Buying Melbourne

Show Notes

Melbourne's auction clearance rates have been making headlines, but are they actually telling buyers what's happening in the property market?

In this episode, Tristan shares the story of a competitive auction he attended over the weekend, where he missed out on a property that eventually sold for $124,000 above reserve.

Despite weaker market conditions, great properties are still attracting significant competition. We discuss why some Melbourne homes are struggling to sell while others continue to achieve strong prices, what auction clearance rates do and don't tell us, and why selling...

Show Notes

Victoria's new auction and property price transparency rules have started, but what do they actually change for Melbourne buyers?

In this episode of Buying Melbourne, Tristan and James revisit the October 2026 reforms, explain the new Property Price Statement replacing the Statement of Information, and look at the seven-day reserve disclosure requirement for auctions and fixed-date sales from 16 October.

We discuss what buyers can learn from the new comparable-sales information, why a published reserve still isn't a guarantee of the sale price, and how sold-price disclosure could make researching properties...

Show Notes:

Victoria goes to the polls on November 28, and property is shaping up to be one of the biggest issues in the election.

Labor, the Liberal and Nationals Coalition, the Greens and One Nation are proposing very different approaches to stamp duty, land tax, housing supply, planning, renters and property investment.

In this episode, Tristan breaks down what each party has announced so far and compares them across five of the biggest property debates: stamp duty, land tax, where Melbourne grows, investors versus renters and first home buyers.

...

Show Notes:

Everyone wants to buy property below market value, but the best opportunities aren't always obvious.

In this episode, Tristan breaks down three of the main ways he looks for undervalued properties in Melbourne: buying off-market before competition arrives, finding stale listings where unrealistic vendor expectations have changed, and reading auction campaigns to identify opportunities other buyers miss.

We also explain why a massive price reduction doesn't necessarily mean you're getting a bargain, when making a pre-auction offer can actually hurt your position and why buying a great property at...

Show Notes:

Victoria's auction rules are about to change significantly, with vendors required to publicly disclose their reserve price at least seven days before an auction or fixed-date sale.

But the published reserve doesn't necessarily mean what buyers might assume.

In this episode, Tristan breaks down the new rules, including why a vendor can potentially sell below their published reserve once an auction has started and why they aren't necessarily forced to sell simply because bidding exceeds it.

We also explain the potential trap for buyers bidding below...

Show Notes:

Negotiating a property purchase is about much more than simply making the lowest offer possible.

In this episode, Tristan breaks down the process he uses when negotiating properties for Tomii clients, from establishing value and understanding the vendor's circumstances through to analysing competing offers and using settlement terms strategically.

We also discuss why buyers accidentally negotiate against themselves, why your maximum budget shouldn't determine your offer and the importance of setting a walk-away number before emotion takes over.

Finally, Tristan explains why sometimes the strongest negotiating move...

Show Notes:

Melbourne's property market might be weak, but that doesn't mean every property is struggling to sell.

Some homes are passing in and reducing their expectations, while others are still attracting multiple bidders and selling hundreds of thousands above their advertised range.

In this episode, Tristan explains why the gap between exceptional and average property is becoming increasingly important, what creates competition in a weaker market and why selling above the price guide doesn't necessarily mean someone has overpaid.

We also look at real Melbourne sales and...

Show Notes:

How do you actually know what a property is worth?

The advertised price guide is one of the first numbers buyers see, but it shouldn't be the number that determines what you're prepared to pay.

In this episode, Tristan breaks down the process he uses to value properties for clients, from finding genuinely comparable sales and adjusting for differences through to understanding location, land, renovations and scarcity.

We also look at why your borrowing capacity has nothing to do with a property's value, why valuations should generally...

Show Notes:

Spring has officially arrived in Melbourne, but this year's selling season is starting under very different conditions.

Property prices have been falling, auction clearance rates remain weak and buyers have become increasingly cautious after three interest rate rises in 2026.

In this episode, Tristan looks at what could happen if the traditional increase in spring listings hits a market where buyer demand is already subdued.

We discuss why more stock could give buyers even greater negotiating power, why vendors may increasingly find themselves competing against each other and...

Show Notes:

In this week’s episode of How’s The Market, we break down the 5 key things to check before you even inspect a property.

In a falling market, buying the wrong property or skipping your due diligence can be an expensive mistake - especially when you’re spending $1m+. Before recommending a property to a client, there are several checks we run to understand the risks, the surrounding market and whether the property is even worth inspecting.

From easements and planning overlays to comparable sales and floor plans, we walk t...

Show Notes:

In this week’s episode of How’s The Market, we explore why now could be one of the best times to upsize in Melbourne.

With the upper end of the market facing weaker auction results and more properties passing in or reducing their prices, buyers with the capacity to move up the property ladder are finding increased opportunities. We look at why some high-end homes are struggling to sell, while the lower end of the market continues to attract stronger competition.

We also break down the potential advantage for...

Show Notes:

In this week’s episode of How’s The Market, we unpack how quoting strategies have changed across Melbourne as the market continues to shift in 2026.

With auction clearance rates remaining under pressure and buyer demand becoming more selective, agents are adapting the way they price and sell properties. From higher price guides designed to leave room for negotiation to traditional underquoting strategies, understanding what sits behind the advertised range has never been more important.

We also look at how quoting is changing across different price brackets  particularly the upper...

Show Notes:

In this episode of Buying Melbourne, we break down what the latest interest rate rise actually means for Melbourne buyers — and where the opportunity and risk sits in today’s market.

While rate rises often create uncertainty, they also shift buyer behaviour, reduce competition, and change the dynamics of the market.

Right now, we’re seeing borrowing capacity shrink, buyer confidence drop, and more listings come online — creating a very different environment compared to earlier in the year.

In this episode, we explain how these factors are impactin...

In this episode of Buying Melbourne, we break down the biggest mistakes first home buyers make  and how to avoid them.

Buying your first home is one of the biggest financial decisions you’ll ever make, yet many buyers walk in thinking they’re prepared… when in reality, the most costly mistakes often feel logical in the moment.

From misunderstanding suburbs to relying on price guides, these small missteps can cost tens  even hundreds  of thousands over time.

In this episode, we unpack where first home buyers go wrong, how the market really works, an...

In this episode of Buying Melbourne, we break down one of the biggest myths in property waiting for spring to buy or sell.

Right now, many buyers are sitting on the sidelines, hoping for certainty before making a move. But the reality is, by the time the market feels “safe” again, competition has already returned and prices have already shifted.

With softer clearance rates, increased stock levels, and reduced buyer urgency  particularly across Melbourne’s inner markets the current conditions are quietly creating some of the best opportunities we’ve seen in recent months.

In this...

In this episode of Buying Melbourne, we break down how to upsize in today’s market without taking on unnecessary risk.

Right now, there is a genuine opportunity for upsizers across Melbourne - particularly above $1.5M in the inner ring - but it’s also one of the easiest environments to get caught out if you don’t have a clear strategy.

With more listings, less confident buyers, and softer conditions, the balance of power has shifted. But upsizing is still one of the highest-risk moves you can make in property, as you’re buying and sell...

In this episode of Buying Melbourne, we explore why the next 6 weeks to 6 months could be the most favorable buying conditions for premium Melbourne properties in at least five years. With rising interest rates, record-high listings, low auction clearance rates, and election uncertainty, the upper-end market is creating rare opportunities for savvy buyers to secure inner-ring homes for hundreds of thousands less than just a few months ago. We also break down the risks buyers face if they don’t have a strategy and why timing, planning, and market knowledge are critical.

What You’ll Learn:<...

Is the current market handing premium Melbourne buyers a rare opportunity? In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why two consecutive RBA rate hikes, surging listings, and election uncertainty are creating the perfect conditions for savvy buyers to save hundreds of thousands on inner-ring properties above $2M. They share five tactical approaches to negotiating at the top end of the market, from targeting passed-in auctions to structuring terms that win deals without paying more.

What You'll Learn:

Is now a good time to buy in Melbourne’s property market? In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack why media headlines, bank forecasts, and market predictions often mislead buyers and how to focus on what really matters. From understanding auction trends to ignoring fear-driven news, they reveal practical strategies for confident property decisions.

What You'll Learn:

Are Melbourne buyers leaving $100,000s on the table? In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the five biggest negotiating mistakes they see Melbourne property buyers make and explain how to avoid them. From pre-auction offers to leveraging contract terms, they show how savvy buyers can save money and secure the property they really want.

What You'll Learn:

Is Melbourne Australia’s most undervalued property market right now? In this episode of Buying Melbourne, Tristan Larkin is joined by Joel, Head of Strategy at Tomii, to explore why Melbourne could be the next property boom. They dive into auction trends, affordability, investor activity, and future growth hotspots to uncover where the smart money is heading.

What You'll Learn:

Where is Melbourne’s new money actually moving? And what suburbs are attracting high-income millennials and young professionals right now?

In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack the latest income data, auction trends, and on-the-ground agent insights to reveal where young and wealthy buyers are gravitating across Melbourne.

From shifting clearance rates to changing suburb preferences, this episode explores how lifestyle, walkability, schools, and long-term strategy are shaping the next wave of premium buyers.

What You'll Learn:

Buying in Melbourne’s Inner East right now isn’t just about timing, it’s about understanding opportunity, sentiment, and long-term strategy. With rate hikes, auction withdrawals, and fluctuating clearance rates, many buyers are hesitant. But for those prepared, this uncertainty creates a rare chance to secure a property under favourable conditions.

In this episode of How’s the Market, Tristan Larkin and James Rankin dive into the current Melbourne market, explaining why today’s environment may be one of the best times for long-term buyers. They break down how auction dynamics, media-driven sentiment, and scarcity of heritage h...

SHOW NOTES

Melbourne versus Sydney’s Inner East is not just a numbers game. It is about lifestyle, scarcity, and what you value in a home. A $5 million median in Melbourne might get you a terrace in Hawthorn while the same budget in Sydney barely scratches the surface of Bellevue Hill. Beyond dollars, it is about the type of living you want. Leafy streets, heritage estates, clifftop views, or city penthouses all create very different experiences.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the differences between Melbourne’s and Sydn...

Inner East vs Inner North isn't just about a postcode. It’s about the lifestyle tribe you belong to. A buyer moving from Sydney's Surry Hills will naturally gravitate toward the North's warehouse cool. The exact same buyer, if they prioritize elite schooling and prestige, will find their home in the East. This choice is a fundamental reflection of how you want to live and move through Melbourne. But the real story behind this showdown is far more complex than just choosing between heritage estates and hipster cafes. 

In this episode of Buying Melbourne, Tristan Larkin and Jam...

Heritage vs modern homes in the inner east isn't just about preference. It's about what shaped you. A first home buyer who grew up in Hawthorne wants terraces. The exact same buyer, if they grew up in Mulgrave, wants modern. That's a fundamental difference for the same person. But the real story behind this preference is far more complex than just nostalgia alone. In this episode of Buying Melbourne, Tristan Larkin and James Rankin explore why understanding your emotional drivers is critical to buying right. They reveal how most buyers choose the wrong style because they follow emotion instead...

The postcode price gap in Melbourne isn't just about location. A fully rebuilt Victorian home in Windsor is quoted at $3.6-$3.9 million. The exact same home, placed two minutes away in Toorak, would fetch $6.5 million. That's a $2.6 million difference for a two-minute drive. But the real story behind this gap is far more complex than postcodes alone.

In this episode of Buying Melbourne, Tristan Larkins and James Rankin explore why understanding the micro-pockets within suburbs is critical to buying right. They reveal how most buyers overpay by hundreds of thousands because they think in broad suburbs instead...

The buy-first-or-sell-first question isn't about personal preference. It's about market conditions. Real estate agents push you to sell first because that's when they get paid. Mortgage brokers want certainty on borrowing capacity. But the right answer depends entirely on the market you're selling into, your property type, and your financial position.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why this decision is far more situational than people realize. They explore why selling a CBD apartment requires a completely different strategy than selling a renovated family home in a hot suburb, and...

Melbourne's property market has split into three distinct worlds. Turnkey homes are selling fast with buyers paying premiums for certainty. Unrenovated properties are sitting longer with buyers demanding heavy discounts. Build sites are only attracting committed buyers with deep pockets. With construction costs volatile, renovation budgets blowing out, and banks tightening lending, buyers are paying a premium for one thing: certainty.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why Melbourne isn't one market anymore—it's three. They explore why turnkey properties command premiums while unrenovated homes struggle, and why building from sc...

Five townhouses built in a Chinese factory, shipped to Australia, and craned into place just sold out in three weeks in Craigieburn. Build time? Eight weeks from slab to occupancy certificate versus the standard ten to twelve months. Cost? Twenty percent cheaper than volume builders. Welcome to the prefab revolution that could either solve Australia's housing crisis or spark the biggest industry disruption in decades.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack whether Chinese factories are about to replace Aussie builders and what this means for the future of Australian housing. With...

Melbourne's property market isn't one market. It's five completely different markets operating in isolation. While sub-$1 million properties in Frankston surge 20% and clearance rates hold steady, the $2 million-plus market is brutally split between renovated properties selling $300K-400K over range and unrenovated homes passing in everywhere.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down exactly how each price point is performing right now and why the answer to "how's the market?" depends entirely on where you're buying. With auction clearance rates at 51.9% overall but 56.16% above $1.5 million, they reveal the massive disparities hidden...

In May 2025, Victoria's property market will face its most dramatic regulatory change yet: agents will be required to publish the vendor's reserve price seven days before auction. It's a bold move designed to combat underquoting, but will it actually protect buyers, or will it just create more problems than it solves?

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the newly announced reserve price disclosure law and its potential impact on buyers, sellers, and agents across Victoria. With auction clearance rates sitting at just 47.3% and the market already struggling, they question whether...

Underquoting has been a frustrating reality of the Melbourne property market for years, but as of November 2025, new regulations are attempting to change the game. The question is: will they actually make a difference, or just add more complexity without solving the problem?

In this episode of Buying Melbourne, Tristan Larkin and James Rankin dissect the new underquoting laws that have just come into effect in Victoria. With over 5,000 complaints received by the Underquoting Task Force since its launch, Consumer Affairs has introduced stricter guidelines for how agents must select comparable properties and set price expectations.

Crime isn't just making headlines, it's directly changing what buyers want and what they're willing to pay for Melbourne property. If you've been wondering whether safety concerns are affecting the market, the answer is clear: they absolutely are.

In this episode of How's the Market, Tristan Larkin and James Rankin break down the real impact of rising crime on Melbourne property values. With a 40% increase in theft and motor vehicle crime across Victoria, buyers are fundamentally reshaping their property priorities, and safety features are now commanding serious premiums.

Tristan and James share firsthand experiences of...

Melbourne’s property market is moving in two very different directions, and understanding this split is essential if you are buying, selling, or following the drama from The Block.

In this episode of How’s The Market, James Rankin explains what is happening across Melbourne’s inner-east and Bayside areas and why different buyer groups such as first home buyers, upsizers, downsizers, and investors are all moving at completely different speeds. With mixed auction sentiment, unpredictable bidding, and rising off-market activity, the market is not as straightforward as the headlines make it seem.

James also shares...

Thinking about buying your first home? The timeline might surprise you. Most first home buyers take 9-12 months from start to settlement, and understanding why can save you time, money, and a lot of frustration.

In this episode of How's the Market, James Rankin and Tristan Larkin break down the five critical stages of the property buying journey. With Melbourne's clearance rates sitting at 56.8% (up 15-20% from last year's October figures), understanding the buying process has never been more important for getting ahead in today's competitive market.

James shares insights from nearly eight years as...

December isn't just about Christmas shopping, it might be the best time of year to buy property in Melbourne. If you've been waiting for the perfect moment to secure a deal, this could be it.

In this episode of How's the Market, Tristan Larkin breaks down why December creates unique opportunities for savvy buyers. With auction clearance rates at 58.3% in Melbourne and just 45% in premium suburbs above $1.5m, the market is showing clear signs of buyer leverage heading into the holiday season.

Tristan explains the psychology and timing pressures that make late November and early...

You've found the perfect property but waiting could cost you tens of thousands or the deal entirely.

Tristan Larkin reveals the most powerful buyer tactic: speed. When agents text "Acceptable offer received. All offers due in 4 hours," unprepared buyers scramble and lose. Learn how to do homework early, move decisively, and secure properties before competition materializes.

What You'll Learn:

Market Update...

Properties receiving 35 offers. Growth rates hitting 20% in under 12 months. Lines of 100 people at open homes. If you think Victoria's property market sounds insane right now, you're not wrong.

In this episode of How's the Market, Tristan Larkin sits down with his business partners Brodie and Joel from the investment side of Tomii Property to unpack what's really happening across Victoria's hottest markets. From Frankston's explosive growth to regional Victoria's surprise surge, they reveal the data behind the headlines and share firsthand stories from the buying trenches.

Brodie and Joel specialize in investor purchases across Australia...

Imagine turning up at auction ready to bid, only to find yourself blown out of the water by buyers paying emotional prices far beyond logic. That’s what many Melbourne buyers are experiencing right now.

In this episode of How’s the Market, Tristan Larkin and James Rankin break down why Melbourne auctions feel out of control and what you can do about it. From clearance rates trending sharply upwards since January, to underquoting, FOMO-driven buyers, and the ripple effects of interest rate cuts and first-home guarantee changes, they explain what’s really driving the frenzy.

They...