No Overall Election Bounce Yet – Still A Slog for Many
But for those who get their pricing right, the current market—while no walk in the park—can still deliver results. And sometimes, it’s not even a slog.There were a few strong, even powerful auctions today. See below
Mal James
Buyer Advocate
0408 107 988
mal@james.net.au
Marketnews 2025 M2 – Week 1: 33 Top End Auctions Randomly Covered
This week marked the real start of Melbourne’s 2025 auction calendar—post-election, post-Easter, post-Anzac Day. In short, some big interruptions are now behind the market.
But even with a solid 6 week runway before the expected Winter hiatus, there’s still a sense of “wait and see” in the air. Buyers and sellers alike are working through the fog: Are we in a good market—or not? Will interest rates shift? And if they do, how will confidence respond?
Plenty of questions. Fewer answers—so far.
Let’s walk it suburb by suburb, bidder by bidder.
Headline Stats Across Our Core Top End Areas
- Market-wide Clearance Rate: 61% – borderline falling market
- Bidderman (Average Active Bidders per Auction): 1.3 – which is borderline falling market
- Number of Auctions Attended: 33 – a good cross section
Main Picture Above: VOLCANO: 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. Catherine
What’s Sort Of Working – Stonnington & Boroondara Showing Smarts
Stonnington (7 Auctions covered | Bidderman 1.0 | 71% Clearance)
This was a surprisingly sturdy showing—particularly given the low Bidderman. Malvern East made up most of the week’s volume. Two auctions worth comparing:
- 333 Waverley Rd (Daniel Wheeler): Modest crowd, 2 bidders, sold under the hammer at $2.45m
- 18 Fountaine Ave (Jesse Matthews): 2 bidders battled post-reflection call, sold for $2.735m
Neither auction was a stampede—but they worked. One sold under the hammer, one post-auction. The key? Multiple bidders were attracted. In this market, that alone can make the difference – there are still many homes with no interest at price being asked.
Boroondara (13 Auctions covered | Bidderman 1.6 | 62% Clearance)
In Kew, Camberwell, and Hawthorn East, we saw spirited bidding from multiple parties when the price was right:
- 9 Avenue Rd (Helen Yan): 4 bidders, sold for $4.298m
(I inspected this home early in the campaign and felt the quote was conservative $3.7m to $3.9m —priced to attract. I thought low-to-mid $4m was possible in better times. To me, the quote wasn’t inappropriate if it signalled real seller intent. The results showed it did. - 11 Pleasant Ave (Rob Le): 3 bidders, on the market early at $2.12m, sold for $2.255m
(I was involved in this one as seller advocate. We’d gone to market earlier in the year with a higher ask—no interest. It’s a land site. This time we launched in May with a lower ask. There was pre-auction interest this time, but bidding stalled on the day. Our clients wanted to sell, so I suggested and it was accepted to put it on the market early. That move ignited momentum, and it sold under the hammer. In the end, the result reflected what our clients wanted—a sale.)
What’s Mixed – Bayside & Port Phillip: Buyer Energy, But Caution Prevails
Bayside/Port Phillip (13 Auctions | Bidderman 1.2 | 54% Clearance)
There’s energy, but not always enough to create market momentum.
- 21 Lynch St, Brighton (Simon Monnier-Penny): 4 bidders, sold under hammer $2.65m
- 100 Wright St, Middle Park (Warwick Gardiner): 3 bidders, sold $5.53m – big effort, big result – $1m over range
But many auctions had just one bidder or were vendor bid only or withdrawn. Buyers are clearly there, but often just watching. Still waiting. And that means results can hinge on how one conversation (usually about price) goes.
Key Seller Takeaways
- If you only have one bidder, you’re negotiating, not auctioning
- If you have no bidder, you’re just marketing, not selling
And those selling could ask themselves — is the home priced to attract or repel a deal conversation with someone other than you?
Key Buyer Takeaways
- Do your homework, know your value — there’s less public bidding to reveal the true market price.
- Engage early, great homes still sell, but weaker homes linger, especially with unrealistic quotes. Buyers are cautious, but they’re not absent. When reminded why a home is worth it, they act.
- Don’t confuse crowd size with interest — we saw big groups and no bids, and small groups with strong competition.
- Expect more off-markets, more vendor introspection, and more “sold afters” rather than under-the-hammers.
What’s Next
- Week 2 of M2 is where we’ll really see whether any mild confidence turns into deeper momentum.
- But right now, we’re back to a skill-based market — for buyers, sellers, and agents alike.
'Round the TOP END Auction Grounds
M2 – Week 1 Stonnington
7 auctions
Bidderman: 1
Clearance: 71%
PRAHRAN, 36 Highbury Grove
Agent: Darren Lewenberg – Kay & Burton
SOI: $3,500,000 – $3,700,000
Before auction: $undisc
Bidderman: 1
MALVERN EAST, 18 Fountaine Avenue
Agent: Jesse Matthews – Marshall White
SOI: $2,400,000 – $2,600,000
Crowd: 63
Opening Bid: $2,425,000
On the Market: $2,675,000
Under the Hammer: $2,735,000
Bidderman: 2
Bids went quiet at $2,525,000 after a reflection was called the bids ramped up and the property was sold at $2,735,000
MALVERN EAST, 333 Waverley Road
Agent: Daniel Wheeler – Marshall White
SOI: $2,100,000 – $2,300,000
Crowd: 48
Opening Bid: $2,100,000 VB
On the Market: $2,350,000
Under the Hammer: $2,450,000
Bidderman: 2
An intimate action in the north-facing beer garden saw a slow start. Once reminded of the location a rapid bid-fire started between x2 keen bidders, selling under the hammer in at $2,450,000
MALVERN EAST, 68 Burke Road
Agent: Anthony Reis – Marshall White
SOI: $2,500,000 – $2,700,000
Crowd: 20
Opening Bid: $2,500,000 VB
Passed in: $2,525,000
Sold After: $2,625,000
Bidderman: 1
A crowd of 20 gathered inside 68 Burke Road, Malvern East. Auctioneer Daniel Wheeler opened the bidding with a vendor bid of $2,500,000. This was met by a bid of $25,000. The property was passed in to the sole bidder for $2,525,000
SOUTH YARRA, 21 Acland Street
Agent: Jock Langley – Abercromby’s
SOI: $4,800,000 – $4,995,000
Crowd: 20
Opening Bid: $4,750,000
Passed in: $4,751,000
Sold After: $undisc
Bidderman: 1
Auctioneer Tim Derham welcomed the crowd of 20 to the auction of 21 Acland Street, South Yarra. Mr Derham opened the bidding placing a vendor bid of $4,750,000. A bidder attempted to place a $1000 bid which was rejected by Mr Derham. However after no bids were placed the bidder persisted and Mr Derham accepted his $1000 bid. The property was passed in to the sole bidder for $4,751,000.
MALVERN EAST, 41 Washington Avenue
Agent: Walter Summons – Belle Property
SOI: $2,700,000 – $2,850,000
Crowd: 39
Opening Bid: $2,700,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
Despite the weather, the streets of Malvern East were flooded with potential buyers, or so it seemed. Positioned in the suburban back streets of Washington Ave, white picket fenced Victorian bungalow was passed in after a vendor bid of $2.7
SOUTH YARRA, 39 Leopold Street
Agent: James McCormack – Marshall White
SOI: $2,700,000 – $2,950,000
Crowd: 16
Opening Bid: $2,700,000 VB
Passed in: $2,700,000 VB
Bidderman: 0
A crowd of 16 gathered inside 39 Leopold Street, South Yarra. Auctioneer James McCormack both opened and closed the bidding placing a sole vendor bid of $2,700,000.
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.
M2 – Week 1 Boroondara
13 auctions
Bidderman: 1.6
Clearance: 62%
HAWTHORN EAST – METHOD CHANGE OR WITHDRAWN
CAMBERWELL – METHOD CHANGE OR WITHDRAWN
KEW, 11 Pleasant Avenue
Agent: James Tostevin – Marshall White
SOI: $2,100,000 – $2,300,000
Crowd: 30
Opening Bid: $2,100,000
On the Market: $2,120,000
Under the Hammer: $2,255,000
Bidderman: 3
CAMBERWELL, 9 Avenue Road
Agent: Brad Cooper – Ray White
SOI: $3,700,000 – $3,900,000
Crowd: 60
Opening Bid: $3,800,000
On the Market: $3,970,000
Under the Hammer: $4,298,000
Bidderman: 4
Our opening bidder today received a bottle of wine for their efforts. They then remained quiet while two other bidders traded bids in rapid fire. Once we were at the pointy end, a fourth bidder stepped in, however bidder three held on to take the keys.
HAWTHORN EAST, 7 Cole Street
Agent: James Tostevin – Marshall White
SOI: $3,300,000 – $3,600,000
Crowd: 80
Opening Bid: $3,700,000
On the Market: $3,800,000
Under the Hammer: $3,800,000
Bidderman: 4
Bidding opened at $3,700,000, with participation from four bidders. The property was announced on the market at $3,800,000 and sold under the hammer at $3,800,000.
HAWTHORN EAST, 3 Station Street
Agent: Toby Parker – Belle Property
SOI: $2,950,000 – $3,245,000
Crowd: 29
Opening Bid: $2,900,000
Passed in: $2,950,000 VB
Sold After: $undisc
Bidderman: 1
Action was slow in Station Street today. A solo bid from the crowd was followed by a vendor bid. With no further action, the property was passed in to the vendor bid. Sold after
HAWTHORN EAST, 34 Mayston Street
Agent: Mark Kainey – Mark Kainey Property
SOI: $2,975,000 – $3,250,000
Crowd: 26
Opening Bid: $2,800,000 VB
Passed in: $3,050,000
Sold After: $3,200,000
Bidderman: 1
Two vendor bids were required before a crowd member was jolted into action. They traded rises with the auctioneer as a couple more vendor bids were added. When the last vendor bid was retracted the property passed into the sole bidder for negotiations. Sold after.
HAWTHORN, 64 Kinkora Road
Agent: Nick Ptak – Marshall White
SOI: $6,000,000 – $6,600,000
Crowd: 36
Opening Bid: $6,000,000 VB
Passed in: $6,100,000
Sold After: $undisc
Bidderman: 1
All smiles from the crowd in Kinkora, but no immediate result. The property was passed in to the solo bidder and negotiations moved inside. Sold after.
CANTERBURY, 20 Wentworth Avenue
Agent: Kellie Liu – Marshall White
SOI: $3,700,000 VB
Crowd: 30
Opening Bid: $3,700,000 VB
Passed in: $3,760,000
Sold After: $undisc
Bidderman: 1
Talk of interest rate cuts around the corner putting pressure back on prices by auctioneer, Brett Philipp. He soon tabled a $3,700,000 vendor bid and another vendor bid before a woman in the crowd took the opportunity to offer a $10,000 rise. Sold after
KEW, 4a Dunlop Avenue
Agent: Chris Barrett – Marshall White
SOI: $3,600,000 – $3,950,000
Crowd: 40
Opening Bid: $3,600,000
Under the Hammer: $3,870,000
Sold After: $undisc
Bidderman: 3
After an initial slow start, two bidders then rapidly traded bids, stalling at $3,860,000. Just as the conclusion seemed inevitable, a third bidder stepped forward with a single $10,000 bid winning them the right to move inside and negotiate. Sold after.
CAMBERWELL, 47 Lynden Street
Agent: Annabelle Feng – RT Edgar
SOI: $3,100,000 – $3,400,000
Crowd: 35
Opening Bid: $3,150,000
Passed in: $3,390,000
Bidderman: 2
With an ample supply of hors d’oeuvres, no one was in a rush to buy this afternoon. Ever so slowly, two bidders exchanged bids yet failed to reach the reserve. After two breaks and some smoked salmon, the property was passed in to bidder one for negotiation.
HAWTHORN, 17 Barton Street
Agent: Sean Evans – Woodards
SOI: $2,600,000 – $2,860,000
Crowd: 50
Opening Bid: $2,600,000 VB
Passed in: $2,600,000 VB
Bidderman: 0
A quiet auction today; opened and closed with a single vendor bid.
HAWTHORN EAST, 38 Roseberry Street
Agent: James Tostevin – Marshall White
SOI: $3,500,000 – $3,850,000
Crowd: 40
Opening Bid: $3,600,000
Passed in: $3,600,000
Bidderman: 1
A man stuck his hand up immediately to open the auction at $3,600,000. A search for a response went unanswered and the property passed on the single opening bid.
Mal James
Buy Sell Advocate
0408 107 988
mal@james.net.au
Off Markets Completed Buyer Ratings
From Armadale to Canterbury, from Kew to Sandringham a busy week for viewing off market family homes between $3m and $10m
Sample Below of Market Completed Buyer Ratings
4 Elgin Avenue Armadale
31 Adeney Avenue Kew
13/21 Northumberland St Collingwood
6 Chandlers Road Malvern
Left: This week with Steve Burke when reviewing 37 Llaneast St Armadale as a new home site building investment.
Below: Video walk thru for buyers of 4-6 Goodall Street Hawthorn
24–26 Mayfield Avenue, Malvern; Inspected: May 7
Position: North rear. Top of cul-de-sac. Elevated. Toorak-border feel.
Home Type: Grodski-designed architectural – 18 years old but feels timeless.
This home really surprised me – in a good way. I wasn’t expecting to find this level of quality, proportion, and feel. Quoted $7.2m–$7.6m by Darren Lewenberg, who I rate as a solid operator. This home is well-priced for the right buyer, particularly those who value quiet parkside positioning, big land (914sqm), and proper architecture – not fashion, not fluff, but substance.
