Search Results

For most novice property investors in Australia, “investing” means keeping up with the Joneses and buying a certain number of properties to win that bragging war at BBQs. Building sustainable financial freedom is often the ultimate goal in doing so, but very few (even seasoned investors) have a clear, written property investment exit strategy . Equally important (if not more) than buying is planning how you will exit . How do you know when a property has stopped performing? What will you do if it does? What happens if your goals change, or you need to free up equity or reduce debt? Or even, how do you know you have arrived? The exit strategy is often the missing piece in a property investor’s plan. What is the Exit Strategy in Property Investment? An exit strategy in property investment is a pre-planned process for liquidating your property investment to realize profits, pay off loans, or to transition to other goals, essentially deciding how and when to cash out your equity, whether by selling, refinancing, holding for income, or passing it on, ensuring you maximize returns and avoid forced sales. It’s the decision framework that guides how and when you cash out your equity ; whether by selling, refinancing, holding for income, or passing your assets to the next generation. Think of it as the end game of your property investment journey. It maps out where you want to end up and how you’ll get there. Importance of an Exit Strategy An exit strategy is an important component of your property investment journey and risk management. Property investment is not always a bed of roses. Even for the experienced, buying a dud or non-performing property is common. Situation changes, laws change, economies change. And there will be times that you need to review your investment portfolio. Having a clear exit strategy helps you identify the problems and decide what your next steps are: What types of properties should you buy and hold long-term? When should you sell? What can you do to maximise your returns on selling? How do you identify and manage underperforming properties? How do you reduce tax and debt? Why Exit Strategies Matter in Property Investment Every property journey has two transactional parts: Buy – identifying the right property, ownership structure, mortgage structure and buying process Sell (or exit) – knowing what to sell , when to sell and how to sell or restructure to maximise your returns Most investors obsess over the first stage and ignore the second until they’re forced into rushed decisions under pressure. A well-planned exit strategy helps you: maximise long-term returns minimise tax where possible manage and reduce debt avoid panic decision-making produce more reliable retirement income proactively restructure your portfolio as the market and your life change Successful investors know when they have arrived, and when they can start taking a step back and enjoy life. The Top 6 Exit Strategies for Property Investors in Australia In this article, we break down the six most common exit strategies used by property investors in Australia , and how the property advisors at Concierge Buyers Advocates helps investors review thei property portfolio objectively, identify underperformers, and plan their long-term outcome before buying their next property. Before we proceed. here is an Important disclaimer: Exit strategies discussed here are general and for educational purposes only. Do not act on this information without seeking appropriate, financial, tax, legal and property advice tailored to your personal situation. 1. Sell to Pay Down Debt (or Pay Off the Family Home) Selling one or more investment properties to pay down the mortgage on your family home is one of the most traditional and popular exit strategies in Australia. How it works You buy and hold quality investment properties, allow time for capital growth, then sell some of them to: pay off your family home clear other investment loans cash out a lump sum for retirement or lifestyle Many investors use the equity growth from two or three well-chosen properties to eliminate all home loan mortgage debt. Pros Simple and easy to understand Suitable for conservative and less-experienced investors Can remove a major source of financial stress Creates a debt-free base for retirement Cons Capital Gains Tax (CGT) may apply when you sell your investment properties Results depend heavily on buying the right properties in the first place Selling at the wrong time can reduce returns You lose the long-term passive rental income from the properties you sell 2. Pay Off One Property at a Time Instead of selling, some investors focus on paying down their investment loans gradually. How it works Switch to or maintain principal and interest (P&I) repayments Direct surplus cash, rent, offset savings and bonuses toward one target loan Once that property is paid off, redirect the improved cash flow to the next property Pros Builds wealth by steadily reducing debt Lowers financial stress as each loan is cleared Creates debt-free, income-producing assets you can hold for life Cons Can take decades, especially if rental income and wage growth are modest Requires disciplined savings and stable income More aggressive, growth-focused investors may find better uses for their capital 3. Live Off Rent and Equity (Long-Term Hold Strategy) Some investors plan to never sell . Their strategy is to buy well, hold long term and live off rental income and controlled equity releases . How it works This strategy suits properties that are: neutral or positive cash flow (after all costs) in strong rental demand areas capable of generating rising rents over time The goal is to eventually replace your income through property , using a mix of: inflation-linked rental income sensible refinancing (while still meeting serviceability tests) Pros No CGT triggered if you don’t sell or transfer You maintain ownership and control of all assets Provides predictable passive income in retirement Can work well for investors who start early and build steadily Cons Requires properties that grow in both value and rent, which rarely happens without very active asset selection and management Later-life refinancing can be difficult if serviceability is tight You may carry debt into retirement. Some investors hate this Investors starting later in life may not have enough time for growth and compounding to do the heavy lifting 4. Refinance to Expand Your Portfolio Another common strategy is to refinance and recycle equity instead of selling. This is more aggressive and carries much higher risk. How it works You refinance a high-performing property to unlock equity and use the released funds to: buy another investment property renovate to increase value and rent pursue development, subdivision, joint ventures or flips Pros Can accelerate portfolio growth when done carefully Lets you keep your existing assets while using them to fund new opportunities Can be highly effective in the right Melbourne and Victorian growth corridors Cons You are taking on more leverage and more risk Property selection, due diligence and feasibility become critical. One wrong property can lock you in debt forever. Development and flipping are hands-on and high risk Highly sensitive to interest rate rises and lending policy changes Requires strong cash flow and buffers while projects are underway 5. Portfolio Rebalancing: Sell Underperforming Assets Let’s be honest: not every property will perform. Some will underperform or become “toxic” , costing you hundreds of thousands over the years if you hold blindly. It is important to identify poor performers and nip this in the bud early, as the same compounding effect that helps you build wealth, and bring you down quickly as well. Regular portfolio reviews are essential so you can identify: low-growth, high-stress properties assets not suited to your exit strategy markets where your money could work harder elsewhere How it works You consider selling properties that: have shown weak or flat growth over a reasonable time frame are consistently cash-flow negative with low prospects of improvement require high maintenance or constant repairs underperform other assets in your portfolio You then reinvest the freed-up capital into stronger markets or more suitable properties. Pros Improves overall portfolio strength and resilience Reduces time and stress spent on problem properties Allows you to reposition into better locations or assets Cons CGT and selling costs may apply Requires good understanding of the market and timing You need the skills (or professional help) to correctly identify poor performers May involve engaging paid services from property, tax and legal professionals 6. Hand Your Portfolio to Your Children (Generational Wealth) For some investors, the priority is long-term family wealth , not personal consumption. The investment plan is to pass the portfolio to children or future generations. How it works Often this involves: holding properties in an appropriate trust or entity structure transferring control (not necessarily ownership) at the right time combining legal, tax and estate planning advice to reduce unnecessary tax and protect assets Pros Strong intergenerational wealth-transfer strategy Keeps assets and income streams within the family Can minimise tax and provide asset protection when correctly structured Children can continue benefiting from rental income and growth Cons Requires careful setup from day one Specialist legal and accounting advice is essential Children must be financially responsible or risks can increase Wrong structure or poor execution can still trigger tax issues later What is the Best Exit Strategy for You? There is no single "best" exit strategy . Every investor and property is different. The best exit strategy for investors like you depends on: your age and retirement timeline household income and job stability risk appetite and stress tolerance number and type of properties in your portfolio your current and future loan structures rental yields and capital growth trends your comfort with higher-risk projects or joint ventures Most successful investors use a combination of strategies, such as: selling 1–2 properties to pay down the home loan holding selected cash-flow assets long-term for passive income refinancing a high-growth property to fund the next purchase or a renovation And this combination, as well as the properties in the combinations will change as the property market or investment conditions change. A portfolio review will help you identify the best combination. Whoever pushes one single strategy or the same property to everyone has no idea what they are talking about and is acting more like a salesperson or spruiker than an adviser. The right exit strategy comes from: knowing what you already own understanding your goals and family plans regularly reviewing performance and risk adjusting your plan as life and markets change How Concierge Buyers Advocates Helps Investors Plan Their Exit At Concierge Buyers Advocates , we work with homeowners and investors across Victoria and Australia to: analyse your portfolio – growth, yield, debt, holding costs and risk identify which properties to keep, improve, refinance or sell determine the best disposal method to maximise returns, such as: renovate and sell subdivision or redevelopment knock-down rebuild joint venture options model different cash flow vs capital growth outcomes work with your accountant on CGT and other tax considerations help you align your next purchase with a clear exit strategy Before you buy or sell, a portfolio review and strategy session can save you years of trial and error. FAQs: Exit Strategies for Property Investors in Australia 1. When should I start planning my property investment exit strategy? Ideally from day one, before you buy. Your exit plan influences what you buy, how you structure the loan and whose name or entity you use. 2. Do I have to sell all my investment properties to retire? No. Many investors combine selling some properties, paying down debt on others and holding selected assets for long-term income. 3. How often should I review my exit strategy? At least every 12–24 months, or sooner if your income, family situation, interest rates or the property market changes significantly. Planning Your Exit Strategy? Whether you’re planning your first investment or reviewing an established portfolio, your exit strategy will determine your long-term results. Get your free session now: “Not sure which exit strategy suits your portfolio? Book a free 30-minute Exit Strategy Review with Concierge Buyers Advocates.” Book a free strategy call with Concierge Buyers Advocates and we’ll help you: map out your exit options stress-test your current portfolio plan smart next moves for 2026 and beyond

To win a property auction in Melbourne in 2026: get finance ready, complete contract/building checks, set your price limits, and control with confident, clear bids. There’s no cooling-off at auctions in Victoria, so be 100% prepared. If property passes-in, be prepared and ready to negotiate against a team of senior agents. If bids exceed your budget, be prepared to walk away immediately, to avoid emotional overpaying.  Yes, leave the auction. Do not fall into the trap of "wanting to know where the auction will end". Most bidders got sucked back into the auction to bid more, effectively over-extending their budget. Some bidders believe body language is important, but from experience, that is just a beginners way of staying relevant. Body language does not matter, as our buyers advocates will explain why. We will share their auction winning strategy, expose some auction myths, reveal the latest tricks bidders and agents use at auction campaigns and during auctions and how to counter them. But this is just the theory and the preparations needed to win the auction. This article will explain what each of these above steps means and how you do it correctly. In the Melbourne property market, it is common to see properties being listed for "Auction". Some say it is a "Melbourne thing". With almost every good property listed for "Auction", Melbourne buyers have no choice but to be prepared to bid at these property auctions. So, it begs these questions.. What do you need to know at auctions? How do you bid at auctions? What do you need to prepare before and during auctions? What strategies should you use at auctions? How do you win at the property auction? Based in Melbourne, our buyers advocates attend and bid at over a hundred auctions every year for our buyer clients. On a busy weekend, each agent could be bidding at between 3 to 5 auctions a day. We've seen and studied different strategies being used, all types of games and distractions, tactics used by bidders, agents and auctioneers to spice up the emotions at auctions. Auction techniques and tactics had evolved in recent years and we've seen some rather creative strategies used by the auctioneer, sales agents and bidders during auctions recently. So, we've released this new guide for 2025/2026, to help property buyers beat the competition and grab the property you want at auctions. What is An Auction? An auction is a public sale where a seller offers the property and prospective buyers compete by placing bids, with the highest bidder winning and securing the item at the fall of the auctioneer's hammer. Auctions are facilitated by licenced Auctioneers, and can occur in-person or online and are governed by specific rules and a set date and time. The seller sets a confidential reserve price, and the property is sold to the highest bidder once then bidding reaches the reserve price and the auction declared it " SOLD ". What Do You Need to Know About Auctions? Auctions are emotionally charged, tension filled 20-30 mins that ultimately determines who buys the property. At times, the bids may be slow, with long delays between bids, while at times, the bidding can be fast, in large increments and with split seconds counter-biddings. The pace is usually facilitated by the Auctioneer, and a few strong buyers advocates and seasoned bidders at the auction. It is important to know that, in almost all states in Australia, properties bought at auctions are unconditional.   This is especially true in Melbourne and Victoria. There are no cooling off periods, and there is no walking away, if you win the auction. Bidders should also know it is illegal to disrupt an auction. Your bid at the auction, is legally binding. There is no backing out . How to Win Property Auctions? To win at auction, particularly in the competitive Melbourne property markets, requires a combination of preparation, strategic bidding, emotional control and skills. Key strategies include setting a firm budget, understanding the property's real value, and having a bidding strategy that maximises your chances of winning without overpaying. In this article, we'll show you how to win the property at auctions. Good preparations are critical to winning the key to your dream house at the auction, and here's how you do it: How Do You Prepare for Auctions? Step-by-Step Guide Given the high stakes involved at auctions, how do you prepare for the auction? How should you prepare correctly for the auction, and to prevent yourself from some serious, unintended consequences? While some suggests that you need a lot more preparations, there are only 3 important steps you need to prepare: 1. Do Your Due Diligence Doing your due diligence is critical to preventing yourself from buying a property that doesn't meet your needs. Understand what you want from the property, why you want the property and your plans for the property. Our experienced buyers advocates will help buyers understand the local property market. This will help you understand what other buyers will pay for the property. What due diligence do you need to do before the auction? If you are a home buyer intending to live in the property, questions you need to ask yourself include: Do you like the location? Does it have the right amenities? Does it have the right school, transportation, environment you want? If you are an investor and intend to put the property on the rental market, find out: What rent can the property fetch on the rental market? What are the vacancy rates? How long will it take for you to find a tenant? Is the property in the right location for the types of tenants you want? Does the property meet the minimum rental standards in Victoria? If you are a develo per and intend to develop the property, ask yourself: Will the site give you the returns you're looking for? What types of properties do buyers want to buy in that location? What is the best use of the land to give you the best returns? Does it have the right zoning, overlays, council plans, features? If you are loaded and just want that property , determine: What price will knock out all other bidders? Will the agent accept an 'irresistible offer' before the auction? 2. Know the Real Price of The Property Most buyers wrongly believed the price guide in the Statement Of Information (SOI) provided by the sales agent. While the legal purpose of the SOI is to give buyers an indication of the price for the property, sales agents are increasingly using it as a marketing tool and the price range mentioned in it is usually very different from what bidders will bid at the auction. How to price a property like a professional This is the secret no agents want you to know. With experience and good research, this few steps should be relatively easy: Understand what other buyers are willing to pay for the property. Find out what other properties in the area are sold for. If your research shows a very different price from the price guide (SOI), ask the agent why have they given a very different price in the guide. There could be a gold plated toilet in the house. Or a major termite infestation. Or a history of flood and/or water damage. But don't be surprised if the agent simply give you a standard, vague answers like "that's based on what our sales agent think. We cannot predict what buyers are prepared to pay at the auction"... That is just agent speak for... "do your own homework".. A dead give away that the guide are not to be trusted. A good independent buyer's advocate who knows the area, location, and buyer demographics, etc, will be able to give you an accurate appraisal before you bid. If they cannot, you are no better than buying on your own. At Concierge Buyers Advocates, we combine our understanding of the area with our data analytics, to produce a Real Market Appraisal for all properties we shortlist. With the exception of a few outliers, we have been able to accurately estimate the selling price of the property. If you need help, our guide to determining the value of a property will give you some ideas. 3. Know Your Budget With the preparations done, setting your budget is the next critical homework you need to do. The above helps you understand what the property market say. This next step helps you set your budget. Budget is critical. Always remember, buying at auction is unconditional. You CANNOT  back out, if you win the auction. Make sure you: Know how much you can afford to pay. Know your serviceability. Have sufficient funds for the 10% deposit. Have the appropriate way to pay the required deposit on the day of auction. Always be prepared. Always assume you will win the auction. Our auction bidding service helps you prepare and lets you know what others are likely to pay, and the fair price for the property. With these information, determine what the property is worth to you. Set yourself 2 limits. Limit 1 . The price you are willing to pay for the property. Limit 2 . The   absolute maximum price  you are willing to pay for the property. A good test to know if you've set the right Limit is asking yourself "if you lost the property by $100, will you regret walking away". If these two numbers are less than what you believe other buyers are likely to pay at the auction, maybe this is the wrong property for you. You might not even need to turn up at the auction. You can save yourself some time and focus on the next property in your shortlist. Or you can still attend the auction. You might win it for a good price if there are no other bidders. In a hot sellers' market, this scenario is highly unlikely to happen though. We will tell you why later. A Honest Word of Advice ..:  Intentionally under-bidding, hoping to grab a bargain is just going to waste your own time, the agents' time and everyone else' time. You are reducing your own credibility and creating a bad impression amongst the agents and buyers in the area. Another reason why this won't work is this: All properties at auctions have a reserve price . This reserve price is set at what the vendor and sales agent think is fair price for the property. So, even in the unlikely scenario where you're the only bidder, you will still be expected to pay at least around the reserve price anyway. 4. Stick to your budget. With the above preparations done, you are now ready for the auction. On the day of auction, arrive early. In Melbourne, the listing agent would usually have one final open for inspection just before the auction. Turn up, do one last inspection, check-in with the agent and confirm you will be bidding at the auction. Then revisit your budget numbers. Review your target price, and your walk-away price. Only change them if new, material information emerges (eg, building issues resolved, or there are new damages or concerns. You have one last chance to review and revise, if you need to. Do not adjust for nerves or FOMO . You should not have the need to adjust the numbers if you have prepared sufficiently. Experience tells us, solo/DIY bidders often change the budget at this very last minute, and regret it later. It is ok, if you need to change. But It is NOT  ok if you change because you want to. If you want to change the limit at this very last minute, experience tells us, you will very likely walk away from the auction with regrets: If you win the auction, you will be wondering if you have overpaid. If you lost the auction, you will be blaming yourself for not spending that extra $100. Stay disciplined to your price limits, or have a Melbourne Buyers Advocates shield you from the emotions and stress and bid for you. Auction Day Bidding Tactics Many have also ask what our preferred auction strategies or bidding styles are. Some common theories advocated by some buyers include: Auction Dos and Don'ts 1. Be Confident (and Be Prepared) Auctions are high-pressure. Even seasoned real estate agents would avoid auctions, if they can. Be prepared for the pressure and emotions during the auction. Practice, practice, practice and be comfortable. Bid with a clear, loud voice. If you're naturally soft-spoken, or you are not confident in public speaking, you can get an assisting sales agent to help you. Remember, the assisting agent is working FOR the vendor, AGAINST you, the buyer. Their role is to stir your emotions so you offer your last dollar. Some commonly used techniques include: "Another $1000 will knock the other bidders out", "Put in a $5000 knock-off bid. This should scare the other bidders." "I know them. They are near their limit. Another $3000 will win it." The auction bidding service at our Buyers Advocacy agency shield buyers from these emotions during the auctions and helps our clients win the auction confidently. We make our role known to the auctioneer and prefer assisting agents stay away som, we can follow our strategy, not the pressure. 2. Power Dressing Some believed power dressing helps portray a sense of confidence. Having attended and bidded at hundreds of auctions, Louis Vuitton, Gucci, Lamborghini do nothing to help buyers win auctions. Ultimately, the amateur's body language always give themselves away. We've seen buyers winning auctions in shorts and sandals. If anything, being overdressed helps other bidders identify who the rookie is... 3. Body Language (and Poker Face) Body language is by far more important than anything else. But relying solely on body language can and will mislead you too. Heard of "Poker Face"? A Poker Face can be trained. So can the "Nervous Face". We've seen "Poker Faces", or the "Aggressor Faces" lost at auctions. We will tell you why at the end of this guide. Our buyers agents are trained to study the bidders and auctioneer and we adapt our bids, bidding strategy and body language to the situation. 4. Using Big Bid Increments Some say big bid increments will scare the competition and let you create the sense of deep pockets. It is partially true. But this only work against amateur competitors. Only amateur bidders will think twice about beating your bid. Use this strategy with caution. Used at the wrong time, this bidding strategy will backfire badly. We've seen someone put in winning mega bid increment, knocking out all other bidders. Secretly, we believe he overpaid badly for the property. 5. Using Small Bid Increments Small bid increments is another tactic used by most rookie bidders because they fear overpaying. It is also used by professional bidders to extend the auction. Used correctly, it can expose the stealth bidders, and also creates the impression of a bottomless budget, as the bidder seems to be able to find an extra $100 from thin air. It can be used to scare the amateur bidders. What is the Latest Auction Tactic in 2025 and 2026? Will it work? Last Minute Sniper Bid In recent years, we are seeing a growing number of bidders staying silent through most of the auction and then jump in at the final call, just as the auctioneer reaches “first, second, third…”. The "sniper" bidder's goal is to disrupt momentum, and save "face" if they are priced out early. In a tight Melbourne market, where good homes draw crowds, this tactic lets you observe the room, and conserve energy, provided you are not priced out before you speak. The Benefits of Placing Last Minute Auction Bids: Your "feel good" factor. You keep your price secret, avoid being dragged into an early bidding war, and a well-timed, confident bid can rattle inexperienced bidders. That said, it’s not a safeguard against overpaying . Professional bidders, such as buyers advocates, attend auctions, prepared to win and won’t be spooked. Buyers advocates like us attend hundreds of auctions every year, and this is child's play. The real benefit of this tactic is face-saving . You lose quietly, without revealing you've failed to win the auction. The Risks of Placing Last Minute Auction Bids: Risk of mis-timing is high. No one knows you are going to bid, and no one will prompt you. The hammer can fall before you speak, and if the property is passed in and you weren’t the highest active bidder, you will lose the first right to negotiate. A skilled auctioneer build momentum, encourage competitive bidding, by changing bid increments, or pausing. So there really is no guarantee of a bargain. If you try this, always stand front and centre. Make yourself visible, bid loudly and clearly. And, as usual, do your due diligence beforehand. Will Last Minute Bid Work? No. As above, we had won in many auctions where sniper bids were used. While the last minute nature will surprise amatuer bidders, professional bidders are unfazed by them, and it does nothing to help these "sniper bidders" win the auction. When you encounter sniper bidders, stay calm. They are no different to any other bidders. They have their budget, and you have yours. Stay focus, stay calm and bid. They are just another bidder with "feel-good" tactics. The Truth About Auctions: There is No One "Sure-Win" Strategy After bidding at hundreds (if not thousands) of auctions in Melbourne, one thing is clear: Preparation Wins. Having seen and studied how bidders of all experience levels use their "auction strategies", we can sadly confirm there are no fool-proof or sure-win strategies. As professional auction bidders, we read people. We analyse and profile each bidder, study their bids and we adopt our strategies or combination of strategies to counter them. We use a combination of big increments and small increments, fake a nervous face, etc, to control the auction pace, to test and antagonise other bidders, and, sometimes, to entertain the crowd. Want calm, disciplined execution on the day of auction? Let our Melbourne Buyers Advocates work with you, set the ceiling, run the strategy, and bid for you, so you do not overpay or walk away wondering “what if.” Paying the Deposit at Auctions in Melbourne So, you've won the auction. It is now time to pay the deposit. In Melbourne, the common methods to pay the deposit at auctions are: Bank transfers - A straight forward transfer initiated by the winner, into the real estate agent's trust account. DEFT deduction - A scheduled debit initiated by the real estate agent from your nominated bank account. Cash in Suitcases - Yes, you can still pay with cold hard cash if you prefer. However, this is not something we would recommend for obvious reasons. What if the Property is Passed in at the Auction? Will an auction always end with a winner? No. It does not. If the highest bid during the auction is still less than the reserve price, the auction is unsuccessful. This is called "passed in" at auctions, and the property is unsold. If you are still interested in the property, this article will tell you how to buy properties passed in at auctions . What if Your Finance Fell Through for the Property You Bought at Auction? Your finance can and do fall through for various reasons: The property is in a location or wrong type blacklisted by the bank/lender. You have seriously overpaid. You cannot afford the property When this happens, you are in deep trouble. Because properties bought at auctions are unconditional, you will, unfortunately, be legally required to buy the purchase. The vendor can legally force you to buy it, or they can seek compensation for any loss they may have occurred if you cannot settle. This is why discipline and getting the auction process right is important , to prevent yourself from overpaying. Auctions are Just Games. Here's why. At the end of the day, auctions are just games. Over 90% of the auctions end within our appraised price range of the property. That means, if buyers do not want to overspend, you should do your homework and prepare for auctions. It doesn't matter what auction bidding strategies or styles you use, price, budget and the other competing bidders ARE still the determining factors. Why do Real Estate Agents Prefer Auctions in Melbourne? In Melbourne, Real estate sales agents prefer auctions, as it is easy to sell properties through auctions. Property sold are unconditional, and there's no cooling off period. So, there's no risk that the buyer will walk away after their offer is accepted, and leaving the property unsold. It is a straightforward process for the real estate agents. They just want to sell the property unconditionally once and for all, get their commissions, and move on. No to and fro with the vendors and buyers negotiating prices, etc Do Buyers Agents Prefer to Buy At Auctions? It depends on our assessment of the property and its popularity. Depending on a few factors, there are situations where we prefer auctions, and also situations where we prefer private sale. Winning Auctions in Melbourne FAQ Is there a cooling off period after an auction in Victoria? No; cooling off period does not apply in auctions. Be 100% ready before bidding. How much deposit do I pay at a Melbourne auction? Usually 10%, sometimes negotiable by prior arrangement. What happens if a property is passed in at auction? The highest bidder will have first rights to negotiate with vendor after the auction. Can a buyer’s agent bid for me in Melbourne? Yes; they can strategise, bid and negotiate post-auction. Buyers Should Do Their Homework and Prepare for the Auctions Every buyer must prepare for the auctions. Even if they are not prepared, they are actually prepared to overpay or lose the bid. You only have that one chance to try to buy the dream property, and your offer is unconditional. Having the property inspection and sale contract reviewed is the bare basic. We explain why a building inspection and contract review is critical in this article . Doing the right homework and due diligence with the right data; and having a good understanding of the market, the property and who the potential buyers are will help you either put in your winning bid or walk away satisfied, knowing you have done your best. After all, you probably do not want to beat an over-bidder, at an auction. Need a Professional Auction Bidder for the Auction? If you are attending an upcoming auction, but you feel you do not have the confidence to bid or do not know what you need and how you should prepare for the auction, it might be worthwhile engaging our auction bidding service . Our professional Auction Bidding Service is popular with hands-on property buyers who are either unable to bid or not confident to bid at auctions. We provide auction biddings for up to 3 auctions, helps our clients prepare for the auction, and shields our clients from the pressure and emotions during the auction. Last but not least, good luck with the auction. Get in touch if you want to learn more. More home and investment property buying news and tips here .

Short answer: Usually yes, once a binding contract is formed – but the key is when that actually happens. This is where most people (and plenty of agents) blur the line. And remember, auction terms can vary by state, so I'll focus on Melbourne and Victoria and keep it practical. This is general info, not legal advice – for anything hairy, you’d still want a property lawyer. Understanding the Auction Process in Victoria 1. An Auction Is Not a Contract Legally, the auction event is just a way to find a buyer and a price. The binding part is the contract of sale. At a standard residential auction: The vendor signs the contract before the auction starts. The contract is on display. The highest bidder, when the hammer falls, is taken to have agreed to buy on those terms. They sign immediately and pay the deposit. Once that’s done, you have what the law cares about: ➡️ a signed, written contract between vendor and purchaser. From that point, the vendor is legally required to honour it , just like the buyer is. If the vendor refuses to settle, they’re potentially in breach of contract. 2. The Crucial Distinction: “Over Reserve” vs “Binding Sale” There are two separate questions: Has bidding gone over what the vendor said their reserve was? Has the property been formally sold to you? Those are not the same thing. A few realities: The vendor can and do change their reserve before the property is announced “on the market”. You could be over the original reserve, but if the auctioneer never says “on the market” and never knocks it down, no sale is formed. Until the hammer falls and contracts are signed, there’s no binding obligation on the vendor to sell to you at that number. So: Over reserve but not called “on the market” + no fall of the hammer → Ugly, but usually no contract yet. Announced “on the market” + hammer falls in your favour + contract signed → Binding contract; vendor is legally committed. 3. Once the Hammer Falls and the Contract Is Signed In the normal clean scenario: Auctioneer declares “we are on the market and selling”. Bidding finishes, hammer falls. You sign the contract and pay the deposit. At that point: The vendor is legally required to complete settlement on the agreed terms. If they refuse, you can (through a lawyer): - Pursue specific performance (forcing them to complete), and/or - Seek damages (your losses caused by their breach). In practice, vendors very rarely try to back out after a strong auction result. The legal risk is significant, and their sales agents will go ballistic. They only get paid if it settles. 4. Dodgy Case: What If They Try to Walk After the Hammer? If: The property is clearly called “on the market”, The hammer falls to your bid, You’re ready, willing, and able to sign and pay the deposit, and The vendor suddenly refuses to go ahead, then you’re in “get a lawyer now” territory: You’d want a solicitor to review all the facts quickly. If they agree a contract was formed, they can fire off a very firm legal letter. Ultimately, it’s a Supreme Court/County Court–type issue if it escalates. But again, this is very rare. The more common games are played before the hammer, like moving reserves, not calling “on the market”, or passing in and trying again. 5. So, Are They “Legally Required” to Honour It? Put simply: Before the hammer falls and before contracts are signed: ❌ No, the vendor is not legally required to sell to you, even if bidding has gone above some earlier “reserve” they mentioned to the agent. After the hammer falls in your favour, the property has been announced “on the market”, and the contract is signed: ✅ Yes, the vendor is legally required to honour the contract (just like you are). The law cares about the signed contract , not your impression of “we went over reserve, so they must sell”. Additional Considerations for Buyers Understanding Your Rights As a buyer, it's crucial to understand your rights during the auction process. Knowing when a binding contract is formed can save you from potential pitfalls. Always be prepared to act swiftly if things don’t go as planned. The Importance of Legal Advice Engaging a property lawyer can provide peace of mind. They can help you navigate the complexities of auction terms and ensure that your interests are protected. This is especially important in a competitive market where every second counts. Tips for a Successful Auction Experience Do Your Research : Before the auction, research the property thoroughly. Understand its value and the local market. Set a Budget : Determine your maximum bid beforehand. Stick to it to avoid overspending in the heat of the moment. Stay Calm : Auctions can be intense. Keep your composure and don’t rush your decisions. Conclusion Navigating the auction process in Victoria can be tricky, but understanding the key elements can make it easier. Remember, once the hammer falls and the contract is signed, the vendor is legally bound to honour the sale. So, arm yourself with knowledge and don’t hesitate to seek legal advice when needed. And if you’re looking for expert guidance, consider reaching out to Concierge Buyers Advocates . We aim to be the go-to expert for property buying in Melbourne, helping you secure your dream home or investment property at the best price. With the right support, you can navigate the auction process confidently and stress-free. Happy bidding!

Investing in property in Melbourne can feel like navigating a maze. With so many suburbs, market trends, and financial considerations, where do you even start? Don’t worry - I’m here to walk you through the essentials with a friendly, no-nonsense approach. Whether you’re eyeing your first investment or adding to your portfolio, these Melbourne investment tips will help you make confident, informed choices. Melbourne Investment Tips: What You Need to Know First things first, let’s talk about location. Melbourne is a sprawling city with diverse neighbourhoods, each offering unique opportunities and challenges. From the bustling inner-city areas to the quieter suburbs, your choice of location will impact your rental yield, capital growth, and tenant demand. Here’s what I recommend: Research growth corridors: Areas like Wyndham, Melton, and Craigieburn have been growing rapidly. These suburbs often offer more affordable entry points and strong potential for capital gains. They are, however, not for investors expecting short term profits. Look for infrastructure projects: New transport links, schools, and shopping centres can boost property values. Keep an eye on government announcements. Consider lifestyle factors: Proximity to parks, cafes, and good schools attracts tenants and future buyers alike. Remember, a property in a great location but overpriced won’t deliver the returns you want. Balance is key. Melbourne suburb street view What is the 2% Rule for Property? You might have heard about the 2% rule in property investing. It’s a quick way to gauge whether a rental property will generate enough income to cover expenses and provide a decent return. Here’s the gist: The monthly rent should be at least 2% of the property’s purchase price. For example, if a property costs $500,000, the rent should be around $10,000 per month to meet the 2% rule. Sounds simple, right? Well, in Melbourne’s current market, hitting the 2% mark can be tough, especially in inner-city areas where property prices are high but rents don’t always keep pace. So, what’s the takeaway? Use the 2% rule as a guideline, not a strict rule. Focus on properties that offer a good balance of rental yield and capital growth potential. Sometimes, a slightly lower yield is acceptable if the property is in a high-growth area. Financing Your Melbourne Investment Property Getting your finances in order is crucial before you dive into the property market. Here’s what I always advise: Get pre-approval: Knowing your borrowing capacity helps you act fast when you find the right property. Understand your loan options: Fixed vs variable rates, interest-only loans, and principal-and-interest loans all have pros and cons. Factor in all costs: Stamp duty, legal fees, inspection costs, and ongoing expenses like council rates and maintenance. Consider your cash flow: Can you cover mortgage repayments during vacancy periods or unexpected repairs? A chat with a mortgage broker or financial advisor can save you headaches down the track. They’ll help tailor a loan structure that suits your investment goals. Calculating finances for property investment How to Choose the Right Property Type Melbourne offers a variety of property types - apartments, townhouses, detached houses, and even commercial spaces. Each has its own investment profile. Apartments: Often more affordable and easier to maintain. Great for first-time investors or those wanting to enter inner-city markets. But watch out for high body corporate fees and potential oversupply. Townhouses: A middle ground offering more space and often better capital growth than apartments. Houses: Typically attract long-term tenants and families. They usually have better capital growth but come with higher purchase prices and maintenance costs. Ask yourself: What’s your investment horizon? Are you after steady rental income or long-term capital growth? Your answers will guide your choice. Why You Need Professional Help Navigating Melbourne’s property market can be overwhelming. That’s where expert advice comes in. A buyers advocate or property consultant can: Help you find properties that match your criteria. Negotiate the best price and terms. Provide insights on market trends and suburb performance. Manage the buying process to reduce stress. If you want to make the most of your investment, consider tapping into professional expertise. It’s an investment in itself that can pay off handsomely. For tailored investment property advice Melbourne , you can rely on specialists who know the local market inside out. Keeping Your Investment on Track Once you’ve secured your property, the work doesn’t stop. Here are some tips to keep your investment performing well: Regularly review your rent: Ensure it stays competitive with the market. Maintain the property: A well-kept home attracts quality tenants and reduces vacancy. Stay informed: Keep up with changes in property laws, tax regulations, and market conditions. Plan for the long term: Property investment is a marathon, not a sprint. By staying proactive, you’ll protect your asset and maximise returns. Investing in Melbourne property is an exciting journey. With the right knowledge, a clear plan, and a bit of patience, you can build a portfolio that supports your financial goals. Remember, every great investment starts with smart decisions - and now, you’re well on your way. Happy investing!

Buying your first home in Australia is an exciting journey, but it can also feel like navigating a maze. There’s so much to consider—from budgeting and loans to choosing the right location and understanding government grants. Don’t worry, I’m here to walk you through it all with clear, practical advice and a sprinkle of humor to keep things light. Ready to dive in? Let’s get started! Understanding the Basics: What Every First-Time Buyer Should Know Before you start scrolling through endless property listings or attending open houses, it’s crucial to get your head around the basics. Buying a home is one of the biggest financial decisions you’ll make, so understanding the process will save you stress and money. Here’s what you need to know upfront: Budgeting: Know how much you can realistically afford. This includes your deposit, loan repayments, and ongoing costs like council rates, insurance, and maintenance. Loan Pre-Approval: Getting pre-approved for a mortgage gives you a clear idea of your borrowing power and shows sellers you’re serious. Government Grants and Incentives: Australia offers several schemes to help first home buyers, such as the First Home Owner Grant and stamp duty concessions. Choosing the Right Property: Consider your lifestyle, future plans, and the property’s potential for growth. Remember, it’s not just about finding a house you love—it’s about making a smart investment for your future. Modern Australian suburban house with garden First-Time Home Buyer Tips: Navigating the Market with Confidence Now that you’ve got the basics down, let’s talk about some practical tips to help you navigate the property market like a pro. 1. Do Your Homework on Locations Location is everything. As a home buyer, the key criteria is usually proximity to work, schools, public transport, and amenities. Also, research the suburb’s growth potential. Are there upcoming infrastructure projects? Is the area becoming more popular with young families or professionals? These factors can influence your property’s value down the track. 2. Inspect Properties Thoroughly Don’t just fall for the pretty facade. Attend multiple inspections, ask questions, and consider hiring a professional building inspector. They can spot issues you might miss, like structural problems or pest infestations. 3. Understand Your Loan Options There’s more to home loans than just the interest rate. Look at loan features like offset accounts, redraw facilities, and fees. Speak to a mortgage broker who can tailor options to your needs. 4. Don’t Rush the Process But Don't Drag Buying a home is a marathon, not a sprint. Take your time to weigh up your options, negotiate, and get advice. It’s better to wait for the right property than to rush into a decision you might regret. However, in a sellers market, delays in decision making can often result in losing out on the home your love. You need discipline. Discipline to check thoroughly. 5. Factor in All Costs Beyond the purchase price, budget for stamp duty, legal fees, moving costs, and any immediate repairs or renovations. By following these tips, you’ll be well on your way to making a confident, informed purchase. Financing Your First Home: What You Need to Know Money matters can be tricky, but understanding your financing options is key to a smooth buying experience. Saving for a Deposit Most lenders require a deposit of at least 5-20% of the property price. The bigger your deposit, the better your loan terms and the less you’ll pay in lenders mortgage insurance (LMI). Government Assistance Did you know there are grants and schemes designed to help first home buyers? The first home buyer guide australia is a fantastic resource to explore options like: First Home Owner Grant (FHOG): A one-off payment for eligible buyers purchasing a new home. Stamp Duty Concessions: Reduced or waived stamp duty in some states. First Home Loan Deposit Scheme: Allows eligible buyers to purchase with a deposit as low as 5% without paying LMI. Choosing the Right Loan Fixed or variable interest rates? Interest-only or principal and interest repayments? These choices affect your monthly budget and long-term costs. Chat with a mortgage broker or financial advisor to find the best fit. Getting Pre-Approval Pre-approval is like a golden ticket. It tells you exactly how much you can borrow and strengthens your position when making an offer. Financial planning for first home purchase The Buying Process: Step-by-Step Guide Let’s break down the buying process into manageable steps so you know exactly what to expect. Step 1: Research and Budget Start by setting your budget and researching suburbs that fit your lifestyle and financial goals. Step 2: Get Pre-Approval Secure pre-approval from your lender to understand your borrowing capacity. Step 3: Start House Hunting Attend open homes, inspect properties, and shortlist your favourites. Step 4: Make an Offer Once you find the right property, make an offer. This can be through private treaty or auction. Step 5: Conduct Due Diligence Arrange building and pest inspections, review contracts, and seek legal advice. Step 6: Finalise Your Loan Submit your formal loan application and provide all necessary documents. Step 7: Exchange Contracts and Pay Deposit Once contracts are signed, you’ll pay a deposit (usually 10%). Step 8: Settlement On settlement day, the balance of the purchase price is paid, and you get the keys to your new home! Taking it step-by-step helps keep the process clear and manageable. Tips for Negotiating the Best Deal Negotiation can be intimidating, but it’s a skill worth mastering. Here’s how to get the best price: Do Your Research: Know the market value of similar properties in the area. Be Ready to Walk Away: Sometimes the best leverage is being willing to say no. Use Your Pre-Approval: Sellers prefer buyers who are financially ready. Consider Conditions: You might negotiate for repairs or inclusions like appliances. Stay Calm and Polite: A friendly approach often works better than aggressive tactics. Negotiation isn’t about winning a battle; it’s about finding a deal that works for everyone. Settling In: What to Do After You Buy Congratulations! You’re officially a homeowner. But the journey doesn’t end at settlement. Set Up Utilities: Arrange electricity, gas, water, internet, and other services. Change Your Address: Update your details with banks, government agencies, and subscriptions. Plan Your Move: Organise movers, pack smartly, and notify friends and family. Get to Know Your Neighbours: Building good relationships can make your new community feel like home. Budget for Ongoing Costs: Keep track of mortgage repayments, maintenance, and unexpected expenses. Owning a home is a rewarding experience, but it requires ongoing care and attention. Buying your first home in Australia is a big step, but with the right knowledge and support, it’s absolutely achievable. Whether you’re dreaming of a cosy Melbourne terrace or a modern apartment in Sydney, this essential guide has you covered. Remember, you’re not alone—there are experts ready to help you every step of the way. So take a deep breath, stay informed, and get ready to unlock the door to your new home! If you want to explore more detailed advice, check out this first home buyer guide australia for comprehensive resources tailored to your needs. Happy house hunting!

If you’ve been keeping an eye on the property scene in Melbourne, you’ll know it’s a rollercoaster ride. Whether you’re hunting for your first home, scouting for an investment, or just curious about what’s happening, understanding the latest trends can make all the difference. So, let’s dive into the Melbourne property market trends and unpack what’s really going on. Understanding the Current Property Market Trends in Melbourne Melbourne’s property market is a fascinating beast. It’s influenced by everything from government policies to global economic shifts, and even local lifestyle changes. Right now, we’re seeing a mix of factors shaping the market: Interest rates : The Reserve Bank’s moves on interest rates have a direct impact on borrowing costs. Lower rates usually mean more buyers jumping in. Supply and demand : Melbourne has been grappling with housing supply shortages, especially in popular suburbs. Population growth : As Australia’s second-largest city, Melbourne attracts a steady stream of new residents, which keeps demand high. Lifestyle shifts : Post-pandemic, there’s been a noticeable trend towards homes with more space, both indoors and outdoors. These elements combine to create a dynamic market that’s both challenging and full of opportunity. Are House Prices in Melbourne Dropping? This is the million-dollar question, isn’t it? The short answer: it depends on where you look and what type of property you’re interested in. After a period of rapid growth, some areas have seen prices stabilise or even dip slightly. But don’t let that fool you into thinking the market is crashing. Here’s what’s happening: Inner-city apartments : Some price softening due to oversupply and changing buyer preferences. Detached houses in growth corridors : Prices remain strong, driven by families seeking space. Luxury market : Holding steady, with selective buyers looking for premium properties. If you’re wondering whether now is the right time to buy, consider your personal goals. Are you after a long-term home or a quick investment flip? Melbourne’s market is nuanced, so a tailored approach is key. What’s Driving Buyer Behaviour in Melbourne? Understanding buyer behaviour is like having a secret weapon. Right now, buyers are more cautious but also more informed. Here’s what’s influencing their decisions: Value for money : Buyers want properties that offer good potential for capital growth and rental yield. Location, location, location : Proximity to transport, schools, and amenities remains a top priority. Sustainability features : Energy efficiency and eco-friendly designs are increasingly attractive. Flexibility : Homes that can adapt to work-from-home setups or multi-generational living are in demand. For investors, this means looking beyond just the price tag. Think about the lifestyle and future-proofing your purchase. How to Navigate the Melbourne Property Market Successfully Navigating this market can feel like trying to find your way through a maze. But with the right strategy, you can come out ahead. Here are some tips: Do your homework : Research suburbs thoroughly. Look at recent sales, rental yields, and future development plans. Get pre-approved for finance : Knowing your budget upfront gives you a competitive edge. Work with experts : A buyers advocate can help you spot opportunities and negotiate the best deal. Be patient but decisive : Don’t rush, but when the right property comes along, be ready to act. Consider off-market properties : Sometimes the best deals aren’t listed publicly. Remember, buying property is a marathon, not a sprint. Staying informed and flexible will serve you well. What Does the Future Hold for Melbourne’s Property Market? Predicting the future is always a bit of a gamble, but we can make educated guesses based on current data and trends. Here’s what I’m keeping an eye on: Infrastructure projects : New transport links and urban renewal projects will boost certain suburbs. Population rebound : As international borders fully reopen, expect a surge in demand. Technology integration : Smart homes and digital platforms will change how we buy and live in properties. Government incentives : Keep an eye on grants and policies that could affect affordability. If you want a deeper dive, check out this melbourne property market analysis for a comprehensive overview. Making the Most of Melbourne’s Property Market So, what’s the takeaway? Melbourne’s property market is vibrant and full of potential, but it requires a savvy approach. Whether you’re buying your first home or expanding your investment portfolio, staying informed and working with trusted professionals can make all the difference. Here’s a quick checklist to keep you on track: Define your goals clearly. Understand the market trends in your target area. Secure your financing early. Don’t be afraid to ask for help. Keep an eye on future developments and policy changes. With these steps, you’ll be well on your way to making a smart, confident property purchase in Melbourne. If you’re ready to take the plunge or just want to chat about your options, remember that expert advice is just a call away. Happy house hunting!

The Real Estate Industry is full of industry jargons and words being used creatively by our friends in the real estate agents. In this blog, our buyers advocates will discuss the most commonly used terminologies, explain what they are, what they mean, and what what should you do, when you come across them. While we attempt to cover most of the commonly used real estate words and phrases, we might inadvertently leave out some. If there are any which you are unsure, do feel free to drop us a comment or text, and we will explain them. Now, let's jump straight into it. Real Estate Jargons - and what they mean Appraisal An appraisal on the property is an estimate of how much the home can sell for. This is similar but different from a Valuation of the property. This article explains the difference between an appraisal and a valuation in more details. Appreciation Appreciation is the amount a home increases in value over time. Some may call it growth. Assessed Value An assessment is used to determine how much taxes or council rates the owner of a property will pay. An assessor calculates the assessment of a home’s value by looking at comparable homes in your area and reviewing an inspection of the home in question. Auction Property is scheduled for auction. Auction is a process where interested parties gather and make offers for the property. This article will further explain what an auction is, what you should do, and how you can beat the auctioneer at the auctions . Auction - Offers Accepted Prior Property is scheduled for auction. There is a chance the real estate agents and owners may accept offers prior to the scheduled auction. Auction - Unless Sold Prior Property is scheduled for auction. There is a chance the real estate agents and owners may accept offers prior to the scheduled auction. Best and Final Offer (BAFO) A common variation of the Closed Auction, this closed auction requires buyers to make their best and final offer (BAFO) for a property they are interested in. Learn how this works, and how to beat crowd and emerge as the champion here . Boardroom Auction Similar to Auctions, but with a twist. This is usually conducted with little notice, and usually held at the real estate agent's office. This article will further explain what it is and how you should manage it. Closed Auction This may sound similar to an auction, but this auction is totally different from your regular auctions. With a closed auction, you do now know who the other bidders are, what their bids are, and you do not even know if there is another bidder. This article will further explain what it is, expose what your read estate agents do not want you to know, and also teach you how to manage yours and the agent's expectations. Conveyancing The process of legally transferring the ownership of property and money from one vendor to the buyer. This is usually done by a conveyancer or solicitor. Expression of Interest (EOI) A buying process where the interested buyer is required to indicate to the agent their interest. Learn how the process works, how to buy in the expression of interest process and how to beat all other buyers here . Exchange of Contract When all parties have accepted and signed the contract of sale. The contract may still be subject to certain conditions. Fear of Missing Out (FOMO) An anxiety that an exciting or interesting event may currently be happening, often aroused by posts seen on social media or from rumours and chinese whispers. Gentrification Gentrification is a shift in an urban community toward wealthier residents and businesses, with consequent increases in property values. It is a by-product of urban renewal. If it was previously a lower socioeconomic status, It may not necessarily mean the residents have better income. Most of the residents are probably still around, while the area is being modernised. One thing is for sure though, things are getting more expensive for them, and time will eventually drive them out into more affordable areas. House and Land Package Usually a 2 part contract consisting of a contract for the purchase of land, and a second contract to build a house on it. Lower Socioeconomic Areas A lower socioeconomic area refers to a geographic region or neighborhood characterized by a population with limited financial resources and reduced access to key social and economic opportunities. In these areas, residents typically experience lower average incomes, reduced educational attainment, and limited access to quality healthcare, housing, and essential services. These areas may also exhibit higher rates of unemployment, poverty, crime, and substandard living conditions. Modernised Modernised means renovated, updated to current trends. If a property is modernised prior to sale, chances are, it is just a cosmetic renovation. Mortgagee Sale A forced sale by the bank or lender. This is usually the lender/bank has exhausted all means of trying to recover late mortgage repayments from the owner. Mortgagee in Possession The owner has been late in their mortgage repayments and obligations and the bank/lender is now taking steps to repossess the property. Must Sell Means nothing more than the property is for sale. It is the real estate sales agents' way of catching attention, and potentially create an urgency. Treat this like a normal sale. If the agent can list take the effort and the owner can spend the few thousand dollars to advertise it, the property is for sale... isn't that obvious? Newly Refreshed Newly renovated. We'll be extra careful with newly renovated properties. If it was done as a reno-flip project, chances are, most are DIY jobs. Corners are likely cut, cheap parts are used, and some work might not have licenced trades to do the work when they have to, Off Market Properties In the strictest sense, it is a property that is not listed for sale, and the owners have no concrete plans to sell. Sellers usually approach buyers advocates and buyers agents directly, to prospect for a buyer. However, this term has been misused by real estate sales agents. Sales agents presenting "off-market" properties are misrepresenting these properties as off-market properties. When a seller sends a property to a sales agent, the intent is already clear. The vendor or seller wants to sell, and they have already formally engaged a sales agent (usually exclusively) for this sale. Not listing these properties openly suggest they do not wish public scrutiny and could suggest they have something to hide. This article will explain in more details . Offers Accepted Prior Real estate agents and owners are ready to accept offers, before the scheduled sale or auction date. On Contract When all conditions have expired and the offer to purchase is accepted by all parties. Passed in at Auctions When a property is passed in at auctions, it means the property was auctioned, but it could not find a buyer. This article will help explain what it means, and what you need to know and how to negotiate a property which had been passed in. Pre-loved Well used property. Expert to see some wear and tear. Property Investment Strategist In the strictest sense, it is some real estate investment specialist who specialises in understanding the investor's needs and goals before recommending the right type of strategy and properties for them. Unfortunately, this title has been misused by one and probably many other real estate project marketers to confuse buyers and investors. Most of these are unfortunately unlicenced real estate agents, thus they avoid calling themselves real estate agents. These fake strategists are no more than unlicenced real estate sales persons. All they are interested in, is to sell you what they have, not what you need. Buying your properties through these strategies often end up with the properties underperforming badly. Property Manager The real estate agent looking after the rental properties. Renovate or Detonate These are the cheapies. The ones where you can usually buy below market value. The property is unlikely to be in a liveable condition. Perfect fit for buyers who is prepared to do a major renovation or tear down and rebuild. Sell By Set Date A property sale process by which the property must be sold by a certain date. This article will explain what a Set Date Sale means, how you should manage this buying process and how you can buy the property you want, in this process. Our buyers advocates can you purchase the property you want, via the Sell by Set date process. Settlement Settlement is the process of formally transferring the ownership of a property from the seller to the buyer. This usually happen by paying the remaining purchase price and becoming the legal owner of a home. At settlement, your lender will disburse funds for your home loan and you'll receive the keys to your home. In Victoria, settlement usually takes place around 8 weeks after contracts are exchanged. TLC Tender Loving Care. See below. Tender Loving Care When it says need some tender loving care, expect to see a property that needs renovation. The scope of required renovation would depends on how creative or honest the real estate agent is, and what the buyer's expectations. We had seen some buildings with structural issues being listed as needing "TLC". Unconditional Contract A contract for the sale of a property that the vendor and purchaser have agreed upon that has no condition or the condition have been satisfied and confirmed and therefore is considered a sale. Valuation An assessment of the property value by a licenced assessor. Vendor Person who owns the property for sale.

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 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 flat fees are only $13,500+GST. Will our Buyers Advocates Fees change in 2026? Yes. Unfortunately, due to a massive 30+% increase in licencing, insurance and compliance fees coming into effect in 2026, our 2026 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 2025 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 2 months. Get in touch today.

Buying property can feel like navigating a maze blindfolded. There are so many twists and turns - from finding the right location to negotiating the price, and then the endless paperwork. But what if you had a guide who not only knew the maze inside out but also held your hand every step of the way? That’s exactly what Melbourne property advocates do. They simplify the entire property buying process, making it less stressful and more rewarding. Why Melbourne Property Advocates Are Game Changers Imagine trying to buy a house without knowing the local market trends, the best suburbs, or how to spot a hidden gem. It’s like trying to find a needle in a haystack. Melbourne property advocates bring their deep knowledge of the city’s property landscape to the table. They know which suburbs are up-and-coming, where the best schools are, and which areas offer the best return on investment. They don’t just help you find a property; they help you find the property that fits your needs and budget perfectly. Plus, they have access to listings that aren’t always available to the public. This insider access can be a game changer when you want to snap up a great deal before anyone else even knows it’s on the market. Melbourne suburb with modern houses and green spaces How Do They Make Buying Easier? Let’s break it down. Here’s how a property buyers advocate such as Concierge Buyers Advocates simplifies your journey: Tailored Property Search : They listen to your needs and preferences, then filter through thousands of listings to find the best matches. Market Analysis : They provide detailed reports on property values, recent sales, and future growth potential. Negotiation Experts : Buying a property isn’t just about the sticker price. Advocates negotiate on your behalf to get the best deal possible. Due Diligence : They check for any legal or structural issues, so you don’t end up with a money pit. Time Saver : Instead of spending weekends visiting properties that don’t fit your criteria, they do the legwork for you. Stress Reduction : They handle the paperwork, deadlines, and communication with sellers and agents, so you can breathe easy. It’s like having a personal property concierge and advisor for your property purchase. And who doesn’t want that kind of VIP treatment? Is a Buyer’s Agent Worth It? You might be wondering, “Is a buyer’s agent really worth the cost?” The short answer: absolutely. Here’s why: Cost Savings : While you pay a fee for their service, they often save you thousands by negotiating a better price or spotting hidden costs. Expertise : They know the pitfalls to avoid and the opportunities to seize. Emotional Buffer : Buying property can be emotional. Advocates keep things objective and focused on your best interests. Access to Off-Market Properties : These can be the best deals, and you won’t find them on public listings. Faster Process : They streamline everything, so you’re not stuck in limbo waiting for responses or paperwork. Think of it this way: if you’re investing hundreds of thousands or even millions, spending a bit on expert help is a smart move. It’s like hiring a financial advisor for your property purchase. How to Choose the Right Property Buyers Advocate in Melbourne Not all advocates are created equal. Here’s what to look for when choosing your property buying partner: Local Expertise : They should know Melbourne’s suburbs like the back of their hand. Track Record : Ask for testimonials or case studies of past clients. Transparent Fees : Make sure you understand how they charge and what’s included. Communication : You want someone who keeps you in the loop and answers your questions promptly. Professional Accreditation : Look for membership in industry bodies or certifications. Personal Fit : You’ll be working closely with them, so trust and rapport matter. If you want a trusted expert, consider a property buyers advocate melbourne who ticks all these boxes. They can make your property journey smooth and successful. Property buyers advocate explaining house plans to client What to Expect When Working With a Buyers Advocate Once you decide to work with a Melbourne property advocate, here’s what typically happens: Initial Consultation : You discuss your goals, budget, and preferences. Property Shortlist : They send you a curated list of properties to consider. Viewings : They arrange and accompany you on property inspections. Market Insights : You get detailed reports and advice on each property. Offer and Negotiation : They handle the offer process and negotiate terms. Contract Review : They help you understand the fine print before signing. Settlement Support : They coordinate with solicitors, banks, and other parties to ensure a smooth settlement. Throughout this process, you’re not alone. Your advocate is your ally, advisor, and negotiator rolled into one. Unlocking the Full Potential of Your Property Purchase Buying property is more than just a transaction. It’s about securing your future, building wealth, and finding a place to call home. With the right Melbourne property advocates by your side, you’re not just buying a house - you’re making a smart investment. They help you avoid costly mistakes, spot opportunities others miss, and negotiate deals that put money back in your pocket. Plus, they save you time and stress, so you can focus on the excitement of moving into your new place. So, if you’re ready to take the plunge but want a smoother, smarter path, consider partnering with a professional advocate. Your dream property is waiting - and with expert help, it’s closer than you think.

Buying a home or an investment property is exciting, but it can also feel like navigating a maze. One of the trickiest parts? Understanding the property disclosure facts that sellers must reveal. These facts can make or break your decision, yet they often get overlooked or misunderstood. So, let’s break it down together, step by step, in a way that’s clear, practical, and yes, even a little fun. Why Property Disclosure Facts Matter More Than You Think Imagine you’ve found the perfect place. The location is spot on, the price is right, and the photos look amazing. But what if there’s a hidden issue lurking beneath the surface? Maybe the roof leaks, or there’s a history of flooding. These are the kinds of things sellers are legally required to disclose. Why? Because property disclosure facts protect you from nasty surprises after you’ve signed on the dotted line. When sellers share these facts honestly, it helps you make an informed choice. It’s like having a map before you start a journey. Without it, you might end up lost or stuck in a swamp of unexpected repairs and costs. Here’s the kicker: not all sellers are upfront, and not all buyers know what to ask. That’s why understanding these facts is your secret weapon. It’s about being savvy, prepared, and confident. A typical Melbourne home ready for sale What You Need to Know About Property Disclosure Facts So, what exactly falls under property disclosure facts ? The list can be long, but here are some key points every buyer should watch for: Structural issues: Cracks in walls, foundation problems, or termite damage. Water damage: Past flooding, leaks, or drainage problems. Pest infestations: Termites, rodents, or other critters that could cause damage. Legal issues: Boundary disputes, easements, or zoning restrictions. Environmental hazards: Asbestos, lead paint, or contaminated soil. Renovations and repairs: Whether they were done with permits and up to code. Knowing these details upfront can save you thousands in repairs and headaches later. Plus, it gives you leverage to negotiate a better price or request fixes before you buy. But here’s a question: how do you verify what the seller tells you? That’s where professional inspections come in. A thorough property inspection can uncover hidden problems that even the seller might not know about. Professional home inspection in progress What is the meaning of a material fact? Now, let’s zoom in on a term you’ll hear a lot: material fact . Simply put, a material fact is any information about a property that could influence a buyer’s decision. It’s not just about minor scratches or cosmetic issues. It’s about anything that affects the property’s value, safety, or desirability. For example, if a house has a history of flooding, that’s a material fact. If there’s a crack in the foundation, that’s a material fact. Even if the property is in a noisy area or near a planned development, those are material facts. Why does this matter? Because sellers are legally obligated to disclose all material facts. Failing to do so can lead to legal trouble and even the cancellation of the sale. To put it simply: if it matters to you as a buyer, it’s a material fact. And you have the right to know about it. How to Protect Yourself When Buying Property Okay, so you know what to look for and why it’s important. But how do you actually protect yourself during the buying process? Here are some practical tips: Ask for a full disclosure statement. This document should list all known material facts about the property. Get a professional inspection. Don’t skip this step. A qualified inspector can spot issues you might miss. Research the area. Check for local developments, flood zones, or other environmental risks. Consult a property expert. A buyers advocate or real estate lawyer can help you understand the fine print. Don’t rush. Take your time to review all information and ask questions. Remember, buying property is a big investment. It’s worth being thorough and cautious. If you want to dive deeper into what a material fact real estate inspection involves, there are great resources and experts ready to guide you. The Role of Buyers Advocates in Navigating Property Disclosures Here’s a little insider secret: you don’t have to go it alone. Buyers advocates are professionals who work exclusively for you, the buyer. They know the market, the legal requirements, and the common pitfalls. A buyers advocate can: Review disclosure statements with a fine-tooth comb. Recommend trusted inspectors and other experts. Negotiate on your behalf based on disclosed facts. Help you understand the impact of any material facts on your purchase. Think of them as your personal guide through the property jungle. They help you avoid traps and find the best deals, all while keeping your interests front and centre. Wrapping Up Your Property Journey with Confidence Buying a home or investment property is a huge step. It’s thrilling, nerve-wracking, and sometimes downright confusing. But understanding property disclosure facts and material facts can turn that confusion into clarity. By knowing what to ask, what to look for, and who to trust, you’re setting yourself up for success. You’ll avoid surprises, negotiate smarter, and ultimately, secure a property that’s right for you. So, next time you’re eyeing a property, remember: the truth is in the details. And those details? They’re your best friends. Happy house hunting! material fact real estate