- 14 Stirling Street Kew
14 Stirling Street, Kew
5 beds, 2 cars, 729 sqm
Agent quote: $5,300,000 – $5,800,000
Under Hammer:
Address: 14 Stirling Street, Kew
Auctioneer: Walter Dodich
Crowd: 55
Opening Bid: $5,300,000
On the market: $5,900,000
Under the hammer: $6,350,000
Bidderman: 3
A bidder opens at the bottom of the quote range and two others join in with bids flowing at mid $5,000,000. One asks ‘Is it on the market?’ around the middle of the quote – it’s not. Battling on and the numbers align the reserve at $5,900,000 with firm bidding continuing onwards. Still rolling on strongly through the low $6,000,000 range – auctioneer Walter Dodich asks for rises and determined bidders keep on offering them up until the hammer falls some way above the reserve.
Heritage is not an issue when the whole precinct is heritage as you can see from the bidders. We only object to heritage as being BS on one-off single homes, where the architect and council officers have agendas and care nothing about the owners wishes or financials.
Spring Auction Test: Melbourne 2025 M3: Next week will be our spring auction test — Melbourne 2025 M3 — and we think it will go pretty well — our first yardstick.
This week at James Buyer Advocates and James Buy Sell Advocates, we bought and sold $25 million worth of Inner Melbourne homes. A second clear yardstick of where the market sits — and the depth of buyer demand.
Let’s look at that through the lens of the selling side. The Selling Side: Signs of Market Momentum
Across the $ ranges, multiple bidders were present in all six buying and selling campaigns we transacted in. Whether it was auction or EOI, the momentum of the market forced some action in the last week.
Why? Because the market is in a little uptick.
The market moves daily, weekly, monthly, just like the stock market. You just don’t see the ticker on your phone, and like the stock market you need to have a “live buy and/or sell order” to take advantage of the positive sentiment lifts when they occur.
Sentiment is what drives it, and sentiment shifts daily — not quarterly.
Here’s what that looked like in real life on ones we were directly involved in:
One $10m+ home: four genuine buyers, two offers above reserve, excellent campaign.
A long listing (12 months, multiple campaigns): sold slightly above its current range, but still below initial expectations of 18 months ago. In fairness, the market was at a slightly higher price point then. During the journey there were six real offers, all within $50,000 of each other, and taking into account the settlement, the accepted offer was around $10k below the highest.
Another campaign sitting stagnant for 6+ months: ended the week with an offer above range and 15% higher than what had been on offer during winter.
One going to auction next weekend was seemingly struggling, but an offer came (from good agent work), then another, then two more circling. Sold above quote after solid agent work.
One sold well, above range, after we advised client not to go to market last year and they had some patience.
These were all examples of buyers competing when the home was well-presented, well-run, and correctly priced.
Summary of Above
All were sold using our multi-agent framework and all were sold with different agents. Multi-agent works well.
Three had an off-market component, but all transactions were ultimately on-market.
Underquoting – no: two step-quoted up, two down. On the buying side, we did not feel there was underquoting. Good quoting is dynamic, not stagnant.
Multiple bidding occurred when the price met the market.
Campaign lengths in the buying or selling ranged from three weeks to 18 months. Patience can make money – it can also lose money yes.
The Buying Side: Competition Is Real. On the buying side, we’re in the ring — competing. A-grade homes are attracting multiple buyers. That’s the clearest message we can give. An A-grader has 3 P’s the market loves – this includes Price; otherwise its not an A-Grader.
Today’s Auctions: A 3rd, 4th and 5th Yardstick
To set up next week’s M3 spring auction test, let’s look at three real examples from today. Our focus was the $4m to $6m range across the Melbourne market and although we looked at them for clients, we had no financial interest in the results — our opinions here are totally independent of the selling agents.
14 Stirling Street, Kew (see above)
Renovated Victorian with excellent light despite south rear.
3 strong bidders, two above the range. Agent Walter Dodich
Sold $6.35m.
Well-designed, high quality, and liveable.
18 Netherlee Street, Glen Iris (see below)
Smartly designed, south rear but incredibly light.
Pool out back gave it a relaxed “summer feel.”
Volcano auction with Jack Bongiorno & Tomlinson family (Marshall White).
Sold strongly.
38 Murphy Street, Brighton (see below)
Quoted to $4.2m, well run by Andy Nasr.
Good, ready-to-move-in home (not a “10/10 special”).
3 bidders, sold $4.675m under the hammer.
Across these three, 10 bidders fought it out. All homes were ready to move in, priced correctly, and run well by quality agents.
Where Is the Market Now?
Definitely on an uptick.
Better than 12 months ago – meaning 2024 Spring M3.
Momentum is building. Buyer competition is real.
Next week’s M3 spring auction test will give all of us the clearest sign yet of how far this Melbourne market has turned.
- 18 Netherlee Street Glen Iris
18 Netherlee Street, Glen Iris, Vic 3146
5 beds, 2 cars, 721 sqm
Agent Quote: $4,000,000 to $4,400,000
Under Hammer:
Address: 18 Netherlee Street, Glen Iris
Auctioneer: John Bongiorno
Crowd: 54
Opening Bid: $4,000,000 vendor bid
On the market: $4,425,000
Under the hammer: $4,560,000
Bidderman: 5
Team Tomlinson fronted by Il Capitano, Jack Bongiorno produced an early spring volcano auction. A vendor bid opened the account before a $4,050,000 rise from the crowd got things going. Three more bidders jumped in ensuring rises progressed steadily. At $4,400,000 came the query from Bidder 1, ‘Geez mate, are we on the market?’. A lengthy vendor referral was called here and upon return Jack teased a further $25,000 rise – Netherlee was selling! With a fifth bidder now involved the battle found fresh legs, but Bidder 1 remained undeterred and ultimately saw off all comers.
- 38 Murphy Street Brighton
38 Murphy Street Brighton
Auctioneer: Stephen Smith
Top of Agent Quote: $4,200,000
Agent; Andy Nasr
Crowd: 55
Opening Bid: $4,000,000
On the Market: $4,450,000
Hammer: $4,675,000
Bidderman: 3
Reporter: Phoebe
Comment:
The auction heated up quickly with Bidder 1 firing back $100k bids against Bidder 2’s steady $50k increases, and although a third contender jumped in late, nothing could stop Bidder 1, who ultimately walked away with the keys.
- House of the Week
I see so many great homes. Normally, I choose just one home of the week — but it sold within days, so I’ve added another.
- Understanding Capital Growth - Short term v Long term
📉 Why Are Some Sellers Getting Their Price So Wrong?
It’s not always greed.
It’s not always agents BS’ing them.
It’s often just old numbers and old logic—in a market that’s quietly but significantly changed between 2015 and 2025.
Let’s unpack it.
Historically, Melbourne’s long-term capital growth averaged around 8%.
And for decades, that was real. That was dependable. That was the science.
But not anymore.
In the last 10 years, capital growth has shifted down—to more like 1% to 4% per annum.
And it’s still trending low.
So when sellers use the old 8% compounding model to price their homes today, it often pushes them into wishful thinking territory.
Especially if they’ve only owned the home for a short time.
💸 Why It’s So Hard to Make Money Quickly
Even if your home’s worth more than when you bought it, the real numbers often don’t stack up once you account for:
- Stamp duty (can be 5–6% upfront)
- Selling costs (agents, advocates, staging)
- Capital gains tax if it’s not a primary residence
- Land tax if it’s an investment
So unless you’ve held the property for a decent amount of time, and/or you’ve significantly added value, short-term profits are rare—even in good markets.
🧭 What’s Changed Structurally?
- Less international money
In 2016, Chinese and overseas Asian investment was driving many Melbourne suburbs—especially in prestige areas.
That money is now virtually gone.
Chinese capital is restricted or penalised, and the Chinese property market itself is no longer a wealth engine. - Buyer priorities have evolved
Many local buyers no longer want to “stretch” to the absolute top of their budget.
Instead, they:- Prefer financial freedom over mortgage stress
- Are happy to compromise slightly on the house
- Want to travel, enjoy life, spend time with family
And honestly?
That’s sensible.
Three of our current clients are selling and buying on the same level.
Not because they have to—because they want to.
They want control, not pressure.
Inflation is lower
🏡 A Tale of Two Homes: 44 Through Rd & 11 Clyde St
Both were really good homes.
Neither was renovated during the hold period within the last 10 years.
- One had ~2% capital growth
- The other ~3%
- And the key variable? Buy-in and sell-out price.
Nothing magic.
Just the basics: Money in vs money out.
Now 11 Clyde Street over a 20 year period still showed a growth rate over 6% but that was 2004 to 2018 close to 8% and 2018 to 2025…3%….44 Through Road not as easy to dissect as a new home was added during the last 20 years – but over the coming weeks we will show you how to work through that.
🟢 So, What Should Buyers and Sellers Do?
- Forget 8%. Base decisions on current decade data.
- Ask: “What did I pay? What’s the cost to sell? Has the property improved?”
- Be value-aware. Buyers are smarter, calmer, and more data-driven than ever.
- Don’t assume you can outsmart stamp duty, land tax, or market cycles in 18 months so as a buyer, buyer for multiple life cycles…. Allow for children and plan for your dream home to be for decades not years…..and understand the cost of renovation is mindboggling expensive and mentally difficult (for most) so buy a floorplan that works in a location that you love.
- Happy Fathers Day - to the bestest, most balanced understanding listening humans in the world - DADS
- 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.
- Click Address through to Completed James Home Rating
- Boroondara
- Bayside Port Phillip
- Stonnington
- Canterbury
- Under Contract
- Albert Park
- Under Contract
- Glen Iris
- Under Contract
- Kew
- Under Contract
- 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 | Kew | Family Home | |
| 3m | Surrey Hills, | Mont Albert Canterbury | Family Home |
| 3.5m | Mont Albert | Surrey Hills, Canterbury | Family Home |
| PRICE | BUY SELL ADVOCACY | POSITION | PROPERTY |
| $3.9m | 54 Union Armadale | ||
| $10m | Eaglemont | ||
| $5-6m | Brighton |
If you do great – we can come and have a look. Simone 0400304111 or Mal 0408107988
- Under Contract
- Under Contract
- Under Contract
Come have a look! Need a Private Inspection call Simone 0400304111 or Mal 0408107988