October 27, 2025

Ringing The Bell

James Market Test: 33 Auctions, One Message — The Market’s Still Turning
Full auction reports and analysis below.

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Ringing the Bell: The Market Has Turned

Despite a surprisingly negative one-off set of stats today, we are making the call: We’re doing an Anthony Green. We’re ringing the bell. The Melbourne property market has turned. Its what we have felt all year and in markets, feelings count!

It actually turned in February, got trumped pre-Easter and then stumbled mid-year, burst back in spring. Now easing slightly into Christmas—that’s seasonal, not structural. The freefall is in our minds officially over. (check out our graphical interpretation below)

What’s Really Happening

Four clear up-markets in 2025. Not dramatic, but definitive. We’ve eased past neutral into first gear—moving forward, slowly, sometimes up.

This is a disciplined, discerning market. If you price well, you’ll get interest. If not, you won’t.

The Numbers

Today’s 55% clearance rate is misleading without context. Here’s what matters:

No bidders = zero chance of selling
One or more bidders = 75% chance of selling

The key details:

9 homes sold under hammer, average 3.3 bidders—that’s fire
18 homes didn’t sell, 12 bidders total—0.66 bidders each—freezing

Same day. Same buyer pool. Five times more competition for sold properties.

For buyers: Poor homes attract no interest—why buy them? Good homes require competition—unlike last year.

The Buyer Pool

Smart buyers are back, chasing value, prepared to compete.

Last year, bidding volcanoes were rarer than an eruption of Vesuvius. This year, there are quite a few Etnas.

This week at James Buyer Advocates: six serious inquiries over $5M, all verified, all engaging properly. Haven’t seen that since pre-2022.

What Now

The pre Christmas market will bring seasonal softening, due to stock increases of recent sells and nervous 2026 sellers bringing say an off market campaign forward. Normal.

If you price correctly, your chance of selling however still remains high. Ask above market and you’ll likely sit.

Buyers there is opportunity now and advice is why wait…..a bargain you say…….we think those days have past.

Compared to Christmas 2024: chalk and cheese. Then—struggle and pessimism. Now—conversation and movement.

Our Take on Reality

We’re not in a premium market. We’re in a better market.

Many sellers today priced at premium despite property issues. Wrong.

Some buyers thought they just needed to show up. Also wrong.

Price correctly, present well, you’re in the game. Miss the market, you’ll sit (buyer or seller).

The turn is real. The momentum is building. Melbourne’s top-end property market is back in business—albeit still nervous.

We’re experimenting with a new metric—the Pressure Index.

Most people think auctions are relatively straightforward and transparent. They’re not. They’re pressure cookers.

What Creates Auction Pressure The Pressure Index

Five auction scenarios create massive pressure:

Sold before auction – Pressure
No bidders – Exposed, massive pressure
5%+ more after pass-in – Today: $800K uplift on one property
Above quote, not on market, passes in – Two today, neither sold
10%+ above top of range – Today: one started $600K over quote with competition

Today’s Data

20 of 33 auctions fell into these scenarios.

Pressure Index: 61

Footnote: Been out and about seeing dozens of homes, feeling the vibe, meeting plenty of you—thank you for saying hello to the guy in red. Your feedback means a lot. And yes, plenty of comments about the 17 Manning Road Renovation article—it certainly caught attention.

Off next week hiking the Three Capes in Tasmania with one of my daughters, Phoebe. It doesn’t matter how old they get, they still cost! Anyway you’ll get a break from me next Saturday while we all see what the Cup brings. Go Land Legend.

Post-Cup feels like a solid, balanced and more exciting run to Christmas buying or selling.

Chris Harrop incoming Chair of Tennis Australia

an advisory partner of Bain & Company, a person that has helped the African Child Surgeries program and this week he is now a published author.

If you want to learn from the best then as Molly Meldrum said many times, do yourself a favour and buy the book.

Link to AMAZON orders here

Boroondara: 10 auctions

Clearance: 60%

Bidderman: 0.8

CAMBERWELL, 34 Seymour Grove
Agent: Nikki Van Gulick
Agency: Marshall White
SOI: $3,500,000 – $3,800,000
Bought before: $undisc
Bidderman: 1

HAWTHORN EAST, 44 Anderson Road
Agent: Richard Winneke
Agency: Jellis Craig
SOI: $3,900,000 – $4,200,000

Bought Before: $undisc
Bidderman: 1

HAWTHORN, 8 Elgin Street
Agent: James Tostevin
Agency: Marshall White
SOI: $2,800,000 – $3,050,000
Crowd: 45
Opening Bid: $2,850,000 VB

Passed in: $2,850,000 VB
Bidderman: 0
Reporter: Kieran

Opened and subsequently passed in on a lone vendor bid.

KEW, 4 Evans Road
Agent: Walter Dodich
Agency: Kay & Burton
SOI: $6,000,000 – $6,500,000
Crowd: 49
Opening Bid: $6,000,000 VB
Passed in: $6,000,000 VB
Sold After: $undisc
Bidderman: 0
Reporter: Vanessa

It’s a popular, family-friendly area with leafy streets and good schools, according to the agent three parties had shown interest but none made an offer at auction, preferring to negotiate afterward, which saw the home sell.

HAWTHORN EAST, 27 Constance Street
Agent: Campbell Ward
Agency: Jellis Craig
SOI: $3,850,000
Crowd: 60
Opening Bid: $3,800,000
On the Market: $4,000,000
Under the Hammer: $4,400,000
Bidderman: 3
Reporter: Randall

Auctioneer Campbell Ward referenced a home that sold last night in Anderson Park for $4.1 million. No sooner was this said when a bidder chimed in with $3,800,000 as an opening bid. Two others joined in, helping push the price well past the ask. A quick auction over within a few minutes.

CAMBERWELL, 72 Radnor Street
Agent: James Tostevin
Agency: Marshall White
SOI: $2,700,000 – $2,900,000
Crowd: 58
Opening Bid: $2,750,000
On the Market: $2,910,000
Under the Hammer: $3,135,000
Bidderman: 2
Reporter: Vanessa

Auction started slowly with only one bidder and his family, but just as the property was about to be passed in, a second bidder joined. The two then competed with rapid $10–20k increases, with bidding momentum picking up mid-auction before slowing toward the end.

CAMBERWELL, 19 Smith Road
Agent: Jonathon O’Donoghue
Agency: Jellis Craig
SOI: $3,600,000 – $3,800,000
Crowd: 42
Opening Bid: $3,600,000 VB

Passed in: $3,700,000 VB
Bidderman: 0
Reporter: Randall

Quiet street, quiet crowd. No bids were offered by those assembled.

HAWTHORN, 19 Brook Street
Agent: Andrew Gibbons
Agency: Marshall White
SOI: $3,400,000 – $3,700,000
Crowd: 20
Opening Bid: $3,400,000 VB
Passed in: $3,400,000 VB
Bidderman: 0
Reporter: Randall

A quiet auction with everyone dotted about the rear deck and tranquil garden. No bids were ventured beyond a vendor bid.

KEW, 58 Molesworth Street
Agent: Toby Parker
Agency: Jellis Craig
SOI: $3,300,000 – $3,600,000
Crowd: 28
Opening Bid: $3,400,000 VB
Passed in: $3,450,000 VB
Sold After: $undisc
Bidderman: 1
Reporter: Vanessa

Situated on a wide street, this timeless family home attracted a mix of spectators. However, only one family placed a bid, and the property was ultimately passed in.

CANTERBURY, 16 Myrtle Road
Agent: Ben Flannagan
Agency: Jellis Craig
SOI: $3,200,000 – $3,400,000
Crowd: 20
Opening Bid: $3,150,000 VB
Passed in: $3,200,000 VB
Bidderman: 0
Reporter: Randall

A heartwarming preamble by our auctioneer failed to ignite a bidder with vendor bids opening and closing out the auction.

Bayside: 11 auctions

Clearance: 45%

Bidderman: 1.4

ST KILDA, 65 Blessington Street
Agent: Corby Pabst
Agency: Chisholm & Gamon
SOI: $3,200,000
Bought before: $undisc
Bidderman: 1

MIDDLE PARK, 164 Page Street
Agent: Max Mecuri
Agency: Jellis Craig
SOI: $6,000,000 – $6,400,000
Bought Before: $undisc
Bidderman: 1

BRIGHTON, 512 New Street
Agent: Warwick Gardiner
Agency: Jellis Craig
SOI: $3,900,000 – $4,100,000
Crowd: 40
Opening Bid: $4,100,000 VB
Passed in: $4,100,000 VB
Bidderman: 0
Reporter: Catherine

Warwick Gardiner took to the stage but a single vendor bid opened and closed the auction at $4,100,000.

ALBERT PARK, 38 Hambleton Street
Agent: Oliver Bruce
Agency: Marshall White
SOI: $3,600,000 – $3,850,000
Crowd: 75
Opening Bid: $3,750,000

Passed in: $4,000,000
Bidderman: 2
Reporter: Rowena

A double-fronted Victorian residence failed to meet reserve at auction, passing in at $4,000,000 after competitive bidding between two parties.

BRIGHTON, 26 St Andrews Street
Agent: Guy St Leger
Agency: Buxton
SOI: $3,400,000 – $3,650,000
Crowd: 63
Opening Bid: $4,250,000
On the Market: $4,250,000
Under the Hammer: $4,900,000
Bidderman: 3
Reporter: Aislinn

The auction kicked off with no time wasted, as three determined bidders went head-to-head from the outset. After one dropped out around the $4.75 million mark, the property ultimately sold for just $100,000 shy of $5 million.

SANDRINGHAM, 99 Bay Road
Agent: Stephen Tickell
Agency: Belle Property
SOI: $2,950,000 – $3,240,000
Crowd: 60
Opening Bid: $2,950,000 VB
Passed in: $2,960,000
Bidderman: 1
Reporter: Catherine

Plenty of seating created the opportunity for Steve Tickell to give a long preamble to todays auction but just a single bidder added $10,000 to the opening vendor bid of $2,950,000. Negotiations after the auction continue.

ALBERT PARK, 98 Victoria Avenue
Agent: James Nicolaou
Agency: James Nicolaou
SOI: $3,200,000 – $3,400,000
Crowd: 30
Opening Bid: $3,200,000
On the Market: $3,550,000
Under the Hammer: $3,550,000
Bidderman: 3
Reporter: Rowena

A large 5 bed, 5 bathroom terrace home sold for $3,550,000 following a competitive auction involving 3 active bidders.

BRIGHTON, 2 Vaucluse Street
Agent: Justin Follett
Agency: Follett & Co
SOI: $3,195,000 – $3,395,000
Crowd: 28
Opening Bid: $3,200,000
Passed in: $3,420,000
Bidderman: 2
Reporter: Aislinn

The crowd gradually gathered, but when the auction kicked off, the streets didn’t quite fill out. A vendor bid opened proceedings and almost led to a pass-in, until two additional bidders entered. Despite their efforts, the property was ultimately passed in at $3,420,000.

BRIGHTON, 13 Sheridan Court
Agent: Guy St Leger
Agency: Buxton
SOI: $2,100,000 – $2,300,000
Crowd: 60
Opening Bid: $2,100,000 VB
Passed in: $2,300,000
Sold After: $2,300,000
Bidderman: 2
Reporter: Catherine

A quick exchange between two bidders and 60 onlookers took the opening vendor bid of $2,100,000 to $2,300,000 where the home was passed in.

ALBERT PARK, 186 Danks Street
Agent: David Wood
Agency: Belle Property
SOI: $2,000,000 – $2,200,000
Crowd: 40
Opening Bid: $2,100,000 VB
Passed in: $2,100,000 VB
Bidderman: 0
Reporter: Rowena

A home that has not been on the market for 60 years went up for auction. It failed to elicit any bids and was passed in on a vendor bid of $2,100,000

SANDRINGHAM, 5 Keats Street
Agent: Stephen Tickell
Agency: Belle Property
SOI: $3,950,000 – $4,250,000
Crowd: 40
Opening Bid: $3,950,000 VB
Passed in: $3,950,000 VB
Bidderman: 0
Reporter: Catherine

A quiet auction in a quiet street as 40 people gathered quietly and the auctioneer regretfully folded his flag after passing the home in on a single vendor bid of $3,950,000.

Stonnington: 12 auctions

Clearance: 58%

Bidderman: 2

GLEN IRIS – Method Change

ARMADALE, 15 Northcote Road
Agent: Nathan Waterson
Agency: Jellis Craig
SOI: $2,000,000 – $2,200,000
Bought Before: $undisc
Bidderman: 1

GLEN IRIS, 1 Young Street
Agent: Duane Wolowiec
Agency: Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 30
Opening Bid: $2,200,000
On the Market: $2,400,000
Under the Hammer: $2,501,500
Bidderman: 4
Reporter: Kathy

With one bidder on the phone, three bidders sedately carried the property onto the market. Jin a dramatic moment, on the third and final call, a fourth bidder stepped up, leading to a final show down between bidders 3 and 4. With multiple small bids, Bidder 4 held on to take the keys.

PRAHRAN, 38 Lorne Road
Agent: Richard Mackinnon
Agency: Marshall White
SOI: $3,000,000 – $3,300,000
Crowd: 70
Opening Bid: $2,800,000 VB
On the Market: $3,220,000
Under the Hammer: $3,830,000
Bidderman: 4
Reporter: Ellen

The auctioneer opened the bidding placing a vendor bid of $2,800,000. Four bidders joined the race and the property was declared on the market at $3,220,000. The property sold under the hammer for $3,830,000.

MALVERN EAST, 28 The Avenue
Agent: Fiona Ansell-Jones
Agency: Marshall White
SOI: $4,000,000 – $4,400,000
Crowd: 50
Opening Bid: $4,000,000 VB
Passed in: $4,430,000
Sold After: $4,435,000
Bidderman: 3
Reporter: Kieran

Things were quiet until after a half-time break, at which point the bids started flying. Three bidders competed equally before the property was passed in to a resolute Bidder 3.

MALVERN EAST, 58 Ardrie Road
Agent: Rae Tomlinson
Agency: Marshall White
SOI: $3,100,000 – $3,300,000
Crowd: 65
Opening Bid: $3,200,000 VB
Passed in: $3,220,000
Bidderman: 1
Reporter: Ellen

Mr Tomlinson opened the bidding with a vendor bid of $3,200,000. The property was passed in to the sole bidder for $3,220,000.

MALVERN, 46 Victoria Road North
Agent: John Morrisby
Agency: Jellis Craig
SOI: $3,200,000 – $3,500,000
Crowd: 50
Opening Bid: $3,300,000 VB
Passed in: $3,300,000 VB
Bidderman: 0
Reporter: Kieran

Without a response to the opening vendor bid, the property was passed in.

MALVERN, 11 Euston Street
Agent: Daniel Wheeler
Agency: Marshall White
SOI: $3,000,000 – $3,300,000
Crowd: 40
Opening Bid: $3,100,000
On the Market: $3,250,000
Under the Hammer: $3,531,000
Bidderman: 4
Reporter: Kieran
A sprint to start between three bidders. After the property was declared on the market, Bidder 4 stepped in, fending off 9 separate knockout bid attempts from a determined

SOUTH YARRA, 55 Leopold Street
Agent: Gowan Stubbings
Agency: Kay & Burton
SOI: $2,950,000 – $3,245,000
Crowd: 30
Opening Bid: $3,100,000
On the Market: $3,350,000
Under the Hammer: $3,455,000
Bidderman: 3
Reporter: Kathy

Ten minutes. Ten minutes to introduce and then sell under the hammer. Ten minutes when there are three bidders who know what they want. No messing around, straight down to business, with a quick opening bid and counter bids to follow.

MALVERN, 10 Jordan Street
Agent: John Morrisby
Agency: Jellis Craig
SOI: $4,000,000 – $4,400,000
Crowd: 40
Opening Bid: $4,100,000 VB
Passed in: $4,150,000 VB
Bidderman: 0
Reporter: Kieran

Two vendor bids went unanswered by the crowd across the street.

ARMADALE, 25a Huntingtower Road
Agent: Justin Krongold
Agency: Marshall White
SOI: $2,600,000 – $2,800,000
Crowd: 45
Opening Bid: $2,600,000 VB
On the Market: $2,900,000
Under the Hammer: $4,050,000
Bidderman: 4
Reporter: Ellen

Auctioneer Justin Long welcomed a crowd of 45 to the auction of 25a Huntingtower Road Armadale. Mr Long opened the bidding with a vendor bid of $2,600,000. Two bidders joined the race and the property was declared on the market at $2,900,000. Two additional bidders entered the bidding with the bids moving swiftly. The property sold under the hammer for $4,050,000 after steady competition from the four bidders.

SOUTH YARRA, 17 Ralston Street
Agent: Dean Gilbert
Agency: Marshall White
SOI: $4,500,000 – $4,950,000
Crowd: 20
Opening Bid: $4,250,000 VB
Passed in: $4,250,000 VB
Bidderman: 0
Reporter: Kathy

No one in the crowd was willing to raise their hand today. The property opened and closed on a vendor bid.

The James Home Rating System for Buyers

The James Home Rating System for Buyers

Three Ps. 1,000 points. A lifetime of difference.

Over the past 25 years, we’ve developed and refined one of Melbourne’s most trusted property assessment tools—

James Home Ratings. Built to bring science, structure, and strategy to high-stakes real estate decisions, it’s quietly helped more buyers and buy/sellers make more money than any other buyer advocate method in the city.

What Is It?

The James Home Rating is a 1,000-point scoring system based on the 3 critical drivers of long-term property value:

Position – Street, precinct, orientation, land size, walkability, and school zones.
Property – Building size, flow, floorplan, architecture, renovation quality, potential.
Price – Relative value based on recent sales, market cycle timing, and agent positioning. Emotions

Each home is scored independently and consistently, based on how it aligns with long-term demand and supply fundamentals—not short-term trends or agent spin against other similar types of homes.

Why It Works – Patterns

Because real estate, at its core, is about human behaviour—and history repeats itself.

Over decades, we’ve tracked what buyers want, what they avoid, and where they pay premiums. Certain homes—especially true A-Graders—attract stronger demand in every market. Others, like C-Graders, only sell well in boom times.

Our 1,000-point system exposes where a home really sits in that cycle. That insight gives you:

Confidence to buy strong,
Courage to walk away from trouble, and
Clarity to align your sell/buy strategy with your life goals.

A, B, C-Grade Homes – Know the Difference

A-Grade: Always in demand. Rare, proven, and resilient through market shifts.
B-Grade: Good, but situational. Can work well when bought or sold smartly.
C-Grade: Riskier. More emotion-driven, often overhyped, and harder to recover value.

The James Home Rating makes these differences clear—before you commit.

What the Scores Mean

Here’s how the James Home Rating benchmarks property quality across inner Melbourne:

500 – Maybe ok but it has serious issues to consider
600 – Average: Typical for many Inner Melbourne homes
700 – Solid: Better than many, with clear buyer appeal
750–800 – Above Average: Strong fundamentals, few weaknesses
800+ – Exceptional: A-Grade, no obvious dealbreakers, rare and highly sought-after

Why It’s Made Clients Millions

Because clarity beats chaos. Whether you’re buying, selling, or doing both at once, the James Home Rating:

Finds value others miss
Exposes flaws hidden beneath polish
Aligns your decision with long-term truth, not short-term noise

We’ve used it to protect clients, unlock better homes, and negotiate stronger outcomes—time and again for over 25 years – it is patented.

The James Home Rating System for Buy / Sellers

The James Home Rating System for Buy Sellers

Why the James Home Rating Works When You’re Selling

Science, structure, and serious clarity—for stronger decisions and better results.

Selling a home—especially in Melbourne’s inner suburbs—requires more than a good agent and some fresh paint. To get the best price from the best buyer, you first need to know what your home is truly worth, not just what an agent tells you.

That’s where the James Home Rating becomes a game-changer.

It’s Scientific. It’s Strategic. It’s Seller-Smart.

This isn’t guesswork or gut feel. Our 1,000-point scoring system is built around 3 core value pillars:

Position – Location, street quality, orientation, amenity
Property – Land size, architecture, layout flow, condition, scope
Price – Based on real market dynamics and long-term performance

Each home is evaluated across a lot of PPP issues. From traffic noise to natural light, from ceiling heights to buyer emotion triggers—nothing is left out.

Why Sellers Use It

When you’re selling and planning to buy again, clarity is power.

The James Home Rating helps you:

Understand your true market position before listing
Avoid underquoting or overhyping, which can backfire
Strategically align your sell/buy timing to minimise stress
Pre-empt objections and improve buyer perception
Back up your price expectations with logic—not hope

It’s not just for buyers—it’s a powerful tool for price-setting, deal-structuring, and agent accountability.

What the Scores Mean

Here’s how the James Home Rating benchmarks property quality across inner Melbourne:

500 – Maybe ok but it has serious issues to consider
600 – Average: Typical for many Inner Melbourne homes
700 – Solid: Better than many, with clear buyer appeal
750–800 – Above Average: Strong fundamentals, few weaknesses
800+ – Exceptional: A-Grade, no obvious dealbreakers, rare and highly sought-after

Bottom Line

The James Home Rating gives you what emotion and opinion can’t: a scientific, structured, and strategic understanding of your property.

Whether you’re buying, selling, or both, it’s the most powerful way to stay in control, avoid costly mistakes, and walk into every decision with confidence.

Clarity leads to stronger outcomes.
And stronger outcomes lead to better lives.

PRICE	BUYER ADVOCACY	POSITION	PROPERTY
3.5m	Brighton	Church St Precinct	Apartment
1.8m	East Melbourne		Apartment
2m	Carnegie	to Richmond	Townhouse
3.5m	Camberwell	Canterbury & Kew	New Home
7m	Armadale –	Malvern Larger block and family home	Bigger yard, will reno
6m	Camberwell Hawthorn	Camberwell Hawthorn	Renovation Value Add up to $2m

1.2m	Caulfield	Anderson Park Area	Townhouse for single
2.7m	Prahran	South Yarra,	Small home
4.5m	Hawthorn	Malvern	Family Home
3m	Surrey Hills,	Mont Albert Canterbury	Family Home
3.2m	Mont Albert	Surrey Hills, Canterbury	Family Home