
10 Hepburn Street Hawthorn
4 beds. 778sqm
Agent quote: $4,800,000-$5,280,000
Passed in:
Address: 10 Hepburn Street, Hawthorn
Auctioneer: Jeremy Desmier
Crowd: 70
Opening Bid: $4,900,000 vendor bid
Passed in: $5,600,000
Bidderman: 2
A fair sized crowd squeezed into the garage, around the pool and inside the living area. A vendor bid opened the auction before two bidders jumped in with bold $100,000 rises. ‘Is it on the market?’ asks a bidder at $5,600,000 – it is not. Some in the crowd clap as the home is passed in for negotiations.
Sold After well above pass-in price

47 Erica Avenue Glen Iris
5 beds. 632sqm.
Agent quote: $4,100,000 to $4,500,000
Passed in:
Address: 47 Erica Avenue, Glen Iris
Auctioneer: Jack Moss
Crowd: 40
Opening Bid: $4,100,000 vendor bid
Passed in: $4,100,000 vendor bid
Randall
A prompt auction start and the gathering continued to chat among themselves as the auction unfolded. With the crowd displaying no urgency to put forward an offer the property passed in on a single vendor bid.


60 Brickwood Street Brighton
60 Brickwood Street, Brighton
Auctioneer: Michael Hingston – Jellis Craig
SOI: $1,500,000 – $1,565,000
Crowd: 40
Opening Bid: $1,450,000 vendor bid
On the Market: $1,580,000
Under the hammer: $1,712,000
Bidderman: 3
Reporter: Catherine
Over one hundred $1,000 bids make for a long auction today at 60 Brickwood Street, Brighton. Two bidders take the property past the opening vendor bid of $1,450,000, through the on market call at $1,580,000 and at this point a tenacious third bidder joins the fray. However, it’s the original bidders, a young family, who grimly sees off all opposition and wins the keys at $1,712,000.
Sold @ Auction Jellis Craig - $3,480,000
Sold @ Auction Nick Johnstone
A big sale this week by Marshall White - sets land in Brighton East @ $4,000 per sqm

If you like your property deals neat and tidy, this isn’t one of them. 51–53 Regent Street, Brighton East is a 1,540 sqm double-fronted block that’s equal parts opportunity and puzzle. It’s got size, location, and street presence — but also layout, planning, and pricing challenges that will test even the most seasoned buyer.
The Land
The site is essentially two blocks of ~770 sqm each, side-by-side. One hosts a north–south tennis court, the other a house on the corner of Canberra Grove. Calling the house a “renovator’s delight” would be generous — it’s really a bulldozer job. The bricks are hard to repurpose, and the floor plan just doesn’t work.
At the quoted $6M+ price point, nobody’s moving in as is. This is a knockdown and rebuild play. But that’s where it gets tricky.
The Numbers Problem
A realistic build here will cost $3–$4M on top of the purchase. You’re now at $10M in Brighton East. Yes, there have been $7M+ land sales locally — but on much smaller 750–850 sqm blocks. $10M sales aren’t common in Brighton, let alone Brighton East.
That means the buyer has to either:
- Really want this location and be comfortable holding a $10M+ asset here, or
- See a path to adding significant long-term value that justifies the spend.
The Design Dilemma
The tennis court is both an asset and a headache.
- Option 1 – Lose the court:Use Canberra Grove access, design a deep home with a large garden, and maximise family living.
- Option 2 – Keep the court where it is:You’ll end up with a shallow house plan off Canberra Grove, which compromises flow and appeal.
- Option 3 – Move the court to the corner:Potentially the best for a Regent Street build with a north-facing rear — but you’ll hit planning hurdles, corner-block restrictions, and streetscape rules.
None of these are bad options — but none are straightforward either.
The Verdict
This is not a passive investment. It’s a big land play at a big per sqm ask (around $4,000) that demands vision, budget, and confidence. For the right buyer, it could become one of Brighton East’s standout homes. For the wrong one, it risks becoming a very expensive game of tennis.
Key thrust of this article on why we are changing at James. There’s no single path to a good life—or a great property decision. This is about clarity over noise, tech and humanity working together, and experience that helps you decide what’s right for your future.
To those navigating property, life decisions, and the emerging world of tech—buyers, sellers, thinkers, and doers.
I feel there isn’t one right path. There are many good ways forward. And technology—if handled with care—can help illuminate them.
I went back to university not out of necessity, but out of belief. Belief that learning never stops, and that the future—especially in property, health, and lifestyle—is going to continue to be in part shaped by tech, such as Blockchain, Crypto, and AI. That belief took me to a Master’s at RMIT, which I completed last year.
But not about more – tech when used well is also about less…. more for less.
James—this platform, this message, this direction—it’s all about fewer words, clearer signals, and better outcomes for you. Not more noise. Not more overwhelm. Just the right insight, at the right time, to help you make the best decisions for your situation.
Over the past 25 years, I’ve learned that no single path leads to fulfilment. There are many—like there are many solutions to your housing issues/needs, like there are many ways to help a child in Africa, Asia, Australia have a better life. But too often, we stall—blocked by complexity, confusion, or just too much data. That’s why I believe our next chapter is about humans and technology working together—to simplify, to empower, and to unlock clarity.
What we are attempting to bring to the table now is more refined, more precise. I’ve always tried to work hard for clients, but with what I’ve learned through property and now through tech, I’m able to operate with what I call “ruthless sufficiency.” Enough to cover more ground, without drowning you in details. The aim isn’t to give you more. It’s to give you better and then you choose.
I totally apologise about the me, me, me pictures on everything currently, but I wanted to prove to you that these are my words, my thoughts and I am getting to a lot more homes, speaking to a lot more people and have an increased client workload without losing quality.
Key Learnings:
- The 10,000-hour rule holds true: deep expertise matters. So let’s get those that know what they are doing out of our admin, HR issues and genuinely connecting with clients.
- Technology is a threat—and it’s a positive tool—as is nuclear, as is a microphone, as is the car. Let’s be careful of its negatives and try to use its positives.
- People don’t need more content; they need the right context. This is one of my greatest lightbulb moments in property, in African child medicine and in life.
You don’t have to know everything. But you do need someone/something who can help you filter, frame, and focus—or you need to be lucky.
How We Are Changing at James:
You’ll hear my opinion. Not vague. Not sugar-coated. But clear, grounded, and experience-backed. And you’ll use that to shape your own view—on value, on opportunity, on timing.
Mistakes and Humour – The Human Side of Progress
Let’s be clear—there will be mistakes. There have been already. Technology like AI can make a lot fewer mistakes than we do as humans. But unlike tech, we have humour. And yes, sometimes mine has been misinterpreted in this new format. But instead of deleting it, I’ve refined how it’s delivered—because humour is part of who I am. It stays.
I also carry biases—as a man, a white man, a privileged one, twice divorced, with three amazing children and a life I consider incredibly fortunate. I don’t hide that. But I also bring 25 years of listening, observing, analysing, and advocating for people on both sides of the property fence and both sides of large charitable challenges and as a dad.
And maybe—just maybe—something I’ve learned, seen, or experienced might be of value to you. Not as the final word, but as something that helps you form your own opinion. One that leads to the best decision for your family, your future, and your contribution to the wider world.
So please stick with me/us. Follow along. Ask questions. We’re trying to build something better here—not just in real estate, but in how people make life decisions.
A Closing Thought: Progress, Disguised
We live in truly exciting times. Even if it doesn’t always feel like it. Even if progress sometimes shows up in disguise—buried under doubt, change, or the noise of daily life. Whether you’re navigating Melbourne property, exploring African child medicine, or chasing your own vision… I believe we’re moving in the right direction.
Key Points on Less is More in Melbourne Property (below)
- Paramount is not more info, its the right info
- For Sellers: Yes, price matters. But so does a successful campaign.
- For Buyers: The biggest challenge isn’t underquoting, or agents, or even the market. It’s clarity.
- What “The Best Deal” Really Means
- Why This Matters in the Age of AI
- And What Are Your Best Interests?
- Why Best Interests Are Long-Term, Not Short-Term
- On Valuations and Tipsters
- The Bottom Line
Better communication isn’t more information — it’s the right information. The kind that helps you make one decision that matters most: buy or sell this home.
For sellers, best interests aren’t just price. It’s a timely, successful campaign without months of wasted effort.
For buyers, the challenge is clarity. First define your needs — emotional, physical, financial — then match homes, rather than forcing decisions.
The best deal isn’t a number. It’s securing the right property (or buyer) for long-term benefit. Pay less for the wrong home and you’ve still paid too much.
In the age of AI noise, James Home Ratings and askJAMES GPT exist to filter, guide, and clarify.
Not more data. The right data.
Clarity, confidence, and decisions in your true best interests.
Many think better communication means more information. We think differently.
Better communication isn’t about more information — it’s about the right information.
The kind that helps you make the one decision that matters most in property: whether you’re buying or selling this home.
For Sellers
Yes, price matters. But so does a successful campaign.
It isn’t about chasing the highest number; it’s about actually getting the home sold, at the right price, without burning months (maybe years) of your life. And for what? An extra percentage point — when you may lose ten times that on your next buy.
For Buyers
The biggest challenge isn’t underquoting, or agents, or even the market. It’s clarity.
Many buyers don’t truly know what they want. They look at properties randomly, then try to invent reasons to justify a yes or no. That’s backwards.
First, work out what you want.
Then, find the properties that match.
What are your target home PPPs (Price, Property, Position)? You can work them out through your EPFs (emotional, physical, and financial needs).
What “The Best Deal” Really Means
It’s not just about negotiating a number.
The best deal is securing the right property — or if you’re selling, the right buyer — for you and your family in the long term.
- Pay less for the wrong home, and you’ve still paid too much.
- Sell when you should have held or renovated, and you’ve let it go for too little.
And expectations matter. Deal happiness maybe shouldn’t be measured against whether you got above or below your “managed” expectations — it’s about whether the decision was truly best for you.
How Our Communication Has Changed @ JAMES
- 25 years ago: we published as much as possible, from a buyer’s point of view. Any tidbit we could find, we shared.
- 10 years ago: we refined that into accuracy and balance.
- Today: it’s about usefulness. Relevance. Less noise. More clarity.
That’s why James Home Ratings are now climbing back onto page one of Google.
Not to drown you in data — but to show you the signal. The key information that matters… to you.
Why This Matters in the Age of AI
ChatGPT and large language models will flood you with endless content. Sometimes useful — but often overwhelming if you have no boundaries.
Our role with askJAMES and Home Ratings is to do the opposite:
To filter. To guide. To provide information that is real.
Not fluff. Not noise.
Just what helps you act in your family’s best interests.
And What Are Your Best Interests?
For Buyers
- Clarity on What You Want – Define your non-negotiables (budget, location, land, lifestyle) before looking.
- Matching, Not Forcing – Only pursue homes that truly fit. Don’t justify the wrong one.
- The Right Home, Not the Cheapest – A bargain on the wrong house is still a mistake.
- Timing and Positioning – Move with awareness. Don’t miss the right home through hesitation or panic.
For Sellers
- A Sale, Not Just a Price – A record on paper doesn’t matter if the home doesn’t sell.
- Exposure to the Right Buyers – It’s not about all buyers; it’s about your buyer.
- Reducing Risk – Avoid over-quoting, poor campaigns, or missed buyers.
- Confidence in the Process – Best interests are more than financial. Stress, wasted time, and lost momentum all reduce the real outcome.
The Common Thread
For both buyers and sellers, best interests mean the same thing:
Making the right decision, with clarity and confidence, for long-term benefit.
That’s what James Home Ratings and Ask James GPT are built to deliver — not more noise, not guesswork, but structured clarity that protects you when making one of life’s biggest decisions.
“Acting in the best interests of a buyer or seller means making clear, confident decisions that secure the right outcome — the right home for the buyer, and a timely, successful sale for the seller.”
Why Best Interests Are Long-Term, Not Short-Term
- Short-term wins can cost you later. Saving $50k on the wrong home costs far more in stress, lifestyle, and resale.
- A “win” on paper can be a bigger loss. Sellers who chase records often end up selling for less — or not at all.
- Property is not a quick trade. Homes shape finances, family life, and wellbeing for decades.
- Momentum matters. Stalling, hesitating, or overreaching creates hidden costs that surface later.
Short-term thinking chases headlines. Long-term thinking protects outcomes.
That’s why best interests must be measured in years, not weekends.
On Valuations and Tipsters
Everyone seems to call themselves a property expert now. Valuations get thrown around with little care — often without seeing the house or understanding your needs.
It’s like racetrack tipsters: spray out 10,000 tips and a few think you’re a genius because you hit a longshot. But the rest know you were BS’ing.
We’re not in the BS’ing game. We’re in the clarity game.
Clarity about what’s best for you.
The Bottom Line
James Home Ratings and Ask James GPT are about building a better communication system for buyers and sellers.
Not more information. The right information.
The kind that helps you decide — with clarity, confidence, and purpose.
Completed Ratings
Click Address through to Rating
Bayside Port Phillip
Stonnington
James Home Ratings are popping up everywhere
Canterbury

Albert Park

Glen Iris

Kew

Ratings Recently Sold
Do you have an off-market for any of our James Buyer Advocacy clients?
PRICE | POSITION | PROPERTY |
3.5m | Brighton Church St Precinct | Apartment |
5m | Malvern East | Family home double garage |
2m | Carnegie to Richmond | Townhouse |
3.5m | Camberwell; Canterbury, Kew | New Home |
1.5m | Caulfield South Elsternwick Brighton North | 3B/2B/2C Land for dog |
7m | Larger block and family home | Bigger yard, will reno |
6m | Camberwell Hawthorn | Renovation Value Add up to $2m |
3m | Surrey Hills, Canterbury area | Low maintenance, no reno |
1.6m | Fitzroy North, Carlton North | First family home |
1.5m | Anderson Park Area – Hawthorn | Townhouse for single |
7m | Brighton / Brighton East | Bigger land and good home |
2m | South Yarra, Prahran | Small home |
4.5m | Hawthorn Malvern (St Caths) | Family Home |
If you do great – we can come and have a look. Simone 0400304111 or Mal 0408107988
Some of the homes we are providing selling advocacy advice and services on this week
Come have a look! Need a Private Inspection call Simone 0400304111 or Mal 0408107988