Exciting Winter and Spring Ahead?
Mal James
Buyer Advocate
0408 107 988
mal@james.net.au
Last night — at the end of one of our busiest weeks in months — we missed on a home in Malvern East for a client.
It had sat for yonks, overpriced.
But now, with a price drop?
Gone. Multiple bidders. Competitive….the discount in the end was not that much.
As the agent called to console, he casually mentioned he’d just come from a $6m- Glen Iris boardroom auction — and was off to another deal.
At the same time, Sim was taking a callback from Albert Park, where we’d bought a home for over $4m in a volcano auction last Saturday.
That agent, who we were talking to about the sell part of the buy sell, had just come out of a boardroom deal north of $5m, and was heading straight into another deal there and then.
Across the inner sanctums of Top End Melbourne — $4m to $7m — the signs are there.
Not in every pocket.
Not for every home.
But this market is trying to lift and IS.
It’s not flying. But it is spluttering upwards — selectively, quietly, and firmly.
So What’s Moving?
- The A-Graders — those with Position, Property, and Price in line.
- The $4m to $7m is leading some sort of charge having largely been dormant for a long time.
- And when the pricing is on — we’re seeing $300k–$500k above late last year’s market.
- In fact anything with a competitive asking price. Just walked away from 7 other bidders on a dated but good townhouse at 1/32 Goe St Caulfield South, $300k over top of what I thought was a curious quote.
The genie is pushing the lid, the horse has warming um for a bolt and some of the milk is looking for a spill and when it does buyers will cry.
So What’s Not?
- Overpriced: • When it’s not? Silence. Stalemate. Sitting. If you’re quoting tight and presenting right, you’re getting real action.
If not — no amount of wishing will get it over the line. (see our detailed area by area analysis below)
- Geography: Outer Melbourne’s and Regional Top End. Such as from Caulfield to Jells Park, its still on life support. looking for a pulse. It needs a defibrillator — because the buyers? Well we can’t find them at the prices being asked.
What’s Next?
I’ll be walking the Dolomites for the next 10 days — shoes on, phone mostly off from Tuesday.
But I’ll be straight back to work Thursday week.
And from what I’m seeing and feeling, we’re heading into a cracking early Spring, unless the world throws one of its famous curveballs.
So let’s get into it. Below is our analysis of Melbourne’s Top End markets via our M2 100 Auction Test.
Yes, you can get lost in the weeds — but read the signs and you’ll see what we see:
The market’s trying to grow up to be a big boy and a big girl again and get out of a 3.5 year naughty corner.
1/2 Year Over: Clearer Signs. Same Old Truths.
As some head into the winter break, the narrative is no longer murky — but it’s still brutally clear:
Sellers who misread the market are sitting. Buyers who misread the moment are missing.
STONNINGTON:
The top end is warming slightly, but only for A-graders.
- 2 homes over $6m sold under the hammer. 3 wounded underbidders now roam — ready to strike next time.
- Contrast that with last week’s <50% clearance wasn’t just soft timing — it’s now hard evidence: 5 of 6 homes remain unsold.
🔴 That’s an 83% stale rate.
The issue? Price. Not demand.
The message? Get your ask wrong, and your home will sit.
But the top end’s slight surge could be the start of a broader lift — when value is real.
BAYSIDE & PORT PHILLIP:
It’s all about reading the moment.
- If your agent spots a solo standout buyer, sell before.
- If you’re a buyer, get advice — or risk bidding against yourself in no-man’s-land.
- Half of the auctions this week? Sold before. Strategic.
- 3 more went volcanic.
- The rest? Ducks. No bids. No noise.
Same pattern the last 2 weeks:
- Nearly half withdrawn or sold before
- About 25% volcanic
- The rest? Low bid, no movement — and now, still unsold but quoting the same or more.
🟡 Takeaway: It’s predictable — if you’re skilled at listening.
BOROONDARA:
Currently not the powerhouse. Still elite — but inconsistent.
- Once the leader. Now trailing.
- Surprising? Yes, considering this is still the hub of Melbourne’s most active buyer group: Asian Australians.
- And yet, in the last 3 weeks, less than 1 in 3 homes has sold under the hammer.
🔵 Conclusion: Depth is there — but deals need to be sharp.
The days of automatic premium are gone.
It’s now Position. Property. Price.
Everything else is delay.
What Some Prospective Buyers Want in Architects (2025 Edition)
It’s changing. Fast.
More and more of our clients are telling us they’re looking for architects who balance creativity with commercial reality. Here’s what’s rising to the top of their list:
Speed – not rush, but momentum. Clear steps. No drift.
Financial Accountability – realistic budgets, transparent quotes, and smart value decisions. The architect who says the builders quote is not part of my brief is a dinosaur.
Alignment with the Client’s Vision – not just inspiration, but actual listening and delivery of what is asked for.
Practicality over Pretense – less airy-fairy, more grounded, logical solutions that live well.
Modern Professionalism – responsive communication, deadlines kept, expectations managed.
Creative Solutions Within Constraints – bold ideas that still respect time and money.
In short?
Creativity, yes, even a nice lunch — but with speed, structure, and real-world accountability.
A brilliant design is not one that never happens just like its not a brilliant summit if you die on the way down!
What We Provide as Advocates
Our role is to give you (our client) a structured framework to get things moving — fast, clearly, and with the right people at the table.
We help you:
Clarify yours (not somebody else’s) brief
Shortlist aligned architects
Coordinate early introductions
Set timelines/budgets/structure for accountable creative progress.
Once a decision is made, we step back — so you and your architect can get on with it.
No interference. Just momentum and support when it’s needed most. As we repeat a successful summit is only if you make it back down the mountain………sane, with only minor financial flesh wounds and a small sense of euphoria not a large sense of inertia.
Speed. Accountability. Structure.
Last weekend, we bought a home for a client — a solid buy, but one that needs a serious renovation.
By Friday, here’s what we had:
Architect shortlist finalised
Initial brief written and reviewed
Brief distributed
Key contacts engaged for discussions over the next month
Why mention it?
Because in this market, momentum matters — not just in buying, but in what comes next.
Whether it’s a purchase, a reno, or a long-term plan, the difference between “thinking about it” and “getting it done” is often just speed, accountability, and structure.
That’s what we’re here for.
Bad, Good & Great Architects. You want Great!
Seriously Good Builds in Malvern & Murrumbeena
You see brilliance in the most unusual of places. At the mid 2s this is one the best townhouses I have seen when I viewed it this week. I have zero financial connection.
No surprises this is under offer – it was seriously an A-Grader on its PPPs – the architecture for me was first class in terms of space, proportions and flow. Unclear on final price! No financial connection.
24–26 Mayfield Avenue, Malvern; Inspected: May 7
Position: North rear. Top of cul-de-sac. Elevated. Toorak-border feel.
Home Type: Grodski-designed architectural – 18 years old but feels timeless.
This home really surprised me – in a good way. I wasn’t expecting to find this level of quality, proportion, and feel. Quoted $7.2m–$7.6m by Darren Lewenberg, who I rate as a solid operator. This home is well-priced for the right buyer, particularly those who value quiet parkside positioning, big land (914sqm), and proper architecture – not fashion, not fluff, but substance.
The Stats (that are not quite telling the future)
Our 2025M2 100 Auction Test - Full Results
Geographical Comparisons
'Round the TOP END Auction Grounds
Definitions and Data Points for James Buyer Advocates 100 Auction Tests
New to JAMES BUY SELL and James Buyer Advocates? WELCOME – THE JARGON OF 4 SEASONS and 100 AUCTION TESTS: 100 Auction Test is where we randomly select Top End homes before they go to auction and then we turn up and report on all results, so as you can get a true picture of the current Inner Melbourne Top End Market. We do it 4 times a year in the major markets.
Opening Market M1 usually sets a direction till Easter (sometimes the whole year)
May Market M2 post Easter leading into Winter trends – capricious market usually.
Spring Market M3 is Footy Finals and Pre-Cup – a major buy sell season. Can see a market turnaround either way, coming out of winter.
Christmas Market M4 is from November till Santa comes. Often the hardest market to sell in, due to oversupply relative to unsatisfied demand.
Demand – Bidderman. How many bidders per auction? A very accurate measurement of market depth when taken over a wide sample. Number of Bidders / Number of Auctions.
1 bidder average – Falling Market. 2 bidders – Rising Market. 3 bidder average – On Fire
Supply – Stock Levels. It’s a nuanced opinion measurement, more so than scientific, as there can be a flood of unrenovated homes, but the market wants ready to move in.
Clearance Price % – Many data points give exaggerated readings as agents choose to leave out the bad news (unsolds). We choose the sample before auction and track down every result. The higher the clearance rate, the more agreement between buyer and seller on price and if Bidderman is also strong this shows prices are rising.
Measurements: Under 60% falling. 60-70% some stability but easing if below 65% consistently. 70%-80% rising. 80%+ On fire.
GLOSSARY
PPP’s – All homes and all buyers have 3 characteristics. A good deal for a buyer is when their PPP’s match the homes PPP’s.
Position (land location) + Property (building) + Price = 3P’s. A buyer can adjust all three to get what they really, really want and to meet the market.
Whilst a home has 3 P’s, a seller has only 1 P they can adjust – Price. Although a good seller and agent can, prior to the sale, affect the P of Property through Presentation.
Overall there are 3P’s and Position is most often, the most important.
A-Graders – If the home’s PPP’s are desirable to many in the market we call that an A-Grader. However, it’s all the 3P’s that need to be desirable. You can have a great location, great building and be overpriced in which case you have only 2 desirable P’s – we call that a B-Grader. C-Graders have 1 or no desirable PPP’s and the only usual desirable P is Price – a weak one – this is why C-Graders are poor investments.
Volcanoes – When the market is hot you see increasing numbers of 4 or more bidders on homes. We call that a volcano. 1 or no bidders we call a duck.
Wounded Underbidders – Buyers who miss, go harder (more money) next time to avoid the hurt of missing out again. When there are multiple unhappy buyers, who have missed multiple times (wounded underbidders), the market rises quickly.
Cautious Buyers – Non-Bidders – Potential buyers who see lots of pass-ins, tend to not want to bid because their fear of overpaying is greater than their desire to buy and get out of the market.
Stales – Number and length of time a property remains unsold. The older the stale, the weaker the price (as a general rule). The more stales, the weaker the market as they clog up the market creating an oversupply.
Off-market – Homes that are for sale but are not advertised in the mainstream media like realestate.com.au. Over say $5 million there are considerably more homes off market than on market. More than ½ the homes we buy and sell are off-market.
Pre-market – Homes that some agents say are Off-market. Pre-market homes are homes coming to market but are not yet advertised and are often not really for sale at the moment.
On-market – usually refers to homes sold with major advertising say on Domain or realestate.com.au
Not for sale (and the 4 ducks) – there are many homes that are also said to be Off-market or Pre-market homes that are not really for sale. Why? Seller is testing the market. Agent is testing the market. Agent has no work. Seller wants a free valuation or some company.
For a home to be really for sale off-market, it needs to pass the 4 Duck Test.
- Agent Authority 2. Contract of Sale 3. Asking Price 4. Easy Access.
Good ól Boring Process – When you are cooking a cake – do you get your best results by making up the ingredients, the amounts and throwing them into together, hoping for the best? If you do great, but I’m not hungry. A good recipe is a good process. And in property a good recipe is 3 Questions starting with what do I really really want? If you can’t work that out, then engage a good agent. When you answer that question, you go to the 2nd and 3rd questions and make good decisions. Good decisions lead to good outcomes – for you.
Market Prices – Every price is supposedly a market price. It’s a lazy concept.
Market price is a living organism – lets imagine it’s like a human. The market is the blood, the circulatory system. The PPP’s are the bones, the skin, the main organs and we agents and agent marketing are the lipstick, perfume, clothes. All 3 – blood, bones and lipstick make up a price and its attractiveness, it’s not just the market.
Market Values – Values are opinions. All opinions have vested interests and biases. What the council, the bank, the agent, the buyer, the seller values a home at will all be different.
Last year two valuers came to a home I was looking to refinance – $4m home – 3 weeks apart the valuations were approx. $700,000 different – that’s qualified valuers – same criteria.
Market Value v Market Price – One is an opinion before the deal and one is the actual result after the deal.
Quote Range: It is thought to be an agent estimate of final price – it is not. See Quoting
Under the Hammer: is when a home is sold to a buyer under the auctioneer’s hammer that is on the street or in the home in front of crowd when we says sold – it can be just clapping his hands together – under the hammer refers to the old gavel now only sometimes used.
On the market: (different from on-market) is a colloquial term that an agent or auctioneer uses to state we are now at a level that it will be sold (now) even if there is no more bidding.
What affects markets?
Demand and Supply – yes sir re – that is what really affects markets.
Some Key Supply Variants
- Government restrictions
- Lag Times in supply of demand changes
- Builders and materials
Some Key Demand Variants
- Money – Bank credit and community wealth
- Overseas Buyers, Interstate Buyers, Migration
- Stock Markets and World Events
Predicting the Future
Economists, banking leaders and other market predictors are like horse race “experts” – entertaining but of little long-term value. In 2017, 2018, 2019, 2020 the pundits on where the market was going got it wrong, dead wrong 4 from 4. A coin toss should have got at least 2 from 4. The only pundit we listen to with respect, is the one that says they don’t really know.
Rising / Falling / Easing – Humans are herd animals.
When there are a number of pass-ins the market eases. When combined with increasing stock coming on and more stales, the market falls more sharply.
Increasing numbers of wounded underbidders and less stock the market edges up – when wounded underbidders combine with loose bank lending and tight stock and increasing migration, then market prices begin to run away.
A home can easily be 5% more or less in a week (1 bidder drops away) and parts of the market can change by 5% in a month. A property can change by 10% during the length of an auction campaign. It is very similar to the ASX in terms of its variability – it’s just not as transparent.
Individual property prices are very fluid, they are far from fixed as many think and claim.
Market Conundrum – often the best time to buy or sell is when everybody else doesn’t want to – eg counter to the markets.
Buy or sell timing maxims we live by? Assuming it’s an A-grader. If you really, really like it, buy now. If you really, really like it never sell.
Which brings us back to Doe. Doe is dear, a female deer. This is why 10,000 people read Marketnews.com.au. It’s the only property thing that makes no sense (smiley face).
Underquoting – is when an advertised price (an agent quote) is below one of
- Agent estimates of value or
- A written buyer offer or
- The Vendor reserve
An agent quote is not a valuation, it is not a fixed sticker price – a quote is seen by my industry as a vehicle to attract bees (buyers) to the honey (home) and that’s ok, if legal.
However underquoting is unethical but widespread. Underquoting has been endemic in the last week of an auction campaign in the markets of 2015, 2016, 2019, 2020 and 2021 – a new falling market may be different.
Underquoting is a badge of honour for some selling agents – for god sake there is cheering from the rafters with every $1,000,000 over reserve. It’s celebrated not put into balance or condemned in the media. Please note sometimes genuine market forces create $1,000,000 over reserve when it’s not an underquote (celebrate then) – but when it is happening week in and week out and to the same people and same companies, then they must be very unlucky or incompetent agents or they are serial underquoters.
Underquoting can work in a rising market – work for the agent and seller that is, not the buyers.
Underquoting can hurt inexperienced buyers in 4 bidder auctions BUT
In many instances in falling markets and with B and C Graders it actually hurts the sellers – e.g. duck or 1 bidder auctions.
Underquoting is fixable with a buyer education program as to what a quote is and what it can and cannot do AND moveable (not fixed) step up and step down written legal quoting AND timely stated auction reserves say ? days out from an auction AND mostly an industry desire, but there is minimal desire within my industry or the CAV or the government.
Legal Step Quoting: A term we invented to explain moves/strategies in quoting. We used to have a problem with it, but now we see it as sensible practise on behalf of the seller – so long as it is down legally and actually done. Step quoting if done legally is simply moving the written quote during the campaign in line with offers, changing or firming vendor reserves and any changing agent’s opinion of likely value.
Illegal Step Quoting: Is when the agent has a written quote, then tells you a higher quote on the phone and then an even high quote after you offer.
Legal Quoting: It is legal (and we consider ethical and professional) for the agent to quote above the seller’s reserve providing it meets the other two key criteria.
Legal Quoting: When it’s on the market and unexpected market forces take it well past expectations. Our only argument is how often can that happen to one agent or agency before it becomes obviously illegal.
Quoting even with the best intentions (and we have them) is not a perfect science, just as market valuations and your buying estimates are not.
James Buy Sell Process – Ethical quoting brings more real buyers and sellers to you:
Early Campaign: We quote to attract buyers but not below what we reasonably think the home may go for. Where the seller has a firm price, we do not quote below that price either.
We suggest the seller keeps an open mind on reserve (early days) if their main focus is to sell.
If the seller has a firm fixed reserve and it’s too high, then not only will he or she be unlikely to sell but he or she will get no feedback on price and therefore he or she could compound the selling issue down the track – a double negative for selling – eventually getting a lower price.
Middle of Campaign: We may Step Quote (change the quote, preferably up, but sometimes down to more accurately represent the sellers thought on possible reserve and/or feedback from buyers and/or if we have had an offer than has not been accepted)
Advertised final week of Campaign: We genuinely try and have the quote reflecting a seller reserve and where James Buy Sell now thinks the majority of buyers are. Please note: it is not an exact science, and we cannot predict all buyers (often buyers do not tell the door agent anything or say lower amounts – both sides can be guilty of misrepresentations).
We care about buyers and our quoting reputation. If you do a building inspection in the last week of the campaign and the reserve ends up outside the quote, please ring us and we will probably refund any professional building inspections up to $600.
The current Underquoting enquiry’s timing relates to a forthcoming election, is running into a falling market where underquoting is less noticeable.
The best way to deal with underquoting (currently) is through your own quality research or a quality buyer agent or if selling then an ethical selling agent.
Winter Reads I've read that make total sense to me
Learnings Snapshot: Wounded Buyers, Stale Stock & Signs of Lift-Off
This week we saw just two homes go under the hammer over $6m — but what’s more telling is the three wounded underbidders now prowling for their next shot. That’s the real story: energy in the wings, not always on the stage.
Compare that to Week 2, where the clearance rate dropped under 50%. And now, seven days on, the check-in confirms it wasn’t a timing issue — five of those six top-end homes remain unsold:
TOORAK, 4 Theodore Court – ❌
PRAHRAN, 59 Wrights Terrace – ✅ Sold
SOUTH YARRA, 48 Surrey Road – ❌
ARMADALE, 10-12 Kooyong Road – ❌ Reauction looming
GLEN IRIS, 44 Aintree Road – ❌
GLEN IRIS, 154 Burke Road – ❌
That’s an 83% stale rate, an undeniable red flag. The takeaway? It’s not the market’s fault — it’s pricing. Misjudge your ask, and your home will sit and sit and sit.
Yet paradoxically, the upper end is warming up faster than the broader market. That’s a classic early-stage sign of a lift-off cycle. When the top end leads, it usually means there’s fuel building across the board.
So what now? For sellers: get real on price or get left behind. For buyers: prepare for more competition, especially if you’re circling those A-graders.
| Stonnington M2 | No. of Auctions | Clearance Rate | Avg. Bidderman |
|---|---|---|---|
| Week 1 | 7 | 71% | 1.0 |
| Week 2 | 10 | 40% | 1.0 |
| Week 3 | 13 | 92% | 1.5 |
| Total (M2) | 30 | 70% | 1.2 |
Stonnington – Week 3 (13 auctions)
Clearance: 92%
Bidderman: 1.5
Stonnington – Overall (30 auctions)
Clearance: 70%
Bidderman: 1.2
MALVERN, 96 Stanhope Street
Agent: Jeremy Fox (RT Edgar)
Before auction: $undisc
Bidderman: 1
SOUTH YARRA, 45 Fitzgerald Street
Agent: James Paull (Kay & Burton)
Bought before: $undisc
Bidderman: 1
SOUTH YARRA, 22 Grosvenor Street
Agent: James McCormack (Marshall White)
Before auction: $undisc
Bidderman: 1
PRAHRAN, 5 Charles Street
Agent: David Sciola (Jellis Craig)
Before auction: $undisc
Bidderman: 1
MALVERN, 7 Lysterville Avenue
Agent: Carla Fetter (Jellis Craig)
Before auction: $undisc
Bidderman: 1
TOORAK, 34 Balmerino Avenue
Agent: Justin Long (Marshall White)
Crowd: 25
Opening Bid: $5,500,000 VB
On the Market: $5,810,000
Under the Hammer: $6,110,000
Bidderman: 2
A vendor bid of $5,500,000 and the bidding was swift to commence, with two bidders entering the race. The property was declared on the market at $5,810,000 and sold under the hammer for $6,110,000 to the first bidder.
MALVERN EAST, 39 Brunel Street
Agent: Fiona Ansell-Jones (Marshall White)
Crowd: 35
Opening Bid: $2,750,000
On the Market: $2,950,000
Under the Hammer: $3,155,000
Bidderman: 3
Three eager bidders quickly joined the race, and with no need for a half-time break, the property sold swiftly under the hammer.
TOORAK, 42 Bruce Street
Agent: Nicole French (Marshall White)
Crowd: 45
Opening Bid: $5,400,000
On the Market: $5,770,000
Under the Hammer: $6,100,000
Bidderman: 3
Phones calls being made, alarms going off, a somewhat tension filled atmosphere in Toorak this Saturday morning. Fair to say the crowd had high expectation which were not met as the auction started. A quick turn in events as two buyers got into a rapid bidding-war. The third bidder came in strong at a start of $6,000,000 and ended up taking the keys.
SOUTH YARRA, 5 Affleck Street
Agent: Lee Pellizzer (Hodges )
Crowd: 30
Opening Bid: $2,100,000 VB
On the Market: $2,325,000
Under the Hammer: $2,675,000
Bidderman: 2
A vendor bid of started the auction $2,100,000. Two bidders entered the race, and the property was declared on the market for $2,325,000. The property sold under the hammer for $2,675,000.
MALVERN EAST, 23 The Grange
Agent: Mark Pezzin (Jellis Craig)
Crowd: 35
Opening Bid: $2,700,000 VB
Passed in: $2,870,000
After Auction: $undisc
Bidderman: 3
After a vendor bid kicked things off, three parties joined the race, but momentum soon slowed as the auction crawled forward in $5,000 increments, eventually passing in to the second bidder after failing to meet the reserve. Sold after.
SOUTH YARRA, 95-97 Millswyn Street
Agent: Michael King (Abercromby’s)
Crowd: 12
Opening Bid: $3,500,000 VB
Passed in: $3,6000,000 VB
After Auction: $undisc
Bidderman: 0
The bid started with a vendor and ended with a vendor before the property was passed in. Sold after.
MALVERN, 33 Wheatland Road
Agent: Adam Walker (Jellis Craig)
Crowd: 40
Opening Bid: $2,000,000 VB
Passed in: $2,110,000
After Auction: $undisc
Bidderman: 1
A vendor bid opened the bidding at $2,000,000. This was met with a bid of $2,025,000. After consulting with the vendors, Auctioneer David Sciola placed a second vendor bid of $2,100,000. The sole bidder placed a subsequent bid, and the property was passed in for $2,110,000. Sold after.
MALVERN EAST, 4 Ferncroft Avenue
Agent: Kellie O’Neill (Jellis Craig)
Crowd: 37
Opening Bid: $3,300,000 VB
Passed in: $3,400,000
Bidderman: 1
Sunny suburban backstreets saw mostly young families gathering to inspect the property. Whilst the crowd looked engaged there was only 1 bidder who retired after 2 bids. The property was passed in on a vendor bid.
Stonnington – Week 2
10 auctions
Clearance: 40%
Bidderman: 1
Stonnington – Week 1 and 2
17 auctions
Clearance: 53%
Bidderman: 1
TOORAK, 4 Theodore Court
Agent: Jeremy Fox – RT Edgar
SOI: $3,200,000 – $3,520,000
Crowd: 8
Opening Bid: $3,000,000 VB
Passed in: $3,000,000 VB
Bidderman: 0
Auctioneer Jeremy Fox opened the bidding with a with a vendor bid of $3,000,000. No further bids were placed and the property was passed in.
PRAHRAN, 59 Wrights Terrace
Agent: David Sciola – Jellis Craig
SOI: $2,100,000 – $2,300,000
Crowd: 50
Opening Bid: $2,100,000 VB
Passed in: $2,100,000
Bidderman: 1
Auctioneer David Sciola opened the bidding placing a vendor bid of $2,100,000. A sole bidder matched the bid and the property was passed in for $2,100,000.
SOUTH YARRA, 48 Surrey Road
Agent: Simon Dale – Biggin & Scott
SOI: $2,100,000 – $2,300,000
Crowd: 25
Opening Bid: $2,100,000 VB
Passed in: $2,200,000 VB
Bidderman: 0
Dale opened the bidding with a vendor bid of $2,100,000. After no bids were placed the property was passed in on a second vendor bid of $2,200,000.
ARMADALE, 10-12 Kooyong Road
Agent: Richard Nowak- Kay & Burton
SOI: $3,000,000 – $3,300,000
Crowd: 9
Opening Bid: $2,950,000 VB
Passed in: $2,950,000 VB
Bidderman: 0
No one in this small, quiet crowd was tempted to raise their hand today. The property was passed in on a single vendor bid.
GLEN IRIS (Stonnington), 44 Aintree Road
Agent: David Volpato – Marshall White
SOI: $4,850,000 – $5,300,000
Crowd: 35
Opening Bid: $4,850,000 VB
Passed in: $4,850,000 VB
Bidderman: 0
The gathered crowd observed, but did not participate in today’s auction. It opened and closed on a single vendor bid.
PRAHRAN, 43 Chatsworth Road
Agent: Carla Fetter – Jellis Craig
SOI: $2,200,000 – $2,400,000
Crowd: 70
Opening Bid: $2,300,000
Passed in: $2,450,000
Sold After: $2,475,000
Bidderman: 3
MALVERN, 62 Claremont Avenue
Agent: Nicky Rowe – Kay & Burton
SOI: $2,450,000 – $2,550,000
Crowd: 45
Opening Bid: $2,550,000 VB
Passed in: $2,555,000
Sold After: $undisc
Bidderman: 1
On a sunny day, after a halftime break, a single $5,000 bid was placed and the property was passed in to that bidder.
MALVERN EAST, 47 Brunel Street
Agent: Kevin O’Brien – Jellis Craig
SOI: $2,600,000 – $2,750,000
Crowd: 40
Opening Bid: $2,600,000 VB
Passed in: $2,690,000
Sold After: $undisc
Bidderman: 2
After a very silent start and two vendor bids, the auctioneer approached two interested parties individually, eventually wrangling a bid from one – sparking a small bidding war between the pair in $10,000 increments. The property passed into the original bidders a short time later.
GLEN IRIS (Stonnington), 1 Vincent Street
Agent: Fiona Ansell-Jones – Marshall White
SOI: $3,500,000 – $3,850,000
Crowd: 40
Opening Bid: $3,750,000
On the Market: $3,950,000
Under the Hammer: $4,060,000
Bidderman: 3
The auction kicked off with a confident, no-nonsense bid from a woman who declared she wasn’t there to mess around, and after a half-time break, a spirited bidding war between three contenders ended with the property selling under the hammer to the original bidder.
GLEN IRIS (Stonnington), 154 Burke Road
Agent: Daniel Wheeler – Marshall White
SOI: $2,000,000 – $2,200,000
Crowd: 25
Opening Bid: $2,000,000 VB
Passed in: $2,000,000 VB
Bidderman: 0
M2 – Week 1 Stonnington
7 auctions
Bidderman: 1
Clearance: 71%
PRAHRAN, 36 Highbury Grove
Agent: Darren Lewenberg – Kay & Burton
SOI: $3,500,000 – $3,700,000
Before auction: $undisc
Bidderman: 1
MALVERN EAST, 18 Fountaine Avenue
Agent: Jesse Matthews – Marshall White
SOI: $2,400,000 – $2,600,000
Crowd: 63
Opening Bid: $2,425,000
On the Market: $2,675,000
Under the Hammer: $2,735,000
Bidderman: 2
Bids went quiet at $2,525,000 after a reflection was called the bids ramped up and the property was sold at $2,735,000
MALVERN EAST, 333 Waverley Road
Agent: Daniel Wheeler – Marshall White
SOI: $2,100,000 – $2,300,000
Crowd: 48
Opening Bid: $2,100,000 VB
On the Market: $2,350,000
Under the Hammer: $2,450,000
Bidderman: 2
An intimate action in the north-facing beer garden saw a slow start. Once reminded of the location a rapid bid-fire started between x2 keen bidders, selling under the hammer in at $2,450,000
MALVERN EAST, 68 Burke Road
Agent: Anthony Reis – Marshall White
SOI: $2,500,000 – $2,700,000
Crowd: 20
Opening Bid: $2,500,000 VB
Passed in: $2,525,000
Sold After: $2,625,000
Bidderman: 1
A crowd of 20 gathered inside 68 Burke Road, Malvern East. Auctioneer Daniel Wheeler opened the bidding with a vendor bid of $2,500,000. This was met by a bid of $25,000. The property was passed in to the sole bidder for $2,525,000
SOUTH YARRA, 21 Acland Street
Agent: Jock Langley – Abercromby’s
SOI: $4,800,000 – $4,995,000
Crowd: 20
Opening Bid: $4,750,000
Passed in: $4,751,000
Sold After: $undisc
Bidderman: 1
Auctioneer Tim Derham welcomed the crowd of 20 to the auction of 21 Acland Street, South Yarra. Mr Derham opened the bidding placing a vendor bid of $4,750,000. A bidder attempted to place a $1000 bid which was rejected by Mr Derham. However after no bids were placed the bidder persisted and Mr Derham accepted his $1000 bid. The property was passed in to the sole bidder for $4,751,000.
MALVERN EAST, 41 Washington Avenue
Agent: Walter Summons – Belle Property
SOI: $2,700,000 – $2,850,000
Crowd: 39
Opening Bid: $2,700,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
Despite the weather, the streets of Malvern East were flooded with potential buyers, or so it seemed. Positioned in the suburban back streets of Washington Ave, white picket fenced Victorian bungalow was passed in after a vendor bid of $2.7
SOUTH YARRA, 39 Leopold Street
Agent: James McCormack – Marshall White
SOI: $2,700,000 – $2,950,000
Crowd: 16
Opening Bid: $2,700,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
A crowd of 16 gathered inside 39 Leopold Street, South Yarra. Auctioneer James McCormack both opened and closed the bidding placing a sole vendor bid of $2,700,000.
Learnings Snapshot: Sold Before or Volcano and nothing in between
Super clear message:
If you’re a seller, and your agent says there’s one standout buyer or just one bidder — listen to them. A good agent will know when to move before auction day. That doesn’t mean caving; it means knowing the moment.
And if you’re a buyer? You should really consider getting proper advice. Because unless you’re experienced, there’s a real risk you’ll bid against yourself. Yes, the market is lifting, and yes, you need to be careful not to miss genuine heat — but the smarter move is knowing how to read the play, not guessing. Misreading a bluff as real or truth as fake can cost you either the home or hundreds of thousands.
This Saturday? Half the auctions we were tracking never got to auction — they were sold before. That’s not lazy — that’s strategic.
Last week was almost a carbon copy:
- 3 sold before
- 3 volcanic auctions ran
- Of the remaining 5 were ducks — no real bidding, no choice but to sit unsold.
Every outcome was entirely predictable — and predicted — before Saturday.
Two weeks ago same pattern.
- Nearly half were withdrawn or sold before
- Around 25% went volcanic
- 4 had minimal bidding. Of those, 1 sold immediately post-auction, but the other 3? Still unsold two weeks later — and worse, they’re now quoting the same or higher than before, despite not selling. That’s not strategy — that’s stubborn.
The lesson?
We’re in a market trying to build momentum, but only when the Position, Property and Price (PPP) line up.
Everything else? It’s noise or wishful thinking.
| By the Bay M2 | No. of Auctions | Clearance Rate | Avg. Bidderman |
|---|---|---|---|
| Week 1 | 13 | 54% | 1.2 |
| Week 2 | 13 | 62% | 1.5 |
| Week 3 | 10 | 70% | 1.1 |
| Total (M2) | 36 | 61% | 1.4 |
Bayside/Port Phillip – Week 3 (10 auctions)
Clearance: 70%
Bidderman: 1.1
Bayside/Port Phillip – Overall (36 auctions)
Clearance: 61%
Bidderman: 1.4
BRIGHTON, 12 Montrose Avenue
Agent: Kate Strickland (Marshall White)
Before auction: $undisc
Bidderman: 1
ALBERT PARK, 10 Brooke Street
Agent: Ben Manolitsas (Marshall White )
Before auction: $undisc
Bidderman: 1
MIDDLE PARK, 57-59 Armstrong Street
Agent: Simon Gowling (Jellis Craig)
Before auction: $undisc
Bidderman: 1
BRIGHTON, 100 Were Street
Agent: Kate Strickland (Marshall White)
Before auction: $undisc
Bidderman: 1
MIDDLE PARK, 323 Richardson Street
Agent: Oliver Bruce (Marshall White)
Before auction: $undisc
Bidderman: 1
BRIGHTON, 60 Cole Street
Agent: Johnny Clarkson (Buxton)
Crowd: 50
Opening Bid: $4,000,000 VB
On the Market: $4,450,000
Under the Hammer: $4,800,000
Bidderman: 3
Three bidders at the auction today but it was never in doubt that bidder 3 would take the keys trumping any counter offers with large increments and a poker face at the slumping shoulders of the other two bidders. Opened with a vendor $4,000,000, called on the market at $4,400,000 and sold with a final bold $40,000 bid at $4,800,000.
BRIGHTON, 20 Lawrence Street
Agent: Kate Strickland (Marshall White)
Crowd: 40
Opening Bid: $3,250,000 VB
Passed in: $3,250,000 VB
Bidderman: 0
A conditional offer was made for the home prior to auction, so this was the opening vendor bid of $3,250,000. There were no further bids so the home was passed in at this figure for further negotiations.
MIDDLE PARK, 124 Canterbury Road
Agent: Justin Holod (Marshall White)
Crowd: 35
Opening Bid: $3,600,000 VB
Passed in: $3,890,000
Bidderman: 2
The crowd was slow to warm up. After a vendor bid and referral, two bidders emerged to compete. The bid climbed until Bidder 2 clinched the first right to negotiate with a $5,000 bid.
BRIGHTON EAST, 12 Brown Street
Agent: Nick Renna (Jellis Craig)
Crowd: 50
Opening Bid: $4,350,000
On the Market: $4,650,000
Under the Hammer: $4,800,000
Bidderman: 3
An immediate bid from the crowd got this one off to a speedy start. Bidder 1 battled with two others before knocking it down with a final $1,000 bid. No need for a halftime break.
BRIGHTON EAST, 33 Binnie Street
Agent: Kate Strickland (Marshall White)
Crowd: 50
Opening Bid: $2,500,000
Passed in: $2,625,000
Bidderman: 2
A vendor bid of $2,600,000 opens the bidding, and is quickly increased by two competing bidders. The crowd of about 50 watch on as the home is passed in at $2,625,000 and the young family with the higher bid called inside for further negotiations.
Bayside – Week 2
13 auctions
Clearance: 62%
Bidderman: 1.5
Bayside – Week 1 and 2
26 auctions
Clearance: 58%
Bidderman: 1.4
ST KILDA, 66 Blessington Street
Agent: Warwick Gardiner – Jellis Craig
SOI: $2,500,000 – $2,700,000
Result: Bought before
Bidderman: 1
BRIGHTON, 9 Huntingfield Road
Agent: Ben Vieth – Marshall White
SOI: $4,400,000
Result: Bought before
Bidderman: 1
BRIGHTON, 17 Hall Street
Agent: Sam Paynter – Woodards
SOI: $3,400,000 – $3,600,000
Result: Bought before
Bidderman: 1
SANDRINGHAM, 19 Mclauchlin Avenue
Agent: Campbell Butterss – Marshall White
SOI: $3,500,000 – $3,700,000
Crowd: 20
Opening Bid: $3,200,000 VB
Passed in: $3,200,000 VB
Bidderman: 0
A quiet day in Sandringham today with a group of about 20 people gathering to see the auction, which opens and closes with a vendor bid of $3,200.000.
HAMPTON, 39 Retreat Road
Agent: Jenny Dwyer – Belle
SOI: $2,750,000 – $2,900,000
Crowd: 60
Opening Bid: $2,800,000 VB
Passed in: $2,800,000 VB
Bidderman: 0
The sun is quite lovely as the crowd gathers for the auction and dogs and kids are having a great time oblivious to the proceedings. In any event, the house is passed in with just a vendor bid of $2,800,000.
HAMPTON, 23 Margarita Street
Agent: Richard Slade – Buxton
SOI: $2,800,000 – $3,000,000
Crowd: 55
Opening Bid: $2,900,000
On the Market: $3,100,000
Under the Hammer: $3,705,000
Bidderman: 4
It’s a real battle for the keys today as four bidders leap in to start the auction at $2,900,000 and zoom past the reserve of $3,100,000. Past that two bidders hammer it out, and momentum shifts between them until finally the paper slaps the hand at $3,705,000.
BRIGHTON, 17 Willansby Avenue
Agent: Justin Follett – Follett & Co
SOI: $3,650,000 – $3,800,000
Crowd: 45
Opening Bid: $3,600,000 VB
Passed in: $3,650,000 VB
Bidderman: 0
There’s a long line of people along the fence but no bidders for the home today, which closes with a vendor bid of $3,600,000 and closes shortly afterward with a second vendor bid of $3,650,000.
ELWOOD, 3 Spray Street
Agent: Campbell Butterss – Marshall White
SOI: $2,600,000 – $2,750,000
Crowd: 50
Opening Bid: $2,700,000
Passed in: $2,850,000
Sold After: $undisc
Bidderman: 2
Just moments after he finished addressing the crowd an opening bid was placed for $2,700,000. A second bidder joined the race and the property was eventually passed in for $2,850,000 to the first bidder.
MIDDLE PARK, 105 Hambleton Street
Agent: Warwick Gardiner – Jellis Craig
SOI: $3,700,000 – $3,900,000
Crowd: 50
Opening Bid: $4,000,000
On the Market: $4,100,000
Under the Hammer: Undisclosed
Bidderman: 4
ST KILDA, 21 Fawkner Street
Agent: Sarah Wood -Marshall White
SOI: $2,700,000 – $2,900,000
Crowd: 45
Opening Bid: $3,600,000 VB
On the Market: $3,010,000
Under the Hammer: $3,010,000
Bidderman: 2
In a twist of fate, both groups of bidders stood side by side by the verandah as the auctioneer quipped, “One of you will walk away with keys in your pocket and the other just a brochure,” and after a drawn-out back-and-forth, the property was knocked down to the successful bidder.
BLACK ROCK, 39 Red Bluff Street
Agent: Rod Richardson – Belle
SOI: $2,050,000 – $2,150,000
Crowd: 65
Opening Bid: $2,150,000
On the Market: $2,210,000
Under the Hammer: $2,405,000
Bidderman: 5
A crowd of over 60 gathered to watch 5 interested parties battle it out to buy this original home. The property sold under the hammer for $2,405,000
BRIGHTON EAST, 2 Milliara Grove
Agent: Michael Hingston – Jellis Craig
SOI: $3,700,000 – $4,000,000
Crowd: 100
Passed In
BRIGHTON, 6 Byron Street
Agent: Stephen Smith – Marshall White
SOI: $3,600,000 – $3,900,000
Crowd: 45
Opening Bid: $3,800,000 VB
Passed in: $3,800,000 VB
Bidderman: 0
Not a single bid could be elicited from the crowd prior to the property being passed in on a single vendor bid of $3,800,000.
M2 – Week 1 Bayside/Port Phillip
13 auctions
Bidderman: 1.2
Clearance: 54%
ELWOOD – METHOD CHANGE OR WITHDRAWN
ELWOOD – METHOD CHANGE OR WITHDRAWN
BEAUMARIS – METHOD CHANGE OR WITHDRAWN
BEAUMARIS, 8 Martin Street
Agent: Michael Martin – RT Edgar
SOI: $2,500,000 – $2,750,000
Before auction: $undisc
Bidderman: 1
ELWOOD, 46 Rothesay Avenue
Agent: Torsten Kasper – Chisholm & Gamon
SOI: $2,200,000 – $2,400,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 43 Brickwood Street
Agent: Campbell Butterss – Marshall White
SOI: $2,500,000 – $2,700,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 21 Lynch Street
Agent: Simon Monnier-Penny – Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 60
Opening Bid: $2,200,000
On the Market: $2,490,000
Under the Hammer: $2,650,000
Bidderman: 4
A sizeable crowd in Lynch Street, Brighton sees Simon Monnier-Penny conducting four bidders spread throughout the group. Opening with a vendor bid of $2,200,000 the price is reasonably quickly on the market at $2,490,000 and sold for $2,650,000 to a relieved party happy under a large umbrella.
MIDDLE PARK, 100 Wright Street
Agent: Warwick Garinder – Jellis Craig
SOI: $4,100,000 – $4,300,000
Crowd: 60
Opening Bid: $4,200,000 VB
On the Market: $4,620,000
Under the Hammer: $5,530,000
Bidderman: 3
The crowd gathered in cars and on the street under umbrellas to watch 3 keen bidders contest to own this property. A vendor bid of 4.2M opened the auction before it was sold for 5.53m
BEAUMARIS, 25C Gareth Avenue
Agent: Chelsie Cargill – RT Edgar
SOI: $2,300,000 – $2,500,000
Crowd: 50
Opening Bid: $2,550,000
On the Market: $2,720,000
Under the Hammer: $2,741,000
Bidderman: 3
An opening bid of $2,550,000 was placed before 3 interested parties bid on this property. The hammer finally fell at $2,741,000
SANDRINGHAM, 1 Park Avenue
Agent: Nick Johnstone – Nick Johnstone Real Estate
SOI: $2,200,000 – $2,400,000
Crowd: 45
Opening Bid: $2,300,000 VB
Passed in: $2,310,000
Sold After: $undisc
Bidderman: 1
1 Park Avenue Sandringham is passed in after just one bid today, however it sells afterwards, undisclosed. Nick Johnstone is the auctioneer and about 30 people are rugged up in the street to watch proceedings. Sold after.
BRIGHTON, 16 Gray Street
Agent: Will Maxted – RT Edgar
SOI: $2,950,000 – $3,245,000
Crowd: 40
Opening Bid: $2,950,000 VB
Passed in: $2,970,000
Bidderman: 1
Auction proceedings opened with a vendor bid of $2,950,000. Despite there being 4 interested parties present only one bid of $2,970,000 was placed prior to the property passing in.
BEAUMARIS, 35 Anita Street
Agent: Michael Cooney – Hodges
SOI: $2,600,000 -$2,800,000
Crowd: 30
Opening Bid: $2,600,000 VB
Passed in: $2,650,000
Bidderman: 1
Stephen Wigley takes us through the proceedings today, and there is one bidder who offers an advance on the starting vendor bid of $2,600,000. However no further bids are taken and the home is passed in at $2,650,000.
BRIGHTON, 25 William Street
Agent: Ross Walker – Buxton
SOI: $2,700,000 – $2,800,000
Crowd: 25
Opening Bid: $2,650,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
The small watchful crowd sees John Clarkson from Buxton open and close William street, Brighton with only vendor bids.
Learnings Snapshot: Less than 1 in 3 sell under the hammer here these days
There was a time when Boroondara was the market leader — clean auctions, strong bidder numbers, consistent clearance.
But the last few markets …..well not really!
What makes that more surprising is this: Boroondara has the strongest concentration of Asian Australian buyers in Melbourne, and that group remains the most active market segment today.
So when this cohort isn’t firing in Boroondara — you have to pause and ask:
Mal, are you sure the market is lifting?
Well, I’m saying the market is trying to lift.
But only where sellers aren’t stubborn.
Because right now, the difference between a sale and a standoff is often just a few percentage points above fair market value.
Sellers holding out above market — even just slightly — are remaining owners, not sellers.
That is, of course, their right.
But it’s also the current reality.
Today’s Results: Two Standouts. One Brave.
Only two auctions truly fired:
- 44 Radnor Street
- 29 The Ridge
Both had strong, competitive bidding — clear value alignment.
But what really stood out was 1-3 Sackville Street —
a rare $10m+ auction, bravely taken to market.
It passed in at the bottom of the range and is now quoted for sale above that range.
That might be hope… or just strategy.
Either way — it is till now as Sir Humphrey would say….. courageous.
Last Week? 50/50 Market
We said it then, we’ll say it again:
More vendors were out of sync with buyers or with the market.
The clearance rate was uninspiring — 1 in 2.
Two Weeks Ago: 13 Auctions but ONLY 3 Sold Under the Hammer
We covered 13 homes in Boroondara:
- 2 withdrawn pre-auction
- 3 sold under the hammer — and those went very well
- 8 passed in – and here’s the kicker:
- 5 sold immediately after
- 1 sold the next day
- 2 remain unsold, even though one had multiple bidders
The Summary
Less than 1 in 3 homes sell under the hammer in the Inner East these days
The Boroondara market still has depth — but it’s price sensitive, deal-driven, and highly selective.
The buyers are there.
The money is real.
But only if the Position, Property, and Price are aligned.
Everything else is just delay.
| Boroondara M2 | No. of Auctions | Clearance Rate | Avg. Bidderman |
|---|---|---|---|
| Week 1 | 13 | 62% | 1.6 |
| Week 2 | 13 | 54% | 1.8 |
| Week 3 | 8 | 63% | 1.6 |
| Total (M2) | 34 | 59% | 1.7 |
Boroondara – Week 3 (8 auctions)
Clearance: 63%
Bidderman: 1.6
Boroondara – Overall (34 auctions)
Clearance: 59%
Bidderman: 1.7
GLEN IRIS, 33 Renwick Street
Agent: Jesse Matthews (Marshall White)
Before auction: $undisc
Bidderman: 1
HAWTHORN, 8 Elmie Street
Agent: Chris Daly (Jellis Craig)
Crowd: 70
Opening Bid: $4,200,000
Passed in: $4,400,000
After Auction: $undisc
Bidderman: 1
Straight out of the gate was the first bidder with an offer of $4,200,000; this was followed by a vendor bid, then the same bidder increasing her offer to $4,400,000. However, no further bidding was forthcoming, causing the property to be passed in. Sold after.
KEW, 31 Adeney Street
Agent: Geordie Dixon-Sima (Jellis Craig)
Crowd: 40
Opening Bid: $3,350,000
Passed in: $3,510,000
After Auction: $undisc
Bidderman: 2
A quick open at $3,350,000, a vendor bid of $50,000 atop, an equivalent rise from the bidder and then a vendor referral. With a second bidder in at the restart with $3,460,000 it felt like as though a reserve may be potentially be reached, however bidding ran out of steam at $3,510,000 and a pass in/negotiate scenario ensued. Sold after.
CAMBERWELL, 44 Radnor Street
Agent: Tim Heavyside (HEAVYSIDE)
Crowd: 50
Opening Bid: $2,040,000
On the Market: $2,200,000
Under the Hammer: $2,610,000
Bidderman: 5
A couple of bidders got it quickly on market at the top of the quote at $2,200,000. Three more jumped it at various points and two of these bidders carried the price into the mid two million range. Heading to the pointy end a few $1000s and $3000s were chipped in for good measure.
GLEN IRIS, 39 Charles Street
Agent: Dean Brooks (Shelter)
Crowd: 50
Opening Bid: $2,300,000
Passed in: $2,500,000 VB
Bidderman: 1
After an opening bid of $2,300,000, a vendor bid of $2,500,000 was placed and the home passed in.
KEW, 1-3 Sackville Street
Agent: Laurence Murphy (Nelson Alexander)
Crowd: 70
Opening Bid: $10,500,000
Passed in: $10,500,000
Bidderman: 1
A buyer made a $10,500,000 opening bid to start the auction, but this failed to encourage any further activity, so the property was passed in.
CANTERBURY, 29 The Ridge
Agent: Nikki Van Gulick (Marshall White)
Crowd: 60
Opening Bid: $4,100,000
On the Market: $4,600,000
Under the Hammer: $5,000,000
Bidderman: 2
The auctioneer could barely finish his spiel before bids can flying in, and not just any bids $100,000 and $200,000 bids. Fast paced and quickly on the market the property sold under the hammer, in front of a large crowd.
GLEN IRIS, 52 Hortense Street
Agent: Zali Reynolds (Shelter)
Crowd: 35
Opening Bid: $2,500,000 VB
Passed in: $2,500,000 VB
Bidderman: 0
The property passed in on a vendor bid after not reaching the reserve.
Boroondara – Week 2
13 auctions
Clearance: 54%
Bidderman: 1.8
Boroondara – Week 1 and 2
26 auctions
Clearance: 58%
Bidderman: 1.7
HAWTHORN, 9 Riversdale Court
Agent: James Tostevin – Marshall White
SOI: $4,500,000 – $4,900,000
Result: Bought before
Bidderman: 1
ASHBURTON, 35 Yuile Street
Agent: Todd Braggins – Shelter
SOI: $2,600,000 – $2,800,000
Result: Bought before
Bidderman: 1
CAMBERWELL, 8 Amy Street
Agent: Spring Chen – Fletchers
SOI: $3,600,000 – $3,950,000
Crowd: 43
Opening Bid: $3,300,000 VB
Passed in: $3,300,000 VB
Bidderman: 0
After a vendor bid of 3,300,000 to start off and a period of assessment the crowd remained silent as the property was passed in.
CAMBERWELL, 14 Kalang Road
Agent: Annabelle Feng – RT Edgar
SOI: $2,950,000 – $3,245,000
Crowd: 39
Opening Bid: $2,900,000
Passed in: $3,200,000 VB
Bidderman: 1
The backyard auction started right off the cusp with a bid of $2,900,000. Adamant of its worth the auctioneer put in 4 vendor bids bringing it up to $3,200,000 which eventually it was passed in at.
MONT ALBERT, 7 Carlyle Crescent
Agent: Tori McGregor – Marshall White
SOI: $3,300,000 – $3,500,000
Crowd: 47
Opening Bid: $3,300,000 VB
Passed in: $3,300,000 VB
Bidderman: 0
A vendor bid was made and after a vendor discussion was called, the auctioneer attempted to sell which fell flat and was passed in at $3,300,000.
HAWTHORN, 4 Grove Road
Agent: Steve Burke – Belle
SOI: $2,600,000 – $2,860,000
Crowd: 30
Opening Bid: $2,600,000 VB
Passed in: $2,740,000
Bidderman: 1
A $2,600,000 vendor bid opened this auction, followed by a second vendor bid; the lone bidder’s offers failed to encourage further activity or meet the reserve, therefore the property was passed in.
KEW, 14 Holroyd Street
Agent: Sam Wilkinson – Kay & Burton
SOI: $3,850,000 – $4,200,000
Crowd: 40
Opening Bid: $3,900,000
On the Market: $4,300,000
Under the Hammer: $4,510,000
Bidderman: 3
A rapid-fire bidding war here, with bidder 1 opened with an offer of $3,900,000, followed by bidder 2, and the late arrival of a third bidder, resulting in a sale price of $4,510,000.
KEW, 20 Carson Street
Agent: Sophie Su – Kay & Burton
SOI: $3,600,000 – $3,960,000
Crowd: 40
Opening Bid: $3,600,000
On the Market: $4,200,000
Under the Hammer: $4,200,000
Bidderman: 3
From the opening bid of $3,600,000, four bidders were competing for the keys to this property; it was declared ‘on the market’ at $4,200,000, at which price the hammer fell soon after.
CAMBERWELL, 3 Hartwell Hill Road
Agent: Julian Papas – Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 90
Opening Bid: $2,300,000
On the Market: $2,500,000
Under the Hammer: $2,762,000
Bidderman: 5
Five buyers, within a large crowd, vied for the keys today. Bidding initially climbed rapidly with $10,000 bids. However it later slowed to what Auctioneer James Tostevin referred to as the “torture method”, with small increments of $2000 for the last 30 or so bids. There were tears and applause when the hammer fell to the successful bidder.
HAWTHORN EAST, 22 Anderson Road
Agent: James Tostevin – Marshall White
SOI: $5,000,000 – $5,500,000
Crowd: 42
Opening Bid: $5,000,000 VB
On the Market: $5,250,000
Under the Hammer: $5,410,000
Bidderman: 3
A slower than average auction process had James Tostevin remarking that when he comes back he wants to be a dentist. Pulling teeth it may have felt like, however the numbers show an auction supported by bidders who battled to an on market price and beyond.
CANTERBURY, 15 Margaret Street
Agent: Desiree Wakim – Marshall White
SOI: $3,900,000 – $4,200,00
Crowd: 35
Opening Bid: $4,000,000 VB
Passed in: $4,100,000
Bidderman: 1
Opening on a vendor bid and seeking a rise of $100,000, auctioneer Doug McLauchlan receives one. When no further bids are forthcoming, a vendor referral is made and the property is passed in for negotiation.
HAWTHORN EAST, 9 Harts Parade
Agent: Chris Barrett – Marshall White
SOI: $3,400,000 – $3,700,000
Crowd: 45
Opening Bid: $3,500,000
Passed in: $3,600,000
Bidderman: 2
Bidder 1 opened swiftly at $3,500,000. A second bidder joined in with a couple of $25,000 rises, but soon pulled out as the price rounded up to $3,600,000.
GLEN IRIS, 43 Dillion Grove
Agent: Michael Millington – Shelter
SOI: $2,000,000 – $2,200,000
Crowd: 80
Opening Bid: $2,000,000
On the Market: $2,300,000
Under the Hammer: $2,551,000
Bidderman: 2
A good sized crowd saw a battle between 2 bidders, quickly on the market and soon sold.
M2 – Week 1 Boroondara
13 auctions
Bidderman: 1.6
Clearance: 62%
HAWTHORN EAST – METHOD CHANGE OR WITHDRAWN
CAMBERWELL – METHOD CHANGE OR WITHDRAWN
KEW, 11 Pleasant Avenue
Agent: James Tostevin – Marshall White
SOI: $2,100,000 – $2,300,000
Crowd: 30
Opening Bid: $2,100,000
On the Market: $2,120,000
Under the Hammer: $2,255,000
Bidderman: 3
CAMBERWELL, 9 Avenue Road
Agent: Brad Cooper – Ray White
SOI: $3,700,000 – $3,900,000
Crowd: 60
Opening Bid: $3,800,000
On the Market: $3,970,000
Under the Hammer: $4,298,000
Bidderman: 4
Our opening bidder today received a bottle of wine for their efforts. They then remained quiet while two other bidders traded bids in rapid fire. Once we were at the pointy end, a fourth bidder stepped in, however bidder three held on to take the keys.
HAWTHORN EAST, 7 Cole Street
Agent: James Tostevin – Marshall White
SOI: $3,300,000 – $3,600,000
Crowd: 80
Opening Bid: $3,700,000
On the Market: $3,800,000
Under the Hammer: $3,800,000
Bidderman: 4
Bidding opened at $3,700,000, with participation from four bidders. The property was announced on the market at $3,800,000 and sold under the hammer at $3,800,000.
HAWTHORN EAST, 3 Station Street
Agent: Toby Parker – Belle Property
SOI: $2,950,000 – $3,245,000
Crowd: 29
Opening Bid: $2,900,000
Passed in: $2,950,000 VB
Sold After: $undisc
Bidderman: 1
Action was slow in Station Street today. A solo bid from the crowd was followed by a vendor bid. With no further action, the property was passed in to the vendor bid. Sold after
HAWTHORN EAST, 34 Mayston Street
Agent: Mark Kainey – Mark Kainey Property
SOI: $2,975,000 – $3,250,000
Crowd: 26
Opening Bid: $2,800,000 VB
Passed in: $3,050,000
Sold After: $3,200,000
Bidderman: 1
Two vendor bids were required before a crowd member was jolted into action. They traded rises with the auctioneer as a couple more vendor bids were added. When the last vendor bid was retracted the property passed into the sole bidder for negotiations. Sold after.
HAWTHORN, 64 Kinkora Road
Agent: Nick Ptak – Marshall White
SOI: $6,000,000 – $6,600,000
Crowd: 36
Opening Bid: $6,000,000 VB
Passed in: $6,100,000
Sold After: $undisc
Bidderman: 1
All smiles from the crowd in Kinkora, but no immediate result. The property was passed in to the solo bidder and negotiations moved inside. Sold after.
CANTERBURY, 20 Wentworth Avenue
Agent: Kellie Liu – Marshall White
SOI: $3,700,000 VB
Crowd: 30
Opening Bid: $3,700,000 VB
Passed in: $3,760,000
Sold After: $undisc
Bidderman: 1
Talk of interest rate cuts around the corner putting pressure back on prices by auctioneer, Brett Philipp. He soon tabled a $3,700,000 vendor bid and another vendor bid before a woman in the crowd took the opportunity to offer a $10,000 rise. Sold after
KEW, 4a Dunlop Avenue
Agent: Chris Barrett – Marshall White
SOI: $3,600,000 – $3,950,000
Crowd: 40
Opening Bid: $3,600,000
Under the Hammer: $3,870,000
Sold After: $undisc
Bidderman: 3
After an initial slow start, two bidders then rapidly traded bids, stalling at $3,860,000. Just as the conclusion seemed inevitable, a third bidder stepped forward with a single $10,000 bid winning them the right to move inside and negotiate. Sold after.
CAMBERWELL, 47 Lynden Street
Agent: Annabelle Feng – RT Edgar
SOI: $3,100,000 – $3,400,000
Crowd: 35
Opening Bid: $3,150,000
Passed in: $3,390,000
Bidderman: 2
With an ample supply of hors d’oeuvres, no one was in a rush to buy this afternoon. Ever so slowly, two bidders exchanged bids yet failed to reach the reserve. After two breaks and some smoked salmon, the property was passed in to bidder one for negotiation.
HAWTHORN, 17 Barton Street
Agent: Sean Evans – Woodards
SOI: $2,600,000 – $2,860,000
Crowd: 50
Opening Bid: $2,600,000 VB
Passed in: $2,600,000 VB
Bidderman: 0
A quiet auction today; opened and closed with a single vendor bid.
HAWTHORN EAST, 38 Roseberry Street
Agent: James Tostevin – Marshall White
SOI: $3,500,000 – $3,850,000
Crowd: 40
Opening Bid: $3,600,000
Passed in: $3,600,000
Bidderman: 1
A man stuck his hand up immediately to open the auction at $3,600,000. A search for a response went unanswered and the property passed on the single opening bid.
A Massive Favour That Won't Cost You a Dollar
Mal James
Buyer Advocate
0408 107 988
mal@james.net.au
Many clients and friends have asked if I can help them with property challenges beyond my usual scope. The answer is yes – and here’s where you might need exactly what I can offer:
- Young families or retirees searching for affordable homes in outer suburbs – absolutely, I can help
- Families planning smart renovations with future resale value in mind – absolutely, I can help
- Property owners choosing the best selling agent outside my normal territory – absolutely, I can help
- Buyers needing valuations and bidding support beyond my usual zone – absolutely, I can help
Here’s how it works: If the job makes sense, if I have the time, then I do the work. And if someone can make a donation (it may be tax-deductible through Rotary) great, but no obligation. Every single dollar goes into the child surgery fund.
One Auction, One Life Saved
Let me tell you about Mariam. She was eight years old with a massive tumour growing in her stomach. Her parents had nothing and were referred to one of our partner hospitals in Northern Tanzania, but surgery seemed impossible, as they had no money.
Then a young couple in Melbourne’s outer suburbs asked me to help them bid at auction. It was a tough market, competitive bidding, but we secured their dream home. A donation from someone else covered not just Mariam’s complex surgery, but the entire outreach program that found her and the rehabilitation that followed.
Today, Mariam is thriving in school. Her father, no longer spending every waking hour caring for a desperately sick child, has returned to more work. The village has gained confidence in the medical support available to them. And the local surgical team that saved Mariam has grown stronger, more experienced, ready to save the next child.
That’s the multiplier effect of your referral and a young Aussie couple got into a home.
Beyond One Child, One Surgery
When a surgery is funded, you’re not just saving one life – we’re building something bigger. Each successful operation strengthens a network of ten+ hospitals across Northern Tanzania. More experienced surgeons mean more lives saved. More trained nurses mean better ongoing care. More community trust means earlier intervention and more OS doctors come to support the program (Americans and Aus doctors do). More local investment means villages becoming self-sufficient in healthcare.
You’re approaching $1 million AUD spent over nearly ten years, and the ripple effects are extraordinary. Children who would have died are now in school. Parents who would have been consumed by grief are working, contributing, thriving. Communities that once felt helpless now have hope.
The Reality We’re Fighting
Major aid cuts – particularly from the U.S. under the current administration – are strangling funding to African NGOs. Yes, some programs deserved scrutiny, but many others, especially immunisation and HIV/AIDS initiatives, are literally keeping children alive. With reduced funding, children like Mariam will not make it. Not statistics. Real children with names, families, dreams that will never be realised.
We’re also planning to expand our impact right here in Australia, redirecting some donations to fund life-saving surgeries for children in our own hospitals, and establishing a new base in Ethiopia led by Dr Kassahun, a brilliant young paediatric surgeon who visited Melbourne in April. Fifteen of us gathered at my home for an unforgettable conversation about the children he’s determined to save (see the video and transcript click here).
If We’re Not Opening Borders, Let’s Open Our Minds
Australia’s/everybody’s migration policies are tightening, our borders are closing, but surely we can do something meaningful to help those who need it in other countries.
Every property transaction and every dollar from it that I handle outside my usual scope funds this work. In the last month alone, we sent almost $20,000 AUD directly to these programs (they are not mine – they are run by African NGOs and I have been there 7 times, and so have others from my family, work and friends and masters course I did at RMIT; the work is real and makes a huge difference). The month before? Same again. During that time, I provided sales advice to nervous first-time sellers, floorplan feedback to growing families, and buying guidance to retirees – each successful engagement meaning another Mariam times many gets her chance at life – over 1000 surgeries completed.
The Favour That Costs Nothing But Changes Everything
So here’s what I’m asking – and it won’t cost you a single dollar. If you know someone who needs buying advice, selling guidance, or renovation planning, please think of us. Every referral outside my normal scope that turns into a successful engagement doesn’t just fund one surgery – it strengthens an entire healthcare network, educates communities, frees parents to work, and builds hope where there was none.
But please be thoughtful with your referrals. For this program to remain strong and sustainable, every engagement needs to have a chance at being the right fit – it’s a two way street. I need to deliver exceptional results to our locals to keep this life-saving work flowing for other locals.
The mathematics of compassion are simple: one successful property transaction equals many children’s surgeries, plus community healthcare network strengthening, plus family stability, plus village self-sufficiency.
Let’s make a difference together – it’s called I think effective altruism or moral ambition and hopefully it’s something you can do.
If there’s someone in your network, outside my normal scope who could benefit from our property expertise, please call me. Let’s turn their property dreams into someone else’s medical miracle – and so much more.
Warm regards,
Mal – 0408 107 988
mal@james.net.au
James Buyer Advocates
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