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  • James Marketnews
    • Front Page News
    • Testimonials
    • Marketnews Archives
  • We’ve Bought & Sold
    • By The Bay Buyer Advantage
    • Boroondara Buyer Advantage
    • Stonnington Buyer Advantage
    • Ultra Top End
  • James Buy Sell $
    • Why Use James Buy Sell $
    • Who is Mal James
    • Advice that Matters
  • James Buy Sell Ratings
    • James Buy Sell Ratings
    • 2025 Reno Example 20 Kintore
    • 2025 Reno Feasibility 20 Kintore
    • 2025 Article Reno Make/Lose $3m
    • Provenance
MAL JAMES 0408 107 988
  • Ultra Top End
  • Ultra Top End

We buy & sell commercial & residential properties for surgeons, doctors & specialists

and a whole lot of other professions as well!

For 25 years James Buy Sell works across Melbourne’s top-end property market from Kew to Toorak to Albert Park to Brighton, supporting you with expert advice that helps you make smart decisions in a volatile market.

  • Buyer Advocacy

We’ll take a detailed brief and help you zero in on what you really want from your next home, EOI/Off-market.

  • Seller Advocacy

We’ll partner with you to take control of the sales process, providing end-to-end guidance and agent representation.

  • Buy Sell Advocacy

We’ll help you buy a new home while simultaneously selling your existing property & managing risk.

James Buy Sell Ratings

25-hawthorn-grove

HAWTHORN 25 Hawthorn Grove

1

SOUTH MELBOURNE 30-31 Howe Cres

2

ASPENDALE 73 Nepean Highway

4

SANDRINGHAM 19 Kirkwood Ave

5

GLEN IRIS 6 Irymple Ave

sorrento1

SORRENTO 17 Hiskens St

28-ralston-south-yarra

SOUTH YARRA 28 Ralston St

Learn more about the science behind James Buy Sell Ratings since 2007

James Buy & Sell Advocacy

Bought

$9m Balwyn

Bought

$7m Glen Iris

50% of Buys

Off Market

Bought

$5m Brighton

Sold

$5m Kew

Sold

$16m Hawthorn

80% of Sells

Not Auctions

Sold

$7m Hampton

James Buy Sell past marketnews.com.au

Exciting Winter and Spring Ahead?

01/06/2025

MAL’S MID-YEAR MARKET SUMMARY
A few real stories. A few real signs. And a real market (almost).

The Haves & The Have Nots… Bidders That Is

24/05/2025

An improving market — currently disguised by the statistics of the haves (bidders) vs the have-nots (interest).

No Overall Election Bounce Yet – Still A Slog for Many

17/05/2025

We covered 33 Auctions today as Week 1 of our 100 Auction Top End Test 2025M2. Bidderman 1.3 and Clearance 61%

CLICK TO READ MARKET NEWS ARCHIVES > 2020
CLICK TO READ MARKET NEWS ARCHIVES 2006 - 2020

jamesbuysell

Advice That Matters.
20+ years. Top End Inner Melbourne. Buy & Sell.
mal@james.net.au 0408 107 988
simone@james.net.au 0400 304 111

Another one secured, off-market! Our wonderful cl Another one secured, off-market!

Our wonderful clients engaged us to quietly find and secure this gem in Toorak – contract signed just 6 days after viewing. With thoughtful strategy, careful due diligence, and seamless negotiation, we’re thrilled to have helped them make this home theirs. 

Congratulations to all involved 

@jack_nicol_ 
@kath.russell 

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
A special off-market purchase for a beautiful youn A special off-market purchase for a beautiful young family! They’ll be soaking up long summer days and creating cherished memories in their new Flinders holiday home for years to come.

@madeline.buxtonmp 

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
At James Buyer Advocates, we like EOIs.​ Because At James Buyer Advocates, we like EOIs.​
Because while others hesitate, we act.​
With the right mindset and strategy, an EOI can be your biggest opportunity.​
Why?​
Most buyers don’t perform.​
Most buyers don’t prepare.​
Most buyers don’t know what winning looks like.​
You will.​
With clarity, trust, and decisiveness,​
we turn a seller’s game into a buyer’s advantage.​
And we do it with a no-rules mindset — built for results.​

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Choice: Want a price above market?
You can ask f Choice: Want a price above market?
You can ask for it — but you take the very real risk of going stale and not selling at all.
 
Alternative: Want to sell as your number one priority and let price take care of itself?
Then ask at or below market.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Auctions covered Saturday June 14. The Inner Melbo Auctions covered Saturday June 14.
The Inner Melbourne Top End market is continuing to strengthen. The movement is not rapid or dramatic, but rather steady, gradual and indicative of a market slowly gaining momentum in a controlled manner. 
#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Providing clarity and a stress-free experience, al Providing clarity and a stress-free experience, all part of the trusting relationships we build with clients.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
MARKET NEWS || Price Paradoxes in a Lifting Market MARKET NEWS || Price Paradoxes in a Lifting Market

Today, back out and about, watching the Inner Melbourne Top End market. It’s continuing to lift — not like a rocket, more like a hot air balloon filling up on the ground — slowly, steady, subdued, but lifting!

To read our latest article and results from the weekend, head to www.marketnews.com.au
Everybody wants a stunningly built home that stand Everybody wants a stunningly built home that stands the test of time or an award winning transformational renovation.
In reality, great outcomes begin with making good decisions before the first piece of dirt is dug.

James Buy Sell can do the groundwork so that you can build with confidence.

At no extra cost to our Buy Sell service we can manage your renovation up to the hiring of your architect or builder.
We can:
	• Organise a shortlist and interviews with architects and bullders
	• Suggestions, insights, eg successtul floorplan ideas and rough design recommendations tailored to your project.
	• Conduct reference checks for builders and architects.
	• Assistance with due dilligence.
	• Establish a clear brief.
	• A working framework to set the right foundations for your renovation/build team.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Sold prior to Expressions of Interest closing. An Sold prior to Expressions of Interest closing. An incredible result for this beautiful Hawthorn apartment. Congratulations to our wonderful clients, so thrilled to be part of your journey and help secure such a fantastic outcome ahead of schedule.

Sold in conjunction with Danny See - Marshall White 

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
When you’re making a major move, you need more t When you’re making a major move, you need more than just a gut feeling. Our Rating System brings structure, clarity, and decades of market insight to every decision.
 
We assess each property across four essential pillars: Area, Position, Land, and Building, scoring it out of 1000 with a focus on long-term value, liveability, and potential.
 
Homes that hit 600+ are strong. 750+? That’s a rare find. And if it doesn’t meet the mark, we say so. No sugar-coating. No selling. Just honest guidance designed to protect your outcome.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Price is what you pay. Value is what it’s worth. Price is what you pay. Value is what it’s worth.
Price is easy to see; value’s harder to find.
Buyers often underestimate value. Sellers often overestimate price.
 
All values are opinions based on criteria set by valuers, good or bad, amateur or pro. They can have different agendas, experiences and formulas.
That’s why bank, council, agent, and bidder valuations can vary wildly. Even two banks can give a $200k difference on the same home.
Your valuation should be based on what’s relevant to you.
 
Your “PPP now” value is made up of three key opinions:
    1.    The seller’s opinion
    2.    The next best bidder’s
    3.    Yours
 
If your PPP is inaccurate and you undervalue you might think a good home is overpriced. If you overvalue, then you may think a good home is cheap.
 
These misjudgements can cost you, either by missing an opportunity or in unnecessary mortgage burden.
 
Don’t let anybody tell you something is good value without doing your homework.
 
#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
This market is trying to lift and it is. It’s n This market is trying to lift and it is.
It’s not flying. But it is spluttering upwards — selectively, quietly, and firmly.
 
So What’s Moving?
    •    The A-Graders — those with Position, Property, and Price in line.
    •    The $4m to $7m is leading some sort of charge having largely been dormant for a long time.
    •    And when the pricing is on — we’re seeing $300k–$500k above late last year’s market.

So What’s Not?
    •    Overpriced: • When it’s not? Silence. Stalemate. Sitting. If you’re quoting tight and presenting right, you’re getting real action.
If not — no amount of wishing will get it over the line. 
    •    Geography: Outer Melbourne’s and Regional Top End. Such as from Caulfield to Jells Park, it’s still on life support. looking for a pulse. It needs a defibrillator — because the buyers? Well, we can’t find them at the prices being asked.

http://Marketnews.com.au for full report.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Our takeaways from M2 James 100 Auction Test   ST Our takeaways from M2 James 100 Auction Test
 
STONNINGTON
Warming slightly but only for A-Graders. The issue? Price. Not demand.
The message? Get your ask wrong, and your home will sit.
The top end’s slight surge could be the start of a broader lift — when value is real.
 
BAYSIDE & PORT PHILLIP
It’s all about reading the moment. If your agent spots a solo standout buyer, sell before. If you’re a buyer, get advice — or risk bidding against yourself in no-man’s-land.
The last 3 weeks: Nearly half withdrawn or sold before
    •    About 25% volcanic
    •    The rest? Low bid, no movement — and now, still unsold but quoting the same or more.
    •    Takeaway: It’s predictable — if you’re skilled at listening.
 
BOROONDARA
Currently not the powerhouse. Still elite — but inconsistent.
    •    Once the leader. Now trailing.
    •    Surprising? Yes, considering this is still the hub of Melbourne’s most active buyer group: Asian Australians.
    •    And yet, in the last 3 weeks, less than 1 in 3 homes has sold under the hammer.
Conclusion: Depth is there — but deals need to be sharp.
The days of automatic premium are gone.
It’s now Position. Property. Price. Everything else is delay. Full report Marketnews.com.au
 
#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
MARKET NEWS || Exciting Winter and Spring Ahead? MARKET NEWS || Exciting Winter and Spring Ahead?

Across the inner sanctums of Top End Melbourne — $4m to $7m — the signs are there.

Not in every pocket.

Not for every home.

But this market is trying to lift and IS.

It’s not flying. But it is spluttering upwards — selectively, quietly, and firmly.

To read our latest article and results from the weekend, head to www.marketnews.com.au

📸 CAMBERWELL, 44 Radnor Street Agent: Tim Heavyside (HEAVYSIDE) Crowd: 50 Opening Bid: $2,040,000 On the Market: $2,200,000 Under the Hammer: $2,610,000 Bidderman: 5 Randall
Week 2 of James 100 Auction Test - Market 2, 2025 Week 2 of James 100 Auction Test - Market 2, 2025

We covered 36 TOP END auctions and here’s what we found:
    •    Top 10 auctions: Volcanic — averaging 3.5 bidders per auction
    •    Bottom 10 (and more): Ducks — no bids

The market is speaking loud and clear. Unlike last year, when everything just felt too hard, in 2025 buyers are saying:

“If it’s an A-grader and it’s priced well — I’ll compete.
If it’s poor, or especially if the P (Price) doesn’t stack up — I’ll pass. 
Or I’ll only consider it at a sharper number.”

Full report at marketnews.com.au

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Here’s what our Buyer Advocacy team can deliver Here’s what our Buyer Advocacy team can deliver — fast, discreet, expert:
Pest & Building Reports
Architectural Advice & Town
Planning Insight
Values & Pricing Intel
Auction Strategy & Bidding — Hammer or Pass-In
Buy Before. Buy After. You decide.

James Home Ratings —
Trusted. Independent. Real.
All done for this Saturday’s auction.
No fluff. Just the facts that matter —
when they matter most.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
MARKET NEWS || The Haves & The Have Nots… Bidder MARKET NEWS || The Haves & The Have Nots… Bidders That Is

I really thought this week we were going to see a turn…

And in real life, we did.

But on the scoreboard? Not quite.

The better-priced homes — the A-graders — are starting to feel like they’re taking off.

Why?

Price.

Or more specifically: when buyers see value in the price, they engage.

We’re seeing a return to strong PPPs — Position, Property, and Price — where all three are aligned. And buyers are once again clearly distinguishing A-graders from B/C-graders. Price still matters. It’s the deal-maker — or the deal-breaker.

To read our latest article and results from the weekend, head to www.marketnews.com.au

📸 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 Catherine
105 Hambleton Street, Middle Park Bought under the 105 Hambleton Street, Middle Park
Bought under the hammer with three bidders - congratulations to our wonderful client on securing this beautiful home. We’re so thrilled to have helped you take this exciting next step.

@warwick.gardiner 

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
43 Chatsworth Road Prahran, sold after auction wit 43 Chatsworth Road Prahran, sold after auction with three bidders. Congrats to our client on a great outcome and to the new owner on their purchase.

Always a pleasure working alongside @carlafetter_jelliscraig a smooth campaign from start to finish.

#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
Some people buy good shelters and have a good life Some people buy good shelters and have a good life, while some people buy bad shelters and end up struggling. Why do some people end up cruising through life with little or no mortgage, holidays galore and living in a beautiful home, while others struggle, even if they both started with the same opportunities?
 
Making good decisions: If you think putting together a plan is all too hard, and that you can get by on intuition and energy, imagine if your tax accountant or doctor thought that way.
 
We follow a plan that consists of three sentences – and works every time. Over a career of 1500 home transactions our plan and process has proven to be bullet-proof.
 
#jamesbuysell #melbournerealestate #buyeradvocate #vendoradvocate #luxuryrealestate
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Testimonials

Ali and Craig Tiley had relocated to Melbourne from the US and were unfamiliar with the local property market. They were looking for support to demystify the Australian way of buying and selling property which is very different to the US model they knew.

We developed a shortlist of potential homes and a buy recommendation. By encouraging them to look beyond initial impressions and consider the inherent value of the home they chose to purchase, Ali and Craig were able to buy into a premium Brighton location two minutes from the action.

READ MORE TESTIMONIALS HERE

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… My advice: at the very least meet with them – you won’t be disappointed. 

If you’re thinking of selling don’t look past the team for exceptional results. It’s their business to know how to stage a house and garden, know the best time of the year to sell in different areas, and they will know the key selling points of your house (and they can arrange for all of this to happen for you).  They know how to negotiate and more importantly, how to time negotiations.  They know the real estate agents and know who will be the right one for you.  You’re in really safe hands and most importantly they’re honest – they will advise to not sell if the offer isn’t right.  They’re truly ‘on your side’ and advise you on how to get the best outcome for you.  My advice: at the very least meet with them – you won’t be disappointed. 

Mal James Buy Sell

0408 107 988

mal@james.net.au

Simone Clarke

0400 304 111

simone@james.net.au