Bayside and Port Phillip Suburbs Auction Analysis – Winter 2025 | James Buyer Advocates
Black Rock, Sandringham, Hampton, Brighton, Brighton East, Elwood, St Kilda, St Kilda West, Middle Park, Albert Park, Port Melbourne, South Melbourne
Winter Report 2025 by Mal James Melbourne leading Top End Buyer Advocate
Targeting Momentum: The Market Isn't Booming, But It's Moving
Across 36 auctions in Bayside and Port Phillip during M2 (Winter Weeks 1-3), the clearance rate landed at 61% with a Bidderman (average bidders per auction) of 1.4. That’s not a flood, but it’s enough flow to separate strategy from noise.
While the overall clearance suggests a cautious market, the most telling stat is this: nearly half of the sales we tracked never made it to auction day. They were sold before. That’s not laziness. That’s high-level, real-time buyer sensing from agents, advocates, and sellers who understand that sometimes the smartest move isn’t to go public, but to go precise.
Suburb Standouts: Where the Heat Is
- Brighton East, 12 Brown Street: Three bidders, fast pace, and a hammer fall at $4.8M. On the market at $4.65M. That’s a clean, confident auction.
- Middle Park, 100 Wright Street: Strong opening vendor bid at $4.2M, sold at $5.53M under the hammer after 3 solid bidders drove it up.
- Hampton, 23 Margarita Street: Classic momentum. Four bidders. Started at $2.9M, sold for $3.705M.
- Brighton, 60 Cole Street: Competitive with three bidders. Vendor bid opened at $4M, sold at $4.8M after one bold $40K final slap.
These results weren’t accidental. Position, Property and Price (PPP) were aligned.
Lessons from the Ducks
- A number of homes passed in despite solid crowds.
- Brighton, Gray St and William St, Hampton’s Retreat Rd, and several Middle Park campaigns never gained traction beyond a vendor bid.
- Even with 4 potential bidders present (e.g., Gray Street), only one raised a hand. That tells us the alignment of PPP wasn’t there yet — or that agents and sellers missed the moment.
Key Learnings
Key Learning for Sellers If your agent tells you there’s one standout buyer, don’t assume that’s weakness. It might be your strongest hand. Good agents read the moment. Great ones act on it. Consider going before auction when the ingredients are right.
Key Learning for Buyers Unless you’re highly experienced, get advice. The risk of bidding against yourself is real. A calm face at an auction might be a bluff… or a bulldozer. We help you read it.
Closing Thoughts
This isn’t boom. This is build. The Bayside and Port Phillip market is rebuilding momentum, and it’s doing so quietly. If you know where to look — and how to act — you can move strategically.
At James Buyer Advocates, we offer high-level buyer and seller advocacy for Melbourne’s clients. Strategy. Access. Timing. Insight. We help you understand what moves to make, and just as importantly, when not to move.
Want more bespoke insight? Get in touch. The best results happen before the crowd gathers.
| By the Bay M2 | No. of Auctions | Clearance Rate | Avg. Bidderman |
|---|---|---|---|
| Week 1 | 13 | 54% | 1.2 |
| Week 2 | 13 | 62% | 1.5 |
| Week 3 | 10 | 70% | 1.1 |
| Total (M2) | 36 | 61% | 1.4 |
Auctions we physically covered and reported that form a strong basis for our intel
M2 – Week 1 Bayside/Port Phillip
13 auctions
Bidderman: 1.2
Clearance: 54%
ELWOOD – METHOD CHANGE OR WITHDRAWN
ELWOOD – METHOD CHANGE OR WITHDRAWN
BEAUMARIS – METHOD CHANGE OR WITHDRAWN
BEAUMARIS, 8 Martin Street
Agent: Michael Martin – RT Edgar
SOI: $2,500,000 – $2,750,000
Before auction: $undisc
Bidderman: 1
ELWOOD, 46 Rothesay Avenue
Agent: Torsten Kasper – Chisholm & Gamon
SOI: $2,200,000 – $2,400,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 43 Brickwood Street
Agent: Campbell Butterss – Marshall White
SOI: $2,500,000 – $2,700,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 21 Lynch Street
Agent: Simon Monnier-Penny – Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 60
Opening Bid: $2,200,000
On the Market: $2,490,000
Under the Hammer: $2,650,000
Bidderman: 4
A sizeable crowd in Lynch Street, Brighton sees Simon Monnier-Penny conducting four bidders spread throughout the group. Opening with a vendor bid of $2,200,000 the price is reasonably quickly on the market at $2,490,000 and sold for $2,650,000 to a relieved party happy under a large umbrella.
MIDDLE PARK, 100 Wright Street
Agent: Warwick Garinder – Jellis Craig
SOI: $4,100,000 – $4,300,000
Crowd: 60
Opening Bid: $4,200,000 VB
On the Market: $4,620,000
Under the Hammer: $5,530,000
Bidderman: 3
The crowd gathered in cars and on the street under umbrellas to watch 3 keen bidders contest to own this property. A vendor bid of 4.2M opened the auction before it was sold for 5.53m
BEAUMARIS, 25C Gareth Avenue
Agent: Chelsie Cargill – RT Edgar
SOI: $2,300,000 – $2,500,000
Crowd: 50
Opening Bid: $2,550,000
On the Market: $2,720,000
Under the Hammer: $2,741,000
Bidderman: 3
An opening bid of $2,550,000 was placed before 3 interested parties bid on this property. The hammer finally fell at $2,741,000
SANDRINGHAM, 1 Park Avenue
Agent: Nick Johnstone – Nick Johnstone Real Estate
SOI: $2,200,000 – $2,400,000
Crowd: 45
Opening Bid: $2,300,000 VB
Passed in: $2,310,000
Sold After: $undisc
Bidderman: 1
1 Park Avenue Sandringham is passed in after just one bid today, however it sells afterwards, undisclosed. Nick Johnstone is the auctioneer and about 30 people are rugged up in the street to watch proceedings. Sold after.
BRIGHTON, 16 Gray Street
Agent: Will Maxted – RT Edgar
SOI: $2,950,000 – $3,245,000
Crowd: 40
Opening Bid: $2,950,000 VB
Passed in: $2,970,000
Bidderman: 1
Auction proceedings opened with a vendor bid of $2,950,000. Despite there being 4 interested parties present only one bid of $2,970,000 was placed prior to the property passing in.
BEAUMARIS, 35 Anita Street
Agent: Michael Cooney – Hodges
SOI: $2,600,000 -$2,800,000
Crowd: 30
Opening Bid: $2,600,000 VB
Passed in: $2,650,000
Bidderman: 1
Stephen Wigley takes us through the proceedings today, and there is one bidder who offers an advance on the starting vendor bid of $2,600,000. However no further bids are taken and the home is passed in at $2,650,000.
BRIGHTON, 25 William Street
Agent: Ross Walker – Buxton
SOI: $2,700,000 – $2,800,000
Crowd: 25
Opening Bid: $2,650,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
The small watchful crowd sees John Clarkson from Buxton open and close William street, Brighton with only vendor bids.
Bayside – Week 2
13 auctions
Clearance: 62%
Bidderman: 1.5
Bayside – Week 1 and 2
26 auctions
Clearance: 58%
Bidderman: 1.4
ST KILDA, 66 Blessington Street
Agent: Warwick Gardiner – Jellis Craig
SOI: $2,500,000 – $2,700,000
Result: Bought before
Bidderman: 1
BRIGHTON, 9 Huntingfield Road
Agent: Ben Vieth – Marshall White
SOI: $4,400,000
Result: Bought before
Bidderman: 1
BRIGHTON, 17 Hall Street
Agent: Sam Paynter – Woodards
SOI: $3,400,000 – $3,600,000
Result: Bought before
Bidderman: 1
SANDRINGHAM, 19 Mclauchlin Avenue
Agent: Campbell Butterss – Marshall White
SOI: $3,500,000 – $3,700,000
Crowd: 20
Opening Bid: $3,200,000 VB
Passed in: $3,200,000 VB
Bidderman: 0
A quiet day in Sandringham today with a group of about 20 people gathering to see the auction, which opens and closes with a vendor bid of $3,200.000.
HAMPTON, 39 Retreat Road
Agent: Jenny Dwyer – Belle
SOI: $2,750,000 – $2,900,000
Crowd: 60
Opening Bid: $2,800,000 VB
Passed in: $2,800,000 VB
Bidderman: 0
The sun is quite lovely as the crowd gathers for the auction and dogs and kids are having a great time oblivious to the proceedings. In any event, the house is passed in with just a vendor bid of $2,800,000.
HAMPTON, 23 Margarita Street
Agent: Richard Slade – Buxton
SOI: $2,800,000 – $3,000,000
Crowd: 55
Opening Bid: $2,900,000
On the Market: $3,100,000
Under the Hammer: $3,705,000
Bidderman: 4
It’s a real battle for the keys today as four bidders leap in to start the auction at $2,900,000 and zoom past the reserve of $3,100,000. Past that two bidders hammer it out, and momentum shifts between them until finally the paper slaps the hand at $3,705,000.
BRIGHTON, 17 Willansby Avenue
Agent: Justin Follett – Follett & Co
SOI: $3,650,000 – $3,800,000
Crowd: 45
Opening Bid: $3,600,000 VB
Passed in: $3,650,000 VB
Bidderman: 0
There’s a long line of people along the fence but no bidders for the home today, which closes with a vendor bid of $3,600,000 and closes shortly afterward with a second vendor bid of $3,650,000.
ELWOOD, 3 Spray Street
Agent: Campbell Butterss – Marshall White
SOI: $2,600,000 – $2,750,000
Crowd: 50
Opening Bid: $2,700,000
Passed in: $2,850,000
Sold After: $undisc
Bidderman: 2
Just moments after he finished addressing the crowd an opening bid was placed for $2,700,000. A second bidder joined the race and the property was eventually passed in for $2,850,000 to the first bidder.
MIDDLE PARK, 105 Hambleton Street
Agent: Warwick Gardiner – Jellis Craig
SOI: $3,700,000 – $3,900,000
Crowd: 50
Opening Bid: $4,000,000
On the Market: $4,100,000
Under the Hammer: Undisclosed
Bidderman: 4
ST KILDA, 21 Fawkner Street
Agent: Sarah Wood -Marshall White
SOI: $2,700,000 – $2,900,000
Crowd: 45
Opening Bid: $3,600,000 VB
On the Market: $3,010,000
Under the Hammer: $3,010,000
Bidderman: 2
In a twist of fate, both groups of bidders stood side by side by the verandah as the auctioneer quipped, “One of you will walk away with keys in your pocket and the other just a brochure,” and after a drawn-out back-and-forth, the property was knocked down to the successful bidder.
BLACK ROCK, 39 Red Bluff Street
Agent: Rod Richardson – Belle
SOI: $2,050,000 – $2,150,000
Crowd: 65
Opening Bid: $2,150,000
On the Market: $2,210,000
Under the Hammer: $2,405,000
Bidderman: 5
A crowd of over 60 gathered to watch 5 interested parties battle it out to buy this original home. The property sold under the hammer for $2,405,000
BRIGHTON EAST, 2 Milliara Grove
Agent: Michael Hingston – Jellis Craig
SOI: $3,700,000 – $4,000,000
Crowd: 100
Passed In
BRIGHTON, 6 Byron Street
Agent: Stephen Smith – Marshall White
SOI: $3,600,000 – $3,900,000
Crowd: 45
Opening Bid: $3,800,000 VB
Passed in: $3,800,000 VB
Bidderman: 0
Not a single bid could be elicited from the crowd prior to the property being passed in on a single vendor bid of $3,800,000.
Bayside/Port Phillip – Week 3 (10 auctions)
Clearance: 70%
Bidderman: 1.1
Bayside/Port Phillip – Overall (36 auctions)
Clearance: 61%
Bidderman: 1.4
BRIGHTON, 12 Montrose Avenue
Agent: Kate Strickland (Marshall White)
Before auction: $undisc
Bidderman: 1
ALBERT PARK, 10 Brooke Street
Agent: Ben Manolitsas (Marshall White )
Before auction: $undisc
Bidderman: 1
MIDDLE PARK, 57-59 Armstrong Street
Agent: Simon Gowling (Jellis Craig)
Before auction: $undisc
Bidderman: 1
BRIGHTON, 100 Were Street
Agent: Kate Strickland (Marshall White)
Before auction: $undisc
Bidderman: 1
MIDDLE PARK, 323 Richardson Street
Agent: Oliver Bruce (Marshall White)
Before auction: $undisc
Bidderman: 1
BRIGHTON, 60 Cole Street
Agent: Johnny Clarkson (Buxton)
Crowd: 50
Opening Bid: $4,000,000 VB
On the Market: $4,450,000
Under the Hammer: $4,800,000
Bidderman: 3
Three bidders at the auction today but it was never in doubt that bidder 3 would take the keys trumping any counter offers with large increments and a poker face at the slumping shoulders of the other two bidders. Opened with a vendor $4,000,000, called on the market at $4,400,000 and sold with a final bold $40,000 bid at $4,800,000.
BRIGHTON, 20 Lawrence Street
Agent: Kate Strickland (Marshall White)
Crowd: 40
Opening Bid: $3,250,000 VB
Passed in: $3,250,000 VB
Bidderman: 0
A conditional offer was made for the home prior to auction, so this was the opening vendor bid of $3,250,000. There were no further bids so the home was passed in at this figure for further negotiations.
MIDDLE PARK, 124 Canterbury Road
Agent: Justin Holod (Marshall White)
Crowd: 35
Opening Bid: $3,600,000 VB
Passed in: $3,890,000
Bidderman: 2
The crowd was slow to warm up. After a vendor bid and referral, two bidders emerged to compete. The bid climbed until Bidder 2 clinched the first right to negotiate with a $5,000 bid.
BRIGHTON EAST, 12 Brown Street
Agent: Nick Renna (Jellis Craig)
Crowd: 50
Opening Bid: $4,350,000
On the Market: $4,650,000
Under the Hammer: $4,800,000
Bidderman: 3
An immediate bid from the crowd got this one off to a speedy start. Bidder 1 battled with two others before knocking it down with a final $1,000 bid. No need for a halftime break.
BRIGHTON EAST, 33 Binnie Street
Agent: Kate Strickland (Marshall White)
Crowd: 50
Opening Bid: $2,500,000
Passed in: $2,625,000
Bidderman: 2
A vendor bid of $2,600,000 opens the bidding, and is quickly increased by two competing bidders. The crowd of about 50 watch on as the home is passed in at $2,625,000 and the young family with the higher bid called inside for further negotiations.
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