March 2, 2026

BRIGHTON, 41 Murphy Street Agent: Andy Nasr – Marshall White Auctioneer – Stephen Smith SOI: $3,800,000 – $4,000,000 Crowd: 85 Opening Bid: $3,800,000 VB On the Market: $4,240,000 Under the Hammer: $4,370,000 Sold After: $4,370,000 Bidderman: 3 Catherine

ALBERT PARK, 100 Victoria Avenue
Agent: Oliver Bruce - Marshall White
SOI: $4,300,000 - $4,700,000
Crowd: 100
Opening Bid: $4,300,000
Passed in: $4,300,000
Bidderman: 1
Kieran

ALBERT PARK, 100 Victoria Avenue Agent: Oliver Bruce – Marshall White SOI: $4,300,000 – $4,700,000 Crowd: 100 Opening Bid: $4,300,000 Passed in: $4,300,000 Bidderman: 1 Kieran

Melbourne’s Top End Auctions Start 2026 Poorly

6 under the hammer from 33 Top End Auctions = 18%

33 auctions we covered. 52% clearance. Bidderman of 1.24. That’s not a market waking up, that’s a market going back to bed for 2026.

Six sold under the hammer from 33.
Two auctions cancelled on the day before anyone even showed up.
Nine dragged over the line after auction.
Two bought before and fourteen passed in. Fourteen.
Here if the aftermath just as many remain unsold as have sold.

Next week we’ll have EOI results from campaigns that cost sellers serious money, serious time and serious hope.

Based on today?

Mmmm it seems only the sellers going via EOI will be surprised by what happens.

And here’s a question the selling agent world seems reluctant to answer: When are agents going to stop walking into a vendor’s home, recommending they spend $30,000–$80,000 on a public marketing campaign, and then, when it fails, blaming the market, the timing, the interest rates, or the buyer who “just wasn’t ready”?

How does that work. Aren’t they experts. Who takes responsibility for that spend?

Surely someone in the big offices can type into an AI: “Give me something different to say to a vendor in a falling top end market other than it’s their fault, the market surprised us, or it’s the same for everyone.”

Why not ask your agent to refund 50% of the advertising cost that they know will not be successful

On the brighter side 50% did sell. The market is working fine for those listening and/or who are in a buy sell of similar $ or trading up. For those this is a good market.

For young home buyers they will not see anything in this article. for their market is totally different: it’s solid and if there is a toughening its against the buyer.

As well over the last three weeks we’ve been signing up some pretty significant buyers.

There is a real market out there for Top End sellers who are not listening to the twaddle and believing it.

Buyers want to buy if you can meet the market.

Please Get Your Pricing Right

Growth over ten years has been negligible for most and falling over the last five. Yes, there are exceptions, that’s how medians work but for every seller above the average, there are others below or didn’t sell, who are simply listening to the wrong people.

In Balwyn, with so many local agents still so far off the money, it’s hard to understand why some are still running opens at those prices. Asian Australian buyers are not idiots.

The asking prices on many Georgians are simply out of touch with reality and the lack of transactions is the evidence.

Sellers drop to meet the market and you will sell. Bargain with those who offer and you will get a deal. Work with agents who are actually selling now, not those past number one’s from a different era. Overquoting sellers in 2026 isn’t just ineffective, it’s not ethical.

The industry playbook in this market remains: big talk at the list, big spend on public exposure – then comes the auction or EOI pass in.

(Blame the industry, blame the market but of course never blame the selling agent. Its absolute baloney.)

Then Rinse. Repeat. The next vendor pays. The agent gets more boards up and publicity and moves on.

There are better ways. The market has been screaming this for some time now but in 2026, the stats again prove, in what is usually the years best market (Feb), many seemingly still haven’t listened.

请把价格定对

过去十年，大多数房产的增长几乎可以忽略不计，过去五年甚至在下跌。是的，也有例外——这就是中位数的意义。但每一个高于平均水平卖出的卖家背后，都有一些低于平均水平，甚至根本卖不掉的卖家，他们只是听信了错误的人。

在 Balwyn，很多本地中介的报价仍然严重偏离实际，很难理解为什么还在以那样的价格开放看房。亚裔澳大利亚买家并不愚蠢。

许多乔治亚风格房产的要价明显脱离现实，而成交量低迷就是最好的证明。

卖家把价格下调到符合市场水平，就能卖出。愿意和出价买家协商，就能成交。与那些现在正在成功卖房的中介合作，而不是那些属于过去时代的“曾经第一名”。在 2026 年，给卖家报高价吸引委托，不仅无效，而且不道德。

当前市场的行业套路依然是：签约时夸夸其谈，大量投入宣传曝光——然后拍卖或意向书（EOI）流拍。

（怪行业，怪市场，但当然从不怪卖房中介。这完全是胡说八道。）

然后重复同样的过程。下一个卖家继续买单。中介获得更多广告牌和曝光，然后继续转战下一个客户。

其实有更好的方式。市场早就不断发出信号。可到了 2026 年，从数据来看——通常是一年中表现最好的 2 月——似乎仍有很多人没有真正听进去。

今天在巴尔温（Balwyn）售价超过500万澳元的乔治亚风格住宅

过去三个月内在巴尔温（Balwyn）成交价超过500万澳元的乔治亚风格住宅

Volcano 1

Volcano 2

Boroondara – 13 auctions

Clearance: 62%

Bidderman: 1.7

MONT ALBERT NORTH, 49 Rostrevor Parade
Agent: Mark Josem – Storyhouse
SOI: $2,650,000 – $2,950,000
Before auction: $undisc
Bidderman: 1

KEW, 31 Wimba Avenue
Agent: Robert Ding – Jellis Craig
SOI: $3,500,000 – $3,800,000
Crowd: 40
Opening Bid: $3,500,000
On the Market: $3,760,000
Under the Hammer: $3,830,000
Bidderman: 2

Straight out of the gate came bidder 1 with a $3,500,000 offer, closely followed by bidder 2, sparking a protracted bidding war, with the property declared on the market at $3,760,000 and the hammer falling at $3,830,000.

SURREY HILLS, 30 Middlesex Road
Agent: Judy Balloch – Kay & Burton
SOI: $2,300,000
Crowd: 60
Opening Bid: $2,300,000
On the Market: $2,510,000
Under the Hammer: $2,777,000
Bidderman: 4

This was a hot auction with bidders jumping in at varying price points, varying amounts offered and different bidders looking like they held the upper hand at different moments. On the market just over $2.5 million and easily eclipsing that price when the hammer fell.

GLEN IRIS, 40 Liston Street
Agent: Zali Reynolds – Shelter
SOI: $2,300,000 – $2,500,000
Crowd: 35
Opening Bid: $2,300,000 VB
Passed in: $2,310,000
Bidderman: 1

A crowd of 35 gathered in front of 40 Liston Glen Iris. Auctioneer Todd Braggins welcomed the crowd and placed a vendor bid of $2,300,000. A sole bidder placed a bid and the property was passed in for $2,310,000.

CANTERBURY, 2 Dudley Parade
Agent: Walter Dodich – Kay & Burton
SOI: $4,500,000 – $4,950,000
Crowd: 35
Opening Bid: $4,500,000
Passed in: $4,650,000
Sold After: $undisc
Bidderman: 2

A $25,000 offer was rejected off the back of a vendor opening at $4,500,000. A bidder offered the desired $50,000, prompting the rejected bidder to offer in kind. A further offer of $4,650,000 from Bidder 1 secured pass in negotiations when no response was forthcoming. Sold after.

HAWTHORN, 11 Mary Street
Agent: James Tostevin – Marshall White
SOI: $5,400,000 – $5,750,000
Crowd: 55
Opening Bid: $5,300,000 VB
Passed in: $5,300,000 VB
Sold After: $undisc
Bidderman: 0

With a large, quiet crowd, this auction opened and closed with a single vendor bid. The property sold soon after by negotiation, within the range.

KEW, 2 Grandview Terrace
Agent: Leon Li – Levic
SOI: $4,250,000 – $4,550,000
Crowd: 47
Opening Bid: $3,500,000
On the Market: $4,460,000
Under the Hammer: $4,681,000
Bidderman: 4

The bidding started off with a low-ball of $2,000,000, to which the auctioneer took but laughed over, knowing there were serious buyers in the crowd. No vendor bid needed as then the real bidding started at amongst two serious competitors going back and forth, in record time. After one bidder dropped off, a fourth bidder jumped in and contested the front runner. Once declared on the market the two bidders went up by increments of $1,000-$5,000 until the final bid was placed at $4,681,000.

SURREY HILLS, 60 Croydon Road
Agent: Patrick Dennis – Jellis Craig
SOI: $3,400,000 – $3,700,000
Crowd: 56
Opening Bid: $3,400,000 VB
Passed in: $3,550,000
Bidderman: 1

Auctioneer, Patrick Dennis opened with a vendor bid, got a raise from a couple and then upped it with another vendor bid. After a 1/2 time break he worked his bidder well to get another raise and set a base for which to negotiate post auction.

KEW, 70 Cecil Street
Agent: Jess Cleland – Marshall White
SOI: $2,750,000 – $2,950,000
Crowd: 30
Opening Bid: $2,800,000 VB
Passed in: $2,800,000 VB
Bidderman: 0

A $2,800,000 vendor bid opened the auction, however, auctioneer Hamish Tostevin’s attempts to encourage further bidding did not come to fruition, causing a pass-in on the initial vendor bid.

KEW, 16 Lytton Street
Agent: Nick Ptak – Marshall White
SOI: $5,000,000 – $5,500,000
Crowd: 45
Opening Bid: $5,000,000 VB
Passed in: $5,120,000
Sold After: $5,175,000
Bidderman: 2

Auctioneer Charlie Tostevin engaged two bidders who opened sharply off the $5,000,000 vendor opening bid. However, only a couple of more bids were added before stalling at $5,120,000. Sold after.

CANTERBURY, 39 Mangarra Road
Agent: Hamish Tostevin – Marshall White
SOI: $2,500,000 – $2,700,000
Crowd: 28
Opening Bid: $2,500,000 VB
Passed in: $2,500,000 VB
Bidderman: 0

This auction opened and closed on a single vendor bid.

HAWTHORN EAST, 39 Tourello Avenue
Agent: Sophie Su – Kay & Burton
SOI: $2,100,000 – $2,300,000
Crowd: 35
Opening Bid: $2,100,000 VB
Passed in: $2,330,000
Sold After: $undisc
Bidderman: 2

It’s often the case that bidders end up standing right next to each. And here, side by side, two bidders upped an initial vendor bid until $2,330,000 where it ran out of steam. Sold after.

DEEPDENE, 912 Burke Road
Agent: Ellie Gong – Buxton
SOI: $2,200,000 – $2,400,000
Crowd: 20
Opening Bid: $2,200,000
Passed in: $2,460,000
Bidderman: 3

From the first bidder’s opening offer of $2,200,000, three parties duked it out for the keys to this property in a prolonged bidding frenzy, although the reserve wasn’t reached, resulting in a pass-in.

Bayside/Port Phillip – 10 auctions

Clearance: 40%

Bidderman: 1.1

BRIGHTON, 402 St Kilda Street
Method Change

HAMPTON, 82 Fewster Road
Method Change

BRIGHTON, 41 Murphy Street
Agent: Andy Nasr – Marshall White
SOI: $3,800,000 – $4,000,000
Crowd: 85
Opening Bid: $3,800,000 VB
On the Market: $4,240,000
Under the Hammer: $4,370,000
Sold After: $4,370,000
Bidderman: 3

Auction Saturday off with a bang at Murphy street where three bidders fought hard for the home in front of a crowd of around 80 people. The vendor bid start of $3,800,000 was quickly overtaken by two bidders and the home announced in the market at $4,240,000 however bidder 3 came in hard at the end and snatched the keys at $4,370,000.

BRIGHTON EAST, 29 Marriage Road
Agent: Simon Monnier-Penny – Marshall White
SOI: $2,200,000 – $2,300,000
Crowd: 35
Opening Bid: $2,000,000 VB
Passed in: $2,025,000
Sold After: $undisc
Bidderman: 1

One bid was enough to secure the top spot. Sold after

BRIGHTON, 16 Gray Street
Agent: Halli Moore – Buxton
SOI: $2,900,000 – $3,100,000
Crowd: 40
Opening Bid: $2,900,000
Passed in: $3,050,000
Sold After: $undisc
Bidderman: 2

There’s a genuine opening bid at 16 Gray street Brighton of $2,900,000, but it hasn’t quite hit the mark, so Halli Moore rounds it up to an even $3,000,000 and calls for $50,000 rises. Bidder 2 obliges but the auction stalls there and the small crowd of around 40 people bolt for the air conditioning. Sold after.

HAMPTON, 44 Ludstone Street
Agent: Stephen Wigley – Hodges
SOI: $2,600,000 – $2,700,000
Crowd: 40
Opening Bid: $2,600,000 VB
Passed in: $2,650,000 VB
Bidderman: 0

Despite two vendor bids and plenty of encouragement, auctioneer Stephen Wrigley passes the property in at $2,650,000.

MIDDLE PARK, 18 Park Road
Agent: Oliver Bruce – Marshall White
SOI: $3,000,000 – $3,300,000
Crowd: 50
Opening Bid: $3,000,000
Passed in: $3,460,000
Sold After: $undisc
Bidderman: 3

Two bidders immediately got things going. Once the bidding was reduced to $10,000 at a time, a third bidder stepped forward and claimed the first right to negotiate. Sold after.

ALBERT PARK, 100 Victoria Avenue
Agent: Oliver Bruce – Marshall White
SOI: $4,300,000 – $4,700,000
Crowd: 100
Opening Bid: $4,300,000
Passed in: $4,300,000
Bidderman: 1

An opening bid from the 100-strong crowd kicked things off, but with no competition during proceedings, the property was passed in.

BRIGHTON, 70 Carpenter Street
Agent: Michael Martin – RT Edgar
SOI: $4,000,000 – $4,400,000
Crowd: 20
Opening Bid: $4,000,000 VB
Passed in: $4,000,000 VB
Michael Martin opens the bidding with a vendor bid of $4,000,000 but there are no further advances so the home is passed in.

BRIGHTON EAST, 8 Dunoon Court
Agent: Halli Moore – Buxton
SOI: $2,200,000 – $2,400,000
Crowd: 21
Opening Bid: $2,000,000
Passed in: $2,000,000
Bidderman: 1

There was only one active bidder, and overall interest from the remainder of the crowd appeared limited.

Stonnington – 10 auctions

Clearance: 50%

Bidderman: 0.8

MALVERN EAST, 9 Davies Street
Agent: Carla Fetter – Jellis Craig
SOI: $3,900,000 – $4,100,000
Before auction: $undisc
Bidderman: 1

MALVERN, 54 McArthur Street
Agent: David Volpato – Marshall White
SOI: $2,400,000 – $2,600,000
Crowd: 32
Opening Bid: $2,400,000 VB
On the Market: $2,640,000
Under the Hammer: $2,802,000
Bidderman: 2

With no bids forthcoming auctioneer, Joseph Ben-Danan, began counting down to pass in the property. As he made his final call, a bidder raised their hand, quickly followed by second bidder. The two bidders then carried the price well above the reserve. Bidder one persisted, taking the keys with a final $2,000 bid.

SOUTH YARRA, 5 Bunalbo Avenue
Agent: Matt Davis – Kay & Burton
SOI: $2,150,000 – $2,350,000
Crowd: 28
Opening Bid: $2,000,000
On the Market: $2,285,000
Under the Hammer: $2,305,000
Bidderman: 2

5 Bunalbo sold under the hammer after a rigorous bidder war between two determined bidders. After a back and forth, upping bids in $5,000 increments, the house was sold at $2,305,000.

MALVERN, 16 Alice Street
Agent: Desiree Wakim – Marshall White
SOI: $2,500,000 – $2,700,000
Crowd: 40
Opening Bid: $2,500,000 VB
Passed in: $2,510,000
Sold After: $undisc
Bidderman: 1

Mr Ben-Danan opened the bidding placing a bid of $2,500,000. This was met by a $10,000 bid from the crowd. The property was passed in to the sole bidder for $2,510,000. Sold after.

ARMADALE, 10 Union Street
Agent: Jack Richardson – Abercromby’s
SOI: $4,700,000 – $4,900,000
Crowd: 70
Opening Bid: $4,700,000 VB
Passed in: $4,700,000 VB
Bidderman: 0

A large crowd sipped coffees and relaxed in the shade at today’s auction. Sadly, it looked like bidders were on the fence – too much relaxing and no bidding. The property was passed in on a vendor bid.

SOUTH YARRA, 27 Tivoli Place
Agent: Lily Keating – Jellis Craig
SOI: $3,600,000 – $3,700,000
Crowd: 35
Opening Bid: $3,400,000 VB
Passed in: $3,400,000
Bidderman: 0

A vendor bid from auctioneer Nathan Waterson opened the bidding of 27 Tivoli Place, South Yarra. Mr Waterson was the sole bidder and passed the property in for $3,400,000.

MALVERN, 10 Horace Street
Agent: Nathan Waterson – Jellis Craig
SOI: $3,600,000 – $3,800,000
Crowd: 50
Opening Bid: $3,500,000 VB
Passed in: $3,500,000 VB
Bidderman: 0

Auctioneer Nathan Waterson welcomed the crowd of 50 to the auction of 10 Horace Street, Malvern. Mr Waterson opened and closed the bidding placing a sole vendor bid of $3,500,000.

MALVERN, 46 Ewart Street
Agent: Hugh Tomlinson – Marshall White
SOI: $3,800,000 – $4,100,000
Crowd: 45
Opening Bid: $3,800,000 VB
Passed in: $3,825,000
Bidderman: 1

The street fell quiet after the first vendor bid of $3,800,000. Shortly after a sole bidder made a $25,000 addition. A break was issued to which the agent seek instructions – the auction continued with no further bids and the house was passed in at $3,825,000.

MALVERN, 4 Spring Road
Agent: Nicole French – Marshall White
SOI: $5,000,000 – $5,500,000
Crowd: 26
Opening Bid: $5,000,000 VB
On the Market:
Under the Hammer: Undisclosed
Passed in: $5,010,000
Sold After: $undisc
Bidderman: 1

Auction opened with vendor bid, followed by one genuine bid of $10,000 above the vendor bid. Overall minimal competitive interest from attendees. Sold after.

PRAHRAN, 13 Newry Street
Agent: David Stringer – Marshall White
SOI: $2,900,000 – $3,190,000
Crowd: 29
Opening Bid: $2,900,000 VB
On the Market:
Passed in: $2,900,000 VB
Bidderman: 0

Quiet auction with no bids were placed, opened and closed on a vendor bid of $2,900,000.

James AI – Ratings and Marketnews - click down for policy

AI & Ratings Policy – Mal James

Our Philosophy on AI

At James, we are strong believers in the intelligent use of AI for analysis, automation, and expanding options.

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

I have been an advocate for 25 years. The internet transformed our industry. Mobile phones accelerated it. AI is now doing the same.

Technology changes tools. It does not replace judgment.

Like the internet and mobile phones, AI has positives and negatives. Our responsibility is to use it with integrity, restraint, and clarity of purpose.

How We Use AI in Our Property Ratings

Property Selection
Properties are chosen by us based on merit and client relevance.

If a client requests it, we will load up and share the rating we would have shown them privately.

We do not publish homes where we are actively representing a buyer.
Physical Inspection – No AI
I personally attend every property where you see a rating.
I have done so for 25 years.

Good advocacy still means going to the home.

I record a video on site.
No AI is used in the recording or in forming my opinion.

Written Ratings – My Words
All opinions and concepts are mine.

AI is used only to:

Transcribe the video.
Structure and format my words.
Create a thumbnail image.
Assist in layout production.

The AI is restricted to:

My spoken transcript.
My Marketnews articles.
My Property Ratings book.
Our internal data.

It does not generate new opinions. It organises mine.

Automation & Publishing
AI automation assembles the webpage draft.
Sim in our office reviews, checks, and approves all content before publication.

Human oversight remains essential.

What We Publish
We are free to comment on any home published here.
Off-markets and properties where we have active buyer representation are not published.

Our Standard

AI supports our efficiency.
It does not replace inspection, judgment, independence, or advocacy.

We remain accountable for every rating you see.

AI & Marketnews Articles

All Marketnews concepts are mine.

I speak my thoughts – sometimes into one large language model, sometimes several. My preferred tools are Claude and ChatGPT. I ask them to produce a summary using only:

My spoken concepts
My previous Marketnews articles
My established frameworks and ideas

I do not ask AI to create new opinions.

I ask it to organise mine.

Typically, several versions are produced. I then:

Read them carefully
Edit heavily
Combine the strongest elements
Refine the argument
Adjust tone and clarity
Spellcheck
Approve and publish

What you read is my thinking.

AI simply helps structure it more clearly and, hopefully, more enjoyably for you.

Why We Do It This Way

Clarity matters.

For 25 years I have developed frameworks, philosophies, and pattern recognition about Melbourne property. AI helps me express those ideas with greater precision and efficiency but it does not replace lived experience, inspection, negotiation, or judgment.

AI improves readability.
It does not create belief.

The thinking remains human.
The responsibility remains mine.

An Open Invitation

If you ever feel an article lacks clarity, depth, or alignment with what you expect from me, I welcome the feedback.

Technology should enhance connection – not distance it.

Mal James

0408 107 988