April 19, 2026

Looking for a solution rather than a problem?

Manners, Ethics, Decency… and a Bit of Clarity

I wasn’t going to write this week.

Between Easter and Anzac Day, I thought the market would be taking a breath.

And yes, it has been quieter. But this week I felt something shift. Not just in activity, but in tone. A little more movement. A little more cooperation. And in two very different transactions, a reminder of something simple.

Looking for a solution rather than a problem can make life sweet.

Today we bought a home in Coburg for a young couple. Late 20s, early 30s.

Straightforward. Clear. No noise. No games. They knew what they wanted and, just as importantly, what they didn’t need. Not chasing perfection. Not chasing fake or excessive emotion. Just a home that worked for them – their first home. They were referred by parents.

We met. We laid out the process. Fee 1% and gst, it’s the same for all first homebuyers in Melbourne – it’s our way of helping. Yes I love the bigger $ ones at an EOI which are less straightforward than a spy thriller movie plot – but first home buyers raw emotion – like young love is something wonderful to be around – it’s uplifting – it’s meaningful – it keeps me young.

Steps involved for us to buy – we told them. No confusion. They said yes to all.

From signing the authority, visiting the home, meetings, due diligence, to signing the contract of sale was a total of 9 days.

We, meaning I, visited and assessed the property. Average home, in an area they liked, within budget. Pest and building solid. Legal clean. Some light issues, noted and understood. Nothing hidden. Nothing exaggerated.

Really enjoyed stating this was not a home to die in a ditch for and if not this, then plenty of others around and coming on – it lacked emotion, but the floorplan worked, position was good, but street carried some traffic and so on. We didn’t believe competition would be strong for to a myriad of reasons (and it wasn’t) – but also why not? It met their needs, so why not?

Our clients didn’t want to overpay (of course) but were happy to pay fairly for what they wanted.

Pre auction meeting the day before and auction limit agreed.

Auction day (today) was as predicted quiet – about a dozen people there.

Pre auction discussion 5 minutes before with the agent was succinct. Reserve at the top of the quote. Fair enough. No theatre. No overreach. We opened.

One bidder. Us. It passed in.

We negotiated. Calmly. Respectfully. Back and forth. No pressure tactics. No nonsense.

We finished at $1.27m, close to the middle. Clients happy. Seller happy. Deal done.

At another auction scheduled for today, we secured last Wednesday another home in Brighton East. Similar price point. Same tone. Straightforward. Respectful.

Effective.

And also today we missed one in Gardenvale. Strong competition, well above quote (300K).

That’s the market at this price point for first home buyers – mixed.

There’s a contrast as you go up the $ food chain.

This week we also began three negotiations averaging around the $5m mark for 3 buyers. Camberwell. Brighton. Ivanhoe East.

These could well be slower, painfully a lot slower in some cases. More complex. More emotional. More layered. This part of the market can be the opposite of straightforward.

Its often seen to be difficult for both buyer and seller. Bringing prices together here is often not simple. It takes time, skill, and patience.

It doesn’t have to be, but when sellers (en masse) are not aligned to buyers it does.

Which is why the Coburg experience stood out and was so refreshing.

It re-reminded me that when people are clear… when expectations are realistic… when communication is simple and honest… things can actually be easy.

No one posturing. No one pretending. No bulldust getting in the way for….no reason.

Just solution orientation over problem orientation.
Clarity over confusion.
Simplicity over noise.

We often talk about what’s wrong in markets. And yes, there’s plenty. But there’s also a lot going right with open and transparent markets if both sides choose to operate that way. World leaders please note.

The market worked fine in two cases for our clients today and the agents operated transparently and I think worked well for their clients also. Ta da… not rocket science.

To clients K&A and A&S, well done. You knew what you wanted, you backed yourselves and then you let us do it, let it happen. These days it seems the bravest, and perhaps most unusual move is to let something succeed when it can.

To the agents Adrian Petrucelli of Jellis Craig in Coburg and Arch and Michael Cooney of Hodges in Brighton East, thank you. Straight bat. It works for our clients and seemingly yours.

To our clients in the other transactions, we’ll keep working. Different markets require different levels of actions… but in the end it’s a truth we are looking for.

And to everyone watching the market right now, especially younger buyers, doctors and professionals.

There is a window.

There is stock. There is some time. There can be less self inflicted pressure.

If you approach it with clarity and the right people around you, it doesn’t have to be hard.

Manners, ethics, decency. I know they are not trendy at the top levels of life right now, but they still work, they still grease the wheels of life very effectively.

Looking for transparency, for a solution rather than a problem can make life sweet and they are there if you want to find them. Transparency and dare I say even win-win, oldies but goodies sometimes, and underrated but very efficient.

Mal James

0408 107 988

mal@james.net.au

marketnews.com.au

I have been lucky all my life with my kids, my health and my work. This is without doubt, for me, the best job in the world. Life is good.

As requested by the REIV and out of respect for the Anzacs we will not be working next Saturday and I will be at the footy watching the Pies, thx to an invite from clients/good friends (I&S) to the Legends Room (whatever that is).

Next Marketnews, May 2nd. A micro market lift is going on, and I get it’s a thankless/difficult job, but lets hope the big boys can keep their toys in the cot for a lot longer than two weeks for this lift and more importantly to stop killing/hurting a lot of innocent children.

Thank you Sim, Kathy, Randall, Luke, Dennis, Jane, Jayden, Kim, Richard and Greg and welcome Denniese – meaningful week

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AI & Ratings Policy – Mal James

Our Philosophy

At James we believe in the intelligent use of AI for analysis, automation and clarity.

AI formed part of my Masters completed at RMIT in 2024. Beyond real estate, we also use AI in our Sub-Saharan Child Surgery Program, which employs many people and has helped more than 1,400 children receive life-changing surgery.

I have worked as a property advocate for 25 years.

During that time: