncertain you need an optimistic sale price to afford the new purchase the existing property requires substantial work before listing several properties need to sell before you can proceed the new property is attracting strong unconditional competition your finance hasn't been properly assessed you have no contingency plan if your sale takes longer than expected. A Subject-to-Sale Purchase Is Really About Risk Management Buyers sometimes become emotionally attached to the property they want and treat selling their current home as the problem to solve afterwards. However, if I were to do it, I prefer doing it the other way around. Before making the offer, work backwards. What does your existing property realistically sell for? How quickly could it sell? How much equity will actually be released after the mortgage and selling costs are paid? What happens if it sells for $50,000 or $100,000 less than expected? What happens if settlement is delayed? Can the new purchase still proceed? Once those questions have been answered, you can decide whether a subject-to-sale offer is sensible and how it should be negotiated. The Bottom Line Yes, you can buy a property subject to selling your existing home. Sometimes it is exactly the right strategy. Sometimes, it is not. But simply adding “subject to sale” to an offer isn't much of a strategy. A strong subject-to-sale buyer should be able to demonstrate that: their existing property can realistically be sold it has been priced correctly the sale is ready to commence or already underway the proposed timeframe makes sense the finance works there is a contingency plan the contract has been professionally reviewed. The objective is to give yourself the protection you need without asking the vendor to accept unnecessary risk. That balance can make the difference between having your conditional offer dismissed and having it accepted. Buying and selling at the same time? At Concierge Buyers Advocates, we represent the buyer. Not the selling agent. We assess the property you want to buy, establish its fair value, investigate the risks, develop the negotiation strategy and work out how to present your offer as strongly as possible. If your purchase needs to be coordinated with the sale of another property, getting the strategy right before signing the contract can save a considerable amount of stress, money and unnecessary risk. Because finding the next home is only half the job. Making sure you can actually get from the old one to the new one is the other half. Disclaimer: This article contains general information only and is not legal, financial or taxation advice. Contract conditions should be prepared or reviewed by your solicitor or conveyancer, and financing options should be discussed with an appropriately qualified finance professional.

Hiring a buyer’s advocate can save you time, reduce risk and potentially prevent a very expensive property mistake. But choosing the wrong buyer’s advocate can create a different problem altogether. The buyer’s-agent industry has grown rapidly. Today, buyers can choose from experienced independent advocates, new operators, sales agencies offering buyer services, property investment businesses, developer-linked advisers, interstate matching platforms and services promoted as “free buyer’s advocacy”. The problem is that they can all sound very similar online. Almost everyone promises access to off-market properties, expert negotiation, market knowledge and a stress-free purchase. So how do you work out who is genuinely qualified, independent and capable of representing you? The answer is simple: Don’t just compare marketing claims. Verify them. Here are the checks every property buyer should make before engaging a buyer’s advocate. 1. Check that they are properly licensed The first check should be the most basic one. In Victoria, someone acting as a buyer’s agent or buyer’s advocate must operate within the appropriate real-estate licensing framework. Yes, that person recommending your property must be licenced, not operating "under their boss's licence". Don’t simply assume that because somebody calls themselves a “property adviser”, “buyer consultant”, “property strategist” or “acquisition specialist” that they have the same qualifications, responsibilities or professional obligations as a licensed estate agent acting for a buyer. Ask: Who is the licensed estate agent responsible for my engagement? Then verify it independently. For Victorian property professionals, licence and registration details can generally be checked through the relevant Victorian government licensing records. Questions to ask Are you a licensed estate agent? What licence do you operate under? Who is the officer in effective control or responsible licensed agent? Which legal entity will I actually be engaging? Does the name on the engagement agreement match the business I have been dealing with? If someone becomes defensive when you ask basic licensing questions, that in itself is useful information. 2. Ask how long they have actually represented buyers There is an important difference between: “20 years in property” and: “20 years representing buyers.” Someone may have worked in property sales, property development, mortgage broking, sales administration, property management, construction or investing for many years without having spent those years negotiating purchases for clients. None of those backgrounds are inherently bad. But they are different experiences, including real estate sales. If buyer's experience is the reason you engage somebody, ask precisely what that experience consists of. Ask: How many years have you worked specifically as a buyer’s advocate? What did you do before becoming a buyer’s advocate? Approximately how many properties have you purchased for clients? What type of clients do you usually represent? What price ranges do you normally work in? How many purchases have you completed in my target area? Experience becomes much more meaningful when you can put it into context. 3. Find out who will actually represent you This is one of the most overlooked questions. You may have an excellent initial consultation with the founder or director of a buyer’s agency, only to discover after signing that most of your search, inspections and negotiations will be handled by someone else. That may still be perfectly acceptable. But you should know before engaging them. Ask: Who will personally handle my search, inspections, due diligence and negotiation? Also ask what happens when your main advocate is unavailable. A larger team can provide broader coverage. A smaller practice may provide more direct senior-level involvement. Neither structure is automatically better. What matters is whether the service you are buying is the service you actually receive. 4. Check whether they genuinely represent buyers only A good buyer’s advocate should be able to explain who pays them, how they determine value, what due diligence they perform, who personally represents the client and when they would recommend walking away. A buyer’s advocate is not independent simply because they describe themselves as independent. Buyers should verify whether they receive commissions or referral payments from developers, builders, selling agents or other service providers. The word independent gets used very freely in property. You should find out what it actually means in practice. Ask whether the business: sells property for vendors receives developer commissions accepts project-marketing commissions receives referral fees from selling agents receives finance referral fees receives conveyancing referral fees receives property-management referral fees receives commissions from builders receives payment from anyone other than the buyer A buyer’s representative being paid by someone else does not automatically mean the service is improper. But the buyer should understand who pays, how much, and whether that payment can influence what is recommended. A very useful question is: If I don’t pay you, who does? And then: Does your remuneration change depending on which property, developer, builder or service provider I choose? That usually gets to the heart of the issue very quickly. 5. Be particularly careful with “free buyer’s advocate” offers Free advice is attractive. But professional services still have to be paid for somehow. There is no free meal in Australia. People who are after free or cheap services are often sold out through unscrupulous sales tactics. Read this article to understand why. A “free buyer’s advocate” is funded someone else: a developer project marketer builder property seller referral commission sales agency mortgage or financial services business Again, that does not automatically make the service bad. The important issue is alignment. In Victoria, the law is clear. The agent has the duty of care to the person paying them. Ask: Who pays the advocate? Are they paid only if I buy? Do they receive different commissions from different projects? Can they recommend properties outside their panel? Can they recommend an established property instead? Can they recommend that I buy nothing at all? If they recommend I walk away, do they still get paid? That last question is particularly revealing. A genuinely buyer-focused adviser must be commercially capable of saying: “This property is not good enough. Don’t buy it.” 6. Understand exactly how their fees work Buyer’s advocates generally charge using one of several structures: fixed fee percentage of purchase price engagement fee plus acquisition fee tiered packages hourly or standalone services success-based components There is no single fee structure that automatically makes an advocate good or bad. But understand the incentives may change your understanding on how they operate. Percentage fees If the advocate charges a percentage of the purchase price, their fee increases as the amount you pay increases. Ask: If I pay $100,000 more for the property, does your fee increase? If so, understand that before engaging. Fixed fees Fixed fees provide greater cost certainty and avoid linking the advocate’s remuneration directly to how much the buyer spends. But you should still establish exactly what is included. Ask whether the fee covers: search inspections appraisal due diligence negotiation auction bidding passed-in negotiation settlement support And importantly: Are there limits? For example, are inspections capped? Is there a three-month or six-month engagement period? Are additional suburbs extra? Are regional inspections charged separately? 7. Ask exactly what their “due diligence” includes “Due diligence” is another phrase that can mean almost anything. For one advocate, it may mean checking recent comparable sales. For another, it may include: planning overlays zoning easements title considerations flood risk bushfire overlays surrounding development road projects neighbouring land uses resale considerations rental evidence comparable sales building and pest coordination Granted, the findings may not be applicable to most people, but you need to know what's included for your situation. Ask: What exactly do you check before telling me to buy a property? And ask what they do not check. A buyer’s advocate should also be clear about where their expertise stops. Legal advice belongs with a solicitor or conveyancer. Tax advice belongs with your accountant. Structural issues may require a qualified building inspector, engineer or other specialist. Good advisers recognise those boundaries rather than pretending they can do everything. 8. Ask how they determine what a property is worth This may be one of the most important questions you ask. A website subscription or automated valuation is not the same thing as a property-specific appraisal. Ask the advocate to explain their valuation process. Ideally, it should consider more than suburb medians. Anyone who can appraise a property without personally stepping foot into it, is no better than an automated valuation. For example: recent comparable sales land size land shape orientation street position condition renovation quality floorplan parking school zones planning restrictions noise nearby commercial uses buyer competition current market direction resale desirability Ask: Can you show me how you arrived at your recommended purchase range? A good advocate should be able to explain the reasoning rather than simply producing a number from software. 9. Ask how often they tell clients not to buy Most buyer’s agencies publish their successful purchases. That is understandable. It is part of their marketing strategy. But an equally valuable question is: How many properties do you reject? Buyer advocacy should not simply be about getting a transaction completed. That is a sales agent role. And we see a lot of this from ex-sales-turned-buyers agent. They've been trained to close a deal quick, and that usually means paying top dollar to buy it. It should be about making a good buying decision, not a quick purchase. Ask: When was the last time you told a client to walk away? Why? Have you ever recommended a buyer stop bidding below their maximum budget? Do you ever tell clients a property is simply too expensive? Do you reject properties even when the client likes them? An adviser’s willingness to say no can be more valuable than their ability to say yes. 10. Verify their local experience Melbourne is not one property market. Buying in Glen Waverley is different from buying in Footscray. Buying in Brighton is different from buying in Ballarat. Buying a townhouse is different from buying a development site. Ask whether your advocate regularly purchases: in your target suburbs at your price point for your intended purpose in your property type If you are buying a $2 million family home, an advocate who primarily buys $600,000 investment apartments may not be the strongest fit. Likewise, an interstate buyer's advocate specialising in Brisbane is usually not the best for a purchase in Melbourne. Our director's first personal purchase in Melbourne was managed by a Brisbane based Buyer's Agent. And it ended badly. This is the very reason why he insist on inspection by his own team. Ask the buyer's advocate for recent examples that resemble your brief. 11. Check their reviews — but read them properly Hundreds of five-star rating by itself tells you surprisingly little. Overseas "Review Farms" are selling reviews for as little as $3 each. Look at: number of reviews age of reviews detail whether reviewers describe specific situations whether reviews appear across multiple platforms whether the wording feels repetitive whether negative reviews receive professional responses Detailed reviews are generally more informative than generic comments such as: “Amazing service. Highly recommended.” Look for reviews describing: negotiations properties rejected problems solved patience, communication interstate or overseas purchases difficult briefs auctions unexpected due-diligence issues Also search: advocate’s name reviews and: business name reviews rather than relying only on testimonials displayed on the advocate’s own website. 12. Verify professional memberships — but understand what they mean Professional associations can be useful credibility signals. Examples relevant to the property industry may include organisations such as the REIV, PIPA or PICA. Membership alone does not prove someone is an excellent advocate. Some professional-sounding Buyer's Agent memberships are also no better than marketing fluff. Treat memberships as one piece of evidence, not the entire decision. Ask: Is the membership current? Is it held by the business or individual? Does the organisation require a code of conduct? Are there professional development requirements? 13. Professional Awards Looks Good but Usually Mean Nothing Professional awards often serve as polished tokens of vanity rather than genuine indicators of excellence, functioning more like industry peer high-fives than objective measures of talent. Behind the glossy trophies and press releases lies a pay-to-play Awards ecosystem where nominations frequently require hefty submission fees, gala-dinner ticket purchases, aggressive PR campaigns, or strategic networking rather than ground-breaking work. Many industry awards are also nominated and voted for by industry peers. It is very much a "you-vote-for-me-I-vote-for-you" system While a trophy on the mantle or a badge on a website offers immediate visual prestige, it almost never guarantee superior service, ethical business practices, or lasting impact. True merit shows up in real-world results and client loyalty, not in a plaque bought and paid for by a marketing budget. Property transactions involve large amounts of money. The last thing you want is to misplace your trust a worthless award. Find out: The specific selection criteria and who evaluates the submissions. Legitimate awards rely on transparent, published standards judged by qualified, independent industry experts rather than internal marketing teams and industry peers Cost associated with applying, accepting, or promoting the award. Heavy entry fees, mandatory gala ticket purchases, or high costs to use the award logo usually indicate a commercial "pay-to-play" scheme rather than merit-based recognition. Percentage of nominees who actually win. If almost every applicant receives a trophy, accolade, or "finalist" badge, the award exists to generate revenue for the award organisers rather than proving true excellence. Get data on the sample size and vetting process. A credible award should clearly state how many candidates were considered and demonstrate a rigorous audit or review process behind the final decision. Reputation of the awarding body among industry peers. An award only carries real weight if respected leaders and competitors in your field actually recognise and value the organisation granting it. 14. Read the engagement agreement before signing Do not rely solely on what was discussed during the sales consultation. The engagement agreement is what matters. Check: total fee GST payment stages duration termination provisions geographic limits inspection limits exclusions success/acquisition fees additional expenses travel charges authority to negotiate authority to bid conflict disclosures If something important was promised verbally, make sure it appears in the agreement. 15. Ask whether they have conflicts of interest Ask explicitly: Do you or any related business receive money from anyone connected to my purchase? This includes: sales agents developers builders mortgage brokers property managers conveyancers depreciation companies financial advisers investment companies Then ask: If there is a referral payment, will it be disclosed to me? Transparency is more important than pretending commercial relationships never exist. 16. Ask how many clients they handle at once This question is rarely asked and can reveal a lot about the actual service you will receive. Ask: How many active search clients are you personally handling right now? If one advocate is simultaneously searching for 30 buyers across Melbourne, consider how much attention each brief can realistically receive. Ask about: inspection availability response times weekend coverage auction conflicts multiple clients pursuing similar properties There is no magic number. You are simply trying to establish whether the business model is compatible with the level of service being promised. 17. Ask how they handle competing clients This is particularly important in tight markets. What happens if two clients want the same property? Ask: Can you represent two buyers bidding on the same property? And: What is your conflict policy when two clients have overlapping briefs? You should understand this before the situation arises. 18. Ask about off-market properties realistically Almost every buyer’s advocate advertises access to off-market properties. Do not choose an advocate simply because they use the phrase. Ask: Roughly what percentage of your purchases are genuinely off-market? What do you define as off-market? Is it truly private, or simply pre-market? Do you still appraise the property independently? Are off-market properties automatically better value? They are not. An off-market property is usually overpriced, compromised or unsuitable just as easily as a publicly listed property. We receive hundreds each week, but only less than a handful are worth recommending. This article discusses off-market properties in more detail. Access is useful, but having the knowledge to qualify and evaluate them is more important. 19. Ask what happens when you disagree A good buyer-adviser relationship will occasionally involve disagreement. You might love a property they dislike. You might want to bid higher than they recommend. Ask: What happens if I want to buy something you recommend against? A good advocate should explain the risks clearly, provide evidence and ultimately respect the buyer’s decision within the boundaries of the engagement. You are hiring advice. Not obedience. 20. Ask what happens after you find the property Finding a property is only part of the transaction. Ask what happens between agreement and settlement. Does the advocate: liaise with your conveyancer? coordinate building and pest inspections? assist with final inspection? follow up outstanding issues? help coordinate settlement? remain available if something goes wrong? Understand where the service ends. 15 Questions to Ask Before Hiring a Buyer’s Advocate If you are comparing several advocates, ask each of them exactly the same questions: How long have you personally worked as a buyer’s advocate? Who will actually manage my search and negotiate for me? How many clients are you personally representing right now? Are you properly licensed, and under which entity? Do you sell property or represent vendors as well? Do you receive commissions, referral fees or payments from developers, builders, agents or other service providers? Who pays you if your service is advertised as free? How do you determine what a property is worth? What due diligence do you personally perform? When did you last recommend that a client walk away from a property? How many recent purchases have you completed in my target area and price range? What exactly is included in your fee, and what costs extra? What happens if two clients want the same property? What happens if my search takes much longer than expected? Can I see the engagement agreement before making a decision? You will usually learn far more from the answers to those questions than from a polished brochure. Buyer’s Advocate Verification Checklist Before engaging any buyer's advocate, verify: ☐ Estate-agent licensing ☐ Business/legal entity ☐ Years specifically representing buyers ☐ Experience in your location ☐ Experience in your price range ☐ Who personally services you ☐ Current client workload ☐ Fee model ☐ Engagement period ☐ Additional costs ☐ Referral commissions ☐ Developer/builder relationships ☐ Vendor/sales relationships ☐ Professional memberships ☐ Professional indemnity insurance ☐ Independent reviews ☐ Recent relevant purchases ☐ Valuation methodology ☐ Due-diligence process ☐ Conflict policy ☐ Written engagement agreement ☐ Willingness to recommend not buying Fixed Fee vs Percentage Fee: Which Is Better? Neither model guarantees a better advocate. But buyers should understand the incentive created by each structure. With a percentage model, the advocate's remuneration increases when the purchase price increases. With a fixed fee, the advocate knows their remuneration before the purchase price is determined. For buyers who value price certainty and alignment, that can be an important distinction. The more important question, however, is: What quality of advice are you receiving for the fee? A cheap (and almost always inexperienced) buyer’s advocate who helps you overpay by $100,000 is not cheap. Likewise, an expensive advocate who cannot demonstrate meaningful expertise may not represent good value either. They are as overpriced as the property they are about to recommend. Focus on: competence + independence + judgement + alignment + service scope rather than price alone. Is a “Free Buyer’s Advocate” Really Free? The buyer may pay nothing directly. That does not necessarily mean nobody is paying. If the advocate is "FREE" they would be receiving money from a developer, builder, sales business or another provider, ask for the arrangement to be explained. The key question isn't simply: “What does this cost me?” It is: “Who does this adviser ultimately work for, and what are they financially rewarded for recommending?” Always FOLLOW THE MONEY. The answer should be clear. This article explains why "Free Buyers" are dangerous. A Good Buyer’s Advocate Should Sometimes Tell You Not to Buy This is perhaps the easiest principle to remember. A buyer’s advocate is not there merely to help you purchase something. They are there to help you make a better property decision. Sometimes the best outcome is: Buy this property. Sometimes it is: Buy it, but only below this price. And sometimes the most valuable advice is: Walk away. Before choosing an advocate, make sure their business model allows them to give you all three answers. Buyers Advocates with integrity would not want their names associated with a bad purchase How We Believe Buyers Should Assess Buyers Advocates Like Us At Concierge Buyers Advocates, we believe buyers should apply exactly the same scrutiny to us. Ask about our licensing. Ask about our experience. Ask how we value properties. Ask what we reject. Ask how our fixed fees work. Ask about conflicts and referral arrangements. And ask who will actually be making the decisions alongside you. A buyer’s advocate should not be chosen because they have the best sales pitch. They should be chosen because, after verification, you trust their judgement, independence and ability to protect your interests when significant money is at stake. Thinking of Engaging a Buyer’s Advocate? Before you sign anything, understand exactly what you are buying. Concierge Buyers Advocates provides independent buyer representation across Melbourne and selected Victorian markets, with services ranging from guided buyer support through to complete search, appraisal, due diligence, negotiation and acquisition. You can compare our services and fees before deciding whether we are the right fit. View Our Buyers Advocacy Services & Fees FAQ How do I check if a buyer’s advocate is licensed in Victoria? Buyers should verify the individual / business through the Comsumer Affairs Victoria licensing records rather than relying solely on the business website. What questions should I ask a buyer’s advocate? Ask about their licensing, experience, who handles the client, fees, conflicts, valuation, due diligence and recent relevant purchases. Should a buyer’s advocate charge a fixed fee or percentage? The drivers and motivations for Fixed Fee vs Percentage Fee are different. One rewards work by difficulty, allowing the advocate to spend more time in getting the right property for you, while the other rewards a quick purchase. Are free buyer’s advocates really free? Always follow the money. Buyer may pay nothing directly, but in real estate, the agents' loyalty is determined by who pays them. And the value of commission determines which properties are recommended to you. How can I tell whether a buyer’s advocate is independent? Check whether they receive vendor, developer, builder or referral payments and whether they sell property as well as representing buyers. Should I choose the buyer’s advocate with the most reviews? No. Review quantity is useful, but relevance, detail, recency, authenticity and experience applicable to the buyer’s actual brief matter more. Should I choose the buyer’s advocate with the most awards? No. Industry awards usually means nothing. Such awards are always peer nominated and supported by industry peers. These awards exists to better the organisers, not buyers. What is the biggest red flag when choosing a buyer’s agent? A reluctance to clearly explain who pays them, what is included, who actually represents you, how they determine value or when they would recommend that you do not buy.

Glen Waverley House Prices Before and After Budget 2026: What Changed Inside and Outside the GWSC Zone? By Concierge Buyers Advocates The 2026 Federal Budget has introduced a wave of uncertainty into the Melbourne property market. For Glen Waverley, one of Melbourne’s most sought-after family suburbs, the immediate question from buyers is simple: Have house prices dropped after the Budget 2026 announcement? And more importantly, has the Glen Waverley Secondary College zone held up better than the rest of the suburb? The short answer is this: Glen Waverley house prices have not collapsed. However, buyer behaviour has changed. The best homes inside the Glen Waverley Secondary College zone are still holding up well, while average or compromised homes outside the zone are becoming more negotiable. That distinction matters. Price headlines often lag behind reality. Without live, on-the-ground feedback, information regurgitators must wait 3 to 6 months before any measurable data appears on their spreadsheets. Buyer confidence shifts first. Auction conditions follow. Vendor expectations adjust after that. Settled sales data comes last, often between 2 to 3 months later. Glen Waverley is the home base of Concierge Buyers Advocates, allowing us to provide you with firsthand updates on Glen Waverley property prices. When comparing Glen Waverley before and after the Budget 2026 announcement, we need to look at the market objectively — not emotionally. What Changed in Budget 2026? The major property headline from Budget 2026 was the proposed change to negative gearing and capital gains tax. From 1 July 2027, negative gearing benefits for established residential investment properties purchased after the Budget announcement would be restricted. In practical terms, investors buying established homes after the announcement would no longer be able to use rental losses to reduce unrelated income, such as salary and wages. Existing investment properties held before the Budget 2026 announcement on 12 May 2026 were protected. New builds were treated differently, with policy support aimed at encouraging investors to supply new housing. For suburbs like Glen Waverley, this matters because many houses sit in the $1.8 million to $3.0 million range. At these prices, rental yields are usually modest (2-3% at best), and holding costs are high. As such, property investors in Glen Waverley often rely on capital growth rather than cash flow. This means Budget 2026 did not make Glen Waverley undesirable, but it did complicate the numbers for property investors buying established houses in Glen Waverley for tax-saving purposes. Glen Waverley Before Budget 2026 Before the Budget announcement, Glen Waverley was already a strong but selective market. The suburb attracted three major buyer groups: Local family upgraders seeking school zones, transport, and lifestyle convenience. Interstate and overseas buyers targeting established quality Melbourne suburbs. Investors and land-bank buyers looking for long-term growth and redevelopment potential. The strongest demand was for quality family homes: good land, practical floor plans, natural light, quiet streets, school zoning, and walkability to shops, trains, or major amenities. Based on current suburb data, Glen Waverley houses were still recording annual growth before the post-budget uncertainty fully flowed through the market. Three-bedroom houses sat around the mid-$1.6 million range, while four-bedroom houses hovered around the low-to-mid $1.7 million range, depending on land, location, condition, and school zoning. But as usual, the headline median does not tell the full story. Property prices in Glen Waverley and large parts of the City of Monash are very sensitive to location. A renovated family home inside the Glen Waverley Secondary College zone is not the same product as a similar house outside the zone. It is even worse if the property is an older house, on a busier road, with renovation needs and no prime school-zone urgency. In Glen Waverley, quality stock has held up better than average stock. That was true before the Budget; it is even more true now, after the Budget. The Budget makes it beneficial for current property owners to hold onto their quality established properties, and that is precisely what most property owners are doing now, instead of selling. We saw this happen almost immediately after the Budget 2026 announcement. Yes, "For Sale" signs were taken down, and these properties were unlisted within days of the budget announcement. Inside the Glen Waverley Secondary College Zone Before Budget 2026 Before Budget 2026, homes inside the Glen Waverley Secondary College School zone carried a clear premium. That premium was not only about Glen Waverley Secondary College; it was also about convenience, scarcity, and buyer psychology. Families buying into the GWSC school zone (GWSZ) were often not just buying a house. They were buying certainty and convenience. They wanted access to a highly regarded public school, proximity to The Glen, public transport, established amenities, and a suburb with strong long-term resale appeal. This created strong demand for houses inside the zone, especially when the property had: Quiet street position Good land size Move-in-ready condition Practical family floor plan Walking access to shops, transport, or schools Before the Budget announcement, some buyers were willing to stretch their budget liberally for GWSC-zoned homes due to strong buyer competition. The school-zone premium gave vendors confidence and, in some cases, too much confidence. That is where the market has now changed. Vendors have had their expectations brought back to Earth. However, the situation has improved over the weeks following the Budget announcement. Properties are now selling largely at pre-budget price ranges. Outside the GWSC Zone Before Budget 2026 Outside the Glen Waverley Secondary College zone, demand was still strong, but it was different. Buyers of properties outside the key Glen Waverley school zones were comparing these homes against Brentwood Secondary College zone, Mount Waverley Secondary College, Wheelers Hill, Vermont South, Wantirna South, and other family suburbs in Melbourne’s east and south-east. Outside the GWSC zone, properties in other better locations still command a slightly higher premium, but they usually had to win on other fundamentals: Better value Larger land Better condition Stronger floor plan Quieter location Better renovation or redevelopment potential Easier freeway access Stronger rental yield relative to price Before Budget 2026, the rising market helped many of these properties perform. Even if a home did not have GWSC zoning, buyer confidence and investor appetite supported demand. After Budget 2026, that demand has become thinner. Buyers are getting more selective, because they can. What Happened After the Budget Announcement? After Budget 2026, the market did not suddenly stop. However, it did become cautious. The most obvious change has been buyer confidence. The first weekend following the Budget 2026 announcement was chaotic. The tax bar ruling suddenly changed, and buyers and investors were trying to understand what hit them. Most investors paused. Some recalculated their after-tax returns. Others shifted attention to new builds, units, townhouses, commercial property, or simply waited to see where the dust settled. The first weekend after the announcement saw wild price swings, with price drops of 30% observed in some property auctions. The market has since stabilised, with prices largely recovering back within pre-budget price ranges. This is a sign of confidence in premium suburbs such as Glen Waverley, Wheelers Hill, and Mount Waverley in Eastern Melbourne. Owner-occupiers, the home buyers, are still active, especially families wanting to buy in Glen Waverley. However, they are using the policy uncertainty as a reason to negotiate harder. Buyers who were previously afraid of missing out are now asking better questions: Is this house worth the price, or just the school-zone premium? Is the rental yield strong enough if I turn this into an investment later? How much will the renovation really cost? Are there defects, planning issues, or hidden holding costs? This change in buyer psychology and considerations is crucial. When buyers become more cautious, weaker properties suffer first. Overpriced homes linger on the market longer. Passed-in auctions become more common. Vendors who were dreaming in 2022 numbers start meeting the post-Budget 2026 market, sometimes reluctantly and with a level of theatre worthy of a Saturday auction. Has Glen Waverley Become Cheaper? This is where we need to be precise. Glen Waverley might be one single suburb, but there are easily ten (10) different markets. If you were to ask the best predictive data engines, there is not yet enough post-budget settled sales data to confidently say Glen Waverley house prices have fallen materially across the board. Settlement data always lags the real market. A sale negotiated and agreed today may not appear in official records for weeks, sometimes months. But that does not mean nothing has changed. But not us. You have to ask us. Glen Waverley is our home base for our property buying concierge service. We are based in the heart of Glen Waverley. We inspect Glen Waverley properties, speak with agents active in the area, watch auction behaviour, track buyer sentiment, and see the difference between what is quoted, what is passed in, and what is actually negotiated behind the scenes. Based on what we are seeing on the ground, the market has clearly changed. The key change is not a simple suburb-wide price drop. It is a much sharper separation between good properties and average ones. Quality homes in strong positions are still performing well. In some cases, they are holding up better than expected because buyers continue to value Glen Waverley’s schools, transport, amenities, and long-term family appeal. However, lesser properties, especially those with poor layouts, dated conditions, main-road exposure, awkward land, weak natural light, or unrealistic pricing, are much harder to sell, but are still sold largely within price expectations. In other words, the market has become more negotiable, but not evenly. Across Melbourne, auction conditions have softened compared with stronger periods. That does not automatically mean prices are falling everywhere, but it does mean buyers now have more leverage than they did in a heated auction market. In Glen Waverley, buyer demand is rarely driven by tax policy alone. This is a prime family suburb supported by strong school demand, established amenities, transport access, and long-term scarcity. Negative gearing changes may affect some investors, but the core buyer pool in Glen Waverley is still heavily driven by owner-occupiers and families. Property investors in Glen Waverley focus on supplying premium properties in blue-chip locations. That is why the post-budget market in Glen Waverley is not a simple “up or down” story. It is a split market. Properties in GWSC Zone After Budget 2026 Inside the Glen Waverley Secondary College zone, quality homes remain among the most resilient stock in Glen Waverley. The school-zone premium is still real. Families still want the school zone. Overseas and interstate buyers still understand the appeal. Local buyers still value the combination of school, transport, shops, and established community. However, the premium has become more selective. Before Budget 2026, some buyers were willing to pay strongly simply to secure a GWSC-zone address. After Budget 2026, buyers are still attracted to the zone, but they are more disciplined. They are looking harder at: Land quality Building condition Renovation cost Floor plan Natural light Street position Distance to The Glen and train station Resale appeal Planning restrictions Flood, bushfire, and other overlays Powerlines, main roads, and other physical compromises This means quality homes inside the GWSC zone are still holding up well. However, dated, compromised, or overpriced homes inside the zone are now more negotiable. The school zone still adds value, but it no longer excuses every weakness. In simple terms: the GWSC premium remains, but the lazy premium is gone. Properties Outside GWSC Zone After Budget 2026 Outside the GWSC zone, the market is more exposed to broader buyer caution. Good family homes still sell, especially if they offer strong land, good condition, privacy, quiet street position, and value compared with homes inside the zone. Average homes outside the zone now need to be priced more carefully. They do not have the same school-zone urgency protecting demand. Investors are also more cautious because the post-budget tax environment makes low-yield established houses harder to justify. This does not mean every home outside the GWSC zone is weak. Some homes outside the zone are excellent purchases, especially if they are better located, better built, or better value than an average home inside the zone. But if a property outside the zone has nothing special, no land, no renovation, no rental yield advantage, no transport convenience, and no emotional owner-occupier appeal, buyers are now far more willing to walk away. GWSC Zone vs Outside Zone: Practical Market Comparison

Based in the Eastern Melbourne Suburb of Glen Waverley, we are actively helping buyers monitor and buy quality properties in the Eastern Melbourne Suburbs and South Eastern Melbourne Suburbs. The benefit of using a Local Buyers Agent (Buyers Advocate) Being local, we are in touch with what is going on in the local area. We know what the plans for the areas are, where the good areas are, where the major activities and major amenities are. You can be certain that the advice you receive from your local buyers agent will be as legit as the local neighbour. Why Should Buyers Use a Local Buyers Agent? Working with a local buyers agent is essential when purchasing property, especially in a competitive market like Melbourne. A local agent offers invaluable insights into the neighborhood, current market trends, and property values that you won’t find online. We have established relationships with local real estate agents, giving them access to off-market properties and opportunities that the general public may miss. A local buyers agent understands the nuances of each suburb, from school zones and transport links to future development plans, ensuring you make informed decisions tailored to your needs. Moreover, we are skilled negotiators, often securing better deals and protecting you from overpaying. By hiring a local buyers agent, you're not just gaining expertise; you're gaining a trusted advocate who works solely in your best interest. Our insider knowledge saves you time, money, and stress, helping you find the right property at the right price. What is the Most Important Benefit with using a local buyer's agent? Because we are local, our costs are lower. We do not have to spend unnecessary unproductive time travelling between locations. And we return this savings to our clients by having a special flat fee for buyers in our local area. Where can you find a flat fee Buyers Agent? If you are buying in one of these local Melbourne suburbs, you are automatically eligible for our flat fee special. One flat fee, no iffs, no buts. There is only 1 condition though. The residential property must be a under $1.8million. Which Suburbs Qualify for Our Local Area Flat Fee Buyer's Agent Services? Our flat fees special apply to: Monash 3147 - Ashwood Monash 3168 - Clayton Monash 3150 - Glen Waverley Monash 3166 - Hughesdale Monash 3166 - Huntingdale Monash 3149 - Mount Waverley Monash 3170 - Mulgrave Monash 3168 - Notting Hill Monash 3166 - Oakleigh Monash 3166 - Oakleigh East Monash 3150 - Wheelers Hill Whitehorse 3130 - Blackburn Whitehorse 3130 - Blackburn North Whitehorse 3130 - Blackburn South Whitehorse 3128 - Box Hill Whitehorse 3129 - Box Hill North Whitehorse 3128 - Box Hill South Whitehorse 3125 - Burwood Whitehorse 3151 - Burwood East Whitehorse 3131 - Forest Hill Whitehorse 3132 - Mitcham Whitehorse 3127 - Mont Albert Whitehorse 3129 - Mont Albert North Whitehorse 3131 - Nunawading Whitehorse 3127 - Surrey Hills Whitehorse 3133 - Vermont Whitehorse 3133 - Vermont South Knox 3153 - Bayswater Knox 3155 - Boronia Knox 3156 - Ferntree Gully Knox 3180 - Knoxfield Knox 3156 - Lysterfield Knox 3178 - Rowville Knox 3787 - Sassafras Knox 3179 - Scoresby Knox 3154 - The Basin Knox 3156 - Upper Ferntree Gully Knox 3152 - Wantirna Knox 3152 - Wantirna South Kingston 3195 - Aspendale Kingston 3195 - Aspendale Gardens Kingston 3196 - Bonbeach Kingston 3195 - Braeside Kingston 3197 - Carrum Kingston 3196 - Chelsea Kingston 3196 - Chelsea Heights Kingston 3192 - Cheltenham Kingston 3169 - Clarinda Kingston 3169 - Clayton South Kingston 3172 - Dingley Village Kingston 3196 - Edithvale Kingston 3202 - Heatherton Kingston 3190 - Highett Kingston 3194 - Mentone Kingston 3189 - Moorabbin Kingston 3195 - Mordialloc Kingston 3167 - Oakleigh South Kingston 3195 - Parkdale Kingston 3197 - Patterson Lakes Kingston 3195 - Waterways Casey 3177 - Doveton Casey 3802 - Endeavour Hills Casey 3803 - Hallam Casey 3805 - Narre Warren Casey 3804 - Narre Warren North Are there any extras not covered in the Flat Fee Buyer's Agent Services? This flat fee service is our complete end-to-end service. From search to negotiation, auction bidding, settlement and collection. As with our standard plans, it does not include other complementary services such as building and pest inspection, conveyancing, etc, which are outside our scope. We have trusted partners who are one of the best in their industries, and they usually provide preferential rates for our clients. If needed, we are more than happy to help organise one for you. What if you are buying outside our Flat Fee Service Zones? If you are buying just outside our flat fee service zones, give us a call. We are happy to discuss your needs and how we can assist. We might be able to extend our flat fee deal to you. We will look after you. What are Our Local Flat Fee Buyer's Agent Services? This local flat fee service is our complete end-to-end service. From brief-to-keys. We handle the search to negotiation, auction bidding, right up to keys collections. For this comprehensive privilege, our 2026 local flat fees are only $13,500 + GST. Will our Buyers Advocates Fees change in 2027? Yes. Unfortunately, due to a massive 30+% increase in fuel costs, licencing, insurance and compliance fees coming into effect in 2027, our 2027 Buyers Advocates Fees are expected to increase. Ideally, we would want to freeze our fees, but our low margin is unable to absorb the 30+% increase in costs. Our directors are still debating the final fees, but, this should not stop you from getting in and enjoying the low 2026 fees! :) How do you qualify for our flat fee buyers agent service? It's easy. If you are buying in one of the above local flat fee suburbs, get in touch as soon as possible. Our Flat Fees are limited to a couple of customers each month, and it might not last forever. We will discuss and explore if our buyers agent service is right for you and if you can benefit from our buying services. If you do, you could be owning your property in under 6 weeks. Get in touch today.