September 18, 2025
- O'GRADY CLIFTON HILL
- BONA VISTA SURREY HILLS
- LOVE CAMBERWELL
- Bidderman (bidders per auction)
- Agreement (clearance) - 33 Auctions
Today, we tracked 33 auctions as part of the James Buyer Advocates and James Buy Sell Spring Auction Test 2025-M3. And the stats/results? Exactly what you’ve all been feeling — the market is on the rise.
- Market on the Move: What Rising Demand Means for Buyers and Sellers
This isn’t just happening at auction. Expressions of Interest are lifting, and even the off-market space is heating up.
Grace Park doubles
Nick Ptak (nice guy and good agent got away 19 Linda Crescent Hawthorn (Grace Park) for over $9m in an off market this last fortnight.
That is a doubling since he last sold it in 2017. But before you go whaaaaat….it has been fully renovated and extended in 2020. My point was more around good off markets and hard to overcapitalise in Grace Park if you are smart.
Nonetheless a great off market result.
So, what does this mean for you?
- A Rising Market Brings Volatility
Let’s be clear: this isn’t a hot, boiling market. It’s a rising market — and with that comes volatility.
- For sellers: If you price your property above the market, you’ll be stranded — weeks, months, maybe even years without selling.
- For buyers: If you don’t recognize the shift, you’ll keep coming second. Miss out often enough and you’ll find yourself 10% behind the market, permanently shut out of the homes you wanted.
This is the game right now: opinions of value are shifting fast between buyers and sellers.
- Key Stats You Need to Know
- Clearances: 73% — one of the strongest in two years.
- Bidderman (demand): 1.5, and in some cases higher. Buyers are circling.
- Pre-auction sales: Roughly 25% of properties sold before auction. Smart sellers aren’t waiting around — they’re taking decisive deals.
- Real-Life Auction Examples
- O’Grady Street, Clifton Hill — strong campaign, and we were not successful.
- Love Street, Camberwell — Games. no bids, no sale.
- Bona Vista Avenue, Surrey Hills — Volcanic: five bidders, property sold for nearly $1M above reserve, but it seemed fair enough to be described as nothing more than market forces.
This is the volatility we’re talking about. Some homes fail to attract a bid. Others soar well above reserve.
- What Buyers and Sellers Should Consider
- Sellers: Price to the market, not your dreams. A rising market doesn’t mean your home is worth 20% more than last year, especially if you were already above the market — but it does mean buyers are ready to move if you land somewhere near the market.
- Buyers: Stop stop blaming underquoting and get some help. Learn how quoting and underquoting really work — and act. Miss enough times, and you’ll be chasing this market forever.
- Watch the Video: Quoting & Underquoting Explained
We’ve put together a 20-minute deep dive into quoting and underquoting. It’s not polished, it’s not politically correct — but it’s packed with gems that will save you time, stress, and potentially hundreds of thousands of dollars from lost opportunities.
- See all today's key Top End auction results below
And check out our videos explaining seller advocacy in Eltham, Glen Iris, Kew, Albert Park and Canterbury and how it may work for you in a Buy Sell. This is not new, we’ve been doing it for a decade and it’s probably not what you think it is. We are super active advocates.
- Why James Buyer Advocates and James Home Ratings?
At James Buyer Advocates, we don’t just talk. We assess every property in detail: suitability, value, and strategy. Whether it’s auction, EOI, or off-market, we give you the insights to make the right move.
That’s why more and more clients are turning to our ratings. Ratings are climbing, demand for our services is rising, and we’re ready to help you secure your next home with clarity and confidence.
👉 If you’re buying or selling in this market, call James Buyer Advocates today.
- Quoting: Real-Life Lessons Every Buyer and Seller Must Know as the Market Moves
The market never stands still — and if you don’t understand quoting and underquoting, you’ll be the one left paying the price.
This isn’t theory. Every underquoting or overquotiong mistake wastes you hours, weeks, even years — and in this rising market that quickly translates into hundreds of thousands of dollars lost, whether you’re a buyer or a seller.
That’s why we’ve put together this 20-minute video, packed with real-life examples — including the three above properties and five fresh ones we sale managed last week.
This isn’t flash. It’s probably not even politically correct. But it’s real.
If you can get your head around it, you’ll find gems that not only make you money but give you peace of mind (as you will be in or out of a home).
At its core, quoting and underquoting comes down to the basics — supply, demand and human behaviour (yes that includes agents, but also yours and your opponents).
Yes, the video is 20 minutes. That’s longer than most. But every underquoting mistake costs you far more in time — wasted weeks, missed homes, and often hundreds of thousands of dollars in the moving market we are now in.
- Auction Test Results - James Spring Auction Test 2025M3
Apart from the Tomlinson clan at MW is not Carla Fetter of JC the hottest agent in old Armadale town and surrounds circa $4m right now? Yes m’am!
- Boroondara
Boroondara – 12 auctions
Clearance: 58%
Bidderman: 1.2
GLEN IRIS, 74 Martin Road
Agent: Zali Reynolds – Shelter
SOI: $2,800,000 – $3,000,000
Before auction: $undisc
Bidderman: 1
KEW, 4 Bowyer Avenue
Agent: David Lettieri – Marshall White
SOI: $3,400,000 – $3,740,000
Before auction: $undisc
Bidderman: 1
HAWTHORN, 39 Mary Street
Agent: James McCormack – Marshall White
SOI: $2,200,000 – $2,400,000
Before auction: $undisc
Bidderman: 1
CANTERBURY, 23 Wattle Valley Road
Agent: James Tostevin – Marshall White
SOI: $3,500,000 – $3,750,000
Before auction: $undisc
Bidderman: 1
SURREY HILLS, 1 Bona Vista Avenue
Agent: James Tostevin – Marshall White
Crowd: 70
SOI: $2,850,000 – $3,100,000
Opening Bid: $2,850,000
On the Market: $2,975,000
Under the Hammer: $3,815,000
Bidderman: 5
Straight off the bat came the first bidder’s offer of $2,850,000. It didn’t take long until five bidders were duking it out for the keys to this property, with the hammer eventually falling at $3,815,000.
CAMBERWELL, 3 Love Street
Agent: Jason Brinkworth – Marshall White
SOI: $4,000,000 – $4,350,000
Crowd: 50
Opening Bid: $3,900,000 VB
Passed in: $3,900,000 VB
Bidderman: 0
50 people gather in the pretty park opposite the home to see it open with a vendor bid and close unsold at $3,900,000 with no competition.
KEW, 5 Majella Court
Agent: Scott Patterson – Kay & Burton
SOI: $3,500,000 – $3,800,000
Crowd: 20
Opening Bid: $3,200,000 VB
Passed in: $3,310,000
Bidderman: 1
After two opening vendor bids and a halftime interval, the lone bidder failed to meet the reserve or encourage further bidding, which resulted in the property being passed in.
CAMBERWELL, 9 Thomas Street
Agent: Annabelle Feng – RT Edgar
SOI: $2,100,000 – $2,300,000
Crowd: 30
Opening bid: $2,100,000
Passed in: $2,350,000
Sold After Auction: $undisc
Bidderman: 3
Straight out of the gate came bidder 1 with a $2,100,000 offer, which encouraged two more bidders. Prolonged, protracted bidding from three parties, however, was not enough to reach the reserve, resulting in a pass-in. Sold after.
CANTERBURY, 122 Mont Albert Road
Agent: Simon Lord – Jellis Craig
SOI: $4,600,000 – $4,995,000
Crowd: 30
Opening Bid: $4,500,000 VB
Passed in: $4,600,000 VB
Bidderman: 0
Auctioneer Simon Lord spoke of Mont Albert Road’s transformation over the last 40 years, noting that number 122 was free from heritage overlays. However, two vendor bids were all that troubled the scorer, the home passing in at $4,600,000.
HAWTHORN, 22 College Street
Agent: Walter Dodich – Kay & Burton
SOI: $2,500,000 – $2,700,000
Crowd: 50
Opening bid: $2,500,000 VB
Passed in: $2,525,000
Sold After Auction: $undisc
Bidderman: 1
Passed in on a lone $2,525,000 bid. Sold after
KEW, 3 A’beckett Street
Agent: Nick Ptak – Marshall White
SOI: $3,400,000 – $3,740,000
Crowd: 50
Opening Bid: $3,400,000 VB
Passed in: $3,400,000 VB
Bidderman: 0
Opening with a $3,400,000 vendor bid, auctioneer James Tostevin tried to entice offers from the 50-strong crowd without success, causing the property to pass in.
CANTERBURY, 39 Wattle Valley Road
Agent: Desiree Wakim – Marshall White
SOI: $5,000,000 – $5,500,000
Crowd: 100
Opening Bid: $5,000,000 VB
Passed in: $5,000,000 VB
Bidderman: 0
Opened and subsequently passed in on a vendor bid.
- Bayside Port Phillip
Bayside – 10 auctions
Clearance: 90%
Bidderman: 2.1
ALBERT PARK, 115 Richardson Street
Agent: Ben Manolitsas – Marshall White
SOI: $2,700,000 – $2,900,000
Before auction: $undisc
Bidderman: 1
HAMPTON, 24 Littlewood Street
Agent: Andy Nasr – Marshall White
SOI: $3,400,000 – $3,550,000
Before auction: $undisc
Bidderman: 1
ALBERT PARK, 14 Barrett Street
Agent: Lee Pellizzer – Hodges
SOI: $2,000,000 – $2,200,000
Before auction: $undisc
Bidderman: 1
BEAUMARIS, 14 Oak Street
Agent: Nick Sinclair – Jellis Craig
Crowd: 47
SOI: $2,750,000 – $2,950,000
Opening Bid: $2,800,000 VB
On the Market: $3,020,000
Under the Hammer: $3,055,000
Bidderman: 3
The quiet bayside streets saw a large gathering for a property that is complete, close to beach with shops and parklands at its disposal. After a vendor bid to start the bidders waisted no time, selling after just a few minutes.
BRIGHTON EAST, 8a Lucas Street
Agent: Nick Renna – Jellis Craig
Crowd: 100
SOI: $2,100,000 – $2,300,000
Opening Bid: $2,000,000
On the Market: $2,450,000
Under the Hammer: $2,522,000
Bidderman: 5
Five bidders battle it out in Hampton today, among a crowd of around 100 people. First bid is $2,000,000 and there’s not a pause as we race past the reserve of $2,450,000 and the home sells to a Dad with his son who places two decisive $10,000 bids to draw the auction to a close at $2,522,000.
ELWOOD, 14 Thackeray Street
Agent: John Manning
Crowd: 43
SOI: $2,650,000 – $2,850,000
Opening Bid: $2,700,000
On the Market: $2,850,000
Under the Hammer: $3,100,000
Bidderman: 4
The auction was energetic and fast-paced, with three strong bidders—two of whom competed in tight $10k and $5k increments toward the end, and one joining late to place an offer.
BRIGHTON, 31 Victoria Street
Agent: Dahli Woosnam – Marshall White
Crowd: 35
SOI: $2,800,000 – $3,000,000
Opening Bid: $2,800,000
On the Market: $3,010,000
Under the Hammer: $3,150,000
Bidderman: 2
The auction started slowly with limited crowd interest but gained momentum toward the end with a competitive bidding war in $5k increments.
ALBERT PARK, 171 Kerferd Road
Agent: Warwick Gardiner – Jellis Craig
SOI: $3,000,000 – $3,300,000
Crowd: 48
Opening bid: $3,200,000
Passed in: $3,310,000
Sold After Auction: $undisc
Bidderman: 1
only one serious buyer who placed two bids, with the second coming after a vendor bid. Passed in and sold soon after.
BEAUMARIS, 49 Fourth Street
Agent: Romana Altman – Buxton
SOI: $2,450,000 – $2,550,000
Crowd: 70
Opening Bid: $2,200,000
Passed in: $2,320,000
Sold After Auction: $2,350,000
Bidderman: 3
The sun is out and the crowd of about 70 are strategically placed in the shady garden. An early bid of $2,200,000 sets the pace and three bidders don’t quite make it to the reserve, so the home is passed in at $2,320,000. Sold after.
HAMPTON, 27 Crisp Street
Agent: Marc Stafford – Buxton
SOI: $3,300,000 – $3,500,000
Crowd: 30
Opening Bid: $3,000,000 VB
Passed in: $3,100,000 VB
Bidderman: 0
A vendor bid of $3,000,000 is tabled to encourage proceedings but with no further interest from the small crowd, the auction is passed in with a further vendor bid at $3,100,000.
- Stonnington
Stonnington – 11 auctions
Clearance: 73%
Bidderman: 1.4
TOORAK, 41 Springfield Avenue
Agent: Nathan Waterson – Jellis Craig
SOI: $3,700,000 – $4,000,000
Before auction: $undisc
Bidderman: 1
MALVERN, 13 Nicholls Street
Agent: Carla Fetter – Jellis Craig
Crowd: 52
SOI: $2,900,000 – $3,100,000
Opening Bid: $3,000,000
On the Market: $3,250,000
Under the Hammer: $3,330,000
Bidderman: 2
A energetic crowd filled Malvern streets, you could tell there were bids to be made. An opening bid was made straight out of the gate at $3,000,000. Two eager bidderman going head to head. It was a margin of $10,000 that saw a lady jumping for joy for her new home.
GLEN IRIS, 14 Aintree Road
Agent: Carla Fetter – Jellis Craig
Crowd: 54
SOI: $3,900,000 – $4,100,000
Opening Bid: $3,900,000
On the Market: $4,190,000
Under the Hammer: $4,332,000
Bidderman: 4
An opening bid was made right off the bat by the soon to be new home owner of this modern abode in Glen Iris. Three bidders joined in along the way but the determination from the first bidder outdid them all. The property sold under the hammer at $4,332,000.
SOUTH YARRA, 36 Park Street
Agent: Jack Nicol – Marshall White
Crowd: 49
SOI: $4,900,000 – $5,350,000
Opening Bid: $4,900,000
On the Market: $5,260,000
Under the Hammer: $5,410,000
Bidderman: 2
In one of South Yarra’s best locations, just a stone’s throw from the Botanical Gardens, the property drew a large crowd with a mix of ages. Despite the turnout, only two serious buyers emerged, engaging in quick back-and-forth bidding.
MALVERN EAST, 8a Central Park Road
Agent: Carla Fetter – Jellis Craig
SOI: $4,000,000 – $4,400,000
Crowd: 46
Opening Bid: $4,000,000
Passed in: $4,420,000
Sold After Auction: $undisc
Bidderman: 3
The crowd was pulled into the front courtyard for an intimate auction. The bidding started as a vendor bid with $4,000,000 with bidders slow to join and a deliberation was called. The family ready home was passed in at $4,420,000 as it didn’t make it to its asking price. Sold after.
MALVERN, 10 Victoria Road South
Agent: Zali Reynolds – Shelter
SOI: $2,500,000 – $2,750,000
Crowd: 28
Opening Bid: $2,600,000 VB
Passed in: $2,600,000 VB
Bidderman: 0
Passed in on a lone vendor bid of $2,600,000 bid.
SOUTH YARRA, 39 Surrey Road
Agent: James McCormack – Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 40
Opening Bid: $2200000 VB
Passed in: $2200000 VB
Bidderman: 0
About 40 people gather along the curb for the auction which is quick and results in the home being passed in at the opening vendor bid of $2,200,000.
ARMADALE, 34 Northcote Road
Agent: Justin Long – Marshall White
SOI: $4,000,000 – $4,300,000
Crowd: 45
Opening Bid: $4,000,000 VB
Passed in: $4,000,000 VB
Bidderman: 0
A silent crowd resulted in a pass-in on a vendor bid here.
SOUTH YARRA, 5 Oban Street
Agent: Gaby Carr – Abercromby’s
SOI: $3,200,000 – $3,520,000
Crowd: 40
Opening Bid: $3,100,000 VB
Passed in: $3,150,000
Sold After Auction: $undisc
Bidderman: 1
One bid was enough to secure the first right to negotiate. Sold after.
MALVERN EAST, 7 Bates Street
Agent: Rae Tomlinson – Marshall White
SOI: $4,800,000 – $5,100,000
Crowd: 60
Opening bid: $4,900,000 VB
Passed in: $4,950,000 VB
Sold After Auction: $undisc
Bidderman: 1
Backyard auction. One bid above the vendor’s opening clinched the top spot. Sold after.
MALVERN EAST, 103 Manning Road
Agent: Matt Davis – Kay & Burton
SOI: $2,950,000 – $3,200,000
Crowd: 30
Opening bid: $2,950,000 VB
Passed in: $3,000,000
Sold After Auction: $3,150,000
Bidderman: 1
Low key affair here with a vendor bid opening the auction and a bidder raising it $50,000. A pass in and negotiate situation was the outcome when the quiet crowd offered no counter bids
- Gascoigne Intro to Sales Managing
- Canterbury
- Eltham
- Sackville Kew
- Glen Iris
- Albert Park
- Sales Managing Tips
- Client notes
- James Home Ratings for nearly 25 years
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
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.
Mal to David (nice guy, good agent) text: Congrats on Bowyer. Give me some details David and I will give you a write up. I loved that house.
David Text: Thank you Mal!
Received an offer on Wednesday from a local Chinese buyer from Kew at $3.95m prior to auction scheduled for this Saturday. That triggered it on the market, yesterday we have a new buyer offer $4.02m and we conducted a private auction via zoom last night at 6pm with 3 challengers of which 2 bid. Sold for $4.2m however price is undisclosed and purchased by a buyer advocate for an Australian family upsizing from Kew. Bought to live in as is.
Let me know if you needed anymore info 🙏🏻
Mal: Great and for my own knowledge which buyer advocate. Like to know who keeps me on my toes. Thx. Will write it up
David: Was Tom Ryan
Mal: He’s a good advocate. Agreed and the other 3 didn’t use an advocate – do not why other than they thought it would save them money – it did I suppose – because they didn’t buy. Hopefully our rating helped you and your client.
David: It did mate thank you 🙏🏻
- Click Address through to Completed James Home Rating
- Boroondara
- Bayside Port Phillip
- Stonnington
- We cover a lot of off-markets not up on this site
- Do you have an off-market for any of our James Buyer Advocacy clients?
| PRICE | BUYER ADVOCACY | POSITION | PROPERTY |
| 3.5m | Brighton | Church St Precinct | Apartment |
| 5m | Malvern East | Gascoigne | 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 | Armadale – | Malvern Larger block and family home | Bigger yard, will reno |
| 6m | Camberwell Hawthorn | 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 | Hawthorn | Anderson Park Area | Townhouse for single |
| 7m | Brighton East | Brighton | Bigger land and good home |
| 2m | Prahran | South Yarra, | Small home |
| 4.5m | Hawthorn | Malvern | Family Home |
| 3m | Surrey Hills, | Mont Albert Canterbury | Family Home |
| 2.5m | Mont Albert | Family Home | |
| 3.5m | Mont Albert | Surrey Hills, Canterbury | Family Home |
| PRICE | BUY SELL ADVOCACY | POSITION | PROPERTY |
| $3.9m | 54 Union Armadale | ||
| $10m | 23 Outlook Drive Eaglemont | ||
| $5-6m | Brighton |
If you do great – we can come and have a look. Simone 0400304111 or Mal 0408107988
Come have a look! Need a Private Inspection call Simone 0400304111 or Mal 0408107988
