Stonnington Suburbs Auction Analysis – Winter 2025 | James Buyer Advocates
Domain, South Yarra, Toorak, Prahran, Armadale, Kooyong, Malvern, Malvern East
Winter Report 2025 by Mal James Melbourne leading Top End Buyer Advocate
Undeniable Patterns. Unmissable Learnings. Unforced Errors.
As we head deeper into winter, the elite Melbourne market isn’t murky — it’s brutally clear.
Sellers who misread the market are sitting. Buyers who misread the moment are missing.
Top End Snapshot: Warming... But Only for A-Graders
In Stonnington this May (M2), we tracked 30 top-end auctions:
- Clearance Rate: 70%
- Average Bidderman:2
- Week 3 alone? 13 auctions, 92% clearance, Bidderman 1.5
- Over $6M: 2 sold under the hammer, 3 underbidders still circling
But here’s the real signal: five of six $3M+ homes passed in during Week 2 are still unsold. That’s an 83% stale rate. Not because of a bad market. Because of bad pricing
Why This Matters (Especially If You’re Selling or Advising)
High-net-worth sellers and referrers, this isn’t theory — it’s game film. It shows exactly where smart vendors won and where others misfired:
- In Toorak, Bruce Street, a sharp quote, two buyers, and a fast sale at $6.1M
- In Glen Iris, Burke Road, a mismatch on value and not a single hand raised
So What?
Misprice it — it’ll sit
Price it right — it’ll move
That’s the game in 2025. Stock is plenty. Buyer depth is shallow. Timing is tight.
Our Role?
At James Buyer Advocates and James Seller Advocates, we:
- Track the auctions, track the bidders, and every clearance trend
- Decode Bidderman, not just price tags
- Help clients read the play — not just read listings
Closing Thoughts
This is a market of precision, not possibility. Guess wrong? You’ll sit unsold — maybe for months. But read the signals right? You’re in control.
“If you’re not reading the data, you’re playing blind.”
| Stonnington M2 | No. of Auctions | Clearance Rate | Avg. Bidderman |
|---|---|---|---|
| Week 1 | 7 | 71% | 1.0 |
| Week 2 | 10 | 40% | 1.0 |
| Week 3 | 13 | 92% | 1.5 |
| Total (M2) | 30 | 70% | 1.2 |
Auctions we physically covered and reported that form a strong basis for our intel
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.
Stonnington – Week 2
10 auctions
Clearance: 40%
Bidderman: 1
Stonnington – Week 1 and 2
17 auctions
Clearance: 53%
Bidderman: 1
TOORAK, 4 Theodore Court
Agent: Jeremy Fox – RT Edgar
SOI: $3,200,000 – $3,520,000
Crowd: 8
Opening Bid: $3,000,000 VB
Passed in: $3,000,000 VB
Bidderman: 0
Auctioneer Jeremy Fox opened the bidding with a with a vendor bid of $3,000,000. No further bids were placed and the property was passed in.
PRAHRAN, 59 Wrights Terrace
Agent: David Sciola – Jellis Craig
SOI: $2,100,000 – $2,300,000
Crowd: 50
Opening Bid: $2,100,000 VB
Passed in: $2,100,000
Bidderman: 1
Auctioneer David Sciola opened the bidding placing a vendor bid of $2,100,000. A sole bidder matched the bid and the property was passed in for $2,100,000.
SOUTH YARRA, 48 Surrey Road
Agent: Simon Dale – Biggin & Scott
SOI: $2,100,000 – $2,300,000
Crowd: 25
Opening Bid: $2,100,000 VB
Passed in: $2,200,000 VB
Bidderman: 0
Dale opened the bidding with a vendor bid of $2,100,000. After no bids were placed the property was passed in on a second vendor bid of $2,200,000.
ARMADALE, 10-12 Kooyong Road
Agent: Richard Nowak- Kay & Burton
SOI: $3,000,000 – $3,300,000
Crowd: 9
Opening Bid: $2,950,000 VB
Passed in: $2,950,000 VB
Bidderman: 0
No one in this small, quiet crowd was tempted to raise their hand today. The property was passed in on a single vendor bid.
GLEN IRIS (Stonnington), 44 Aintree Road
Agent: David Volpato – Marshall White
SOI: $4,850,000 – $5,300,000
Crowd: 35
Opening Bid: $4,850,000 VB
Passed in: $4,850,000 VB
Bidderman: 0
The gathered crowd observed, but did not participate in today’s auction. It opened and closed on a single vendor bid.
PRAHRAN, 43 Chatsworth Road
Agent: Carla Fetter – Jellis Craig
SOI: $2,200,000 – $2,400,000
Crowd: 70
Opening Bid: $2,300,000
Passed in: $2,450,000
Sold After: $2,475,000
Bidderman: 3
MALVERN, 62 Claremont Avenue
Agent: Nicky Rowe – Kay & Burton
SOI: $2,450,000 – $2,550,000
Crowd: 45
Opening Bid: $2,550,000 VB
Passed in: $2,555,000
Sold After: $undisc
Bidderman: 1
On a sunny day, after a halftime break, a single $5,000 bid was placed and the property was passed in to that bidder.
MALVERN EAST, 47 Brunel Street
Agent: Kevin O’Brien – Jellis Craig
SOI: $2,600,000 – $2,750,000
Crowd: 40
Opening Bid: $2,600,000 VB
Passed in: $2,690,000
Sold After: $undisc
Bidderman: 2
After a very silent start and two vendor bids, the auctioneer approached two interested parties individually, eventually wrangling a bid from one – sparking a small bidding war between the pair in $10,000 increments. The property passed into the original bidders a short time later.
GLEN IRIS (Stonnington), 1 Vincent Street
Agent: Fiona Ansell-Jones – Marshall White
SOI: $3,500,000 – $3,850,000
Crowd: 40
Opening Bid: $3,750,000
On the Market: $3,950,000
Under the Hammer: $4,060,000
Bidderman: 3
The auction kicked off with a confident, no-nonsense bid from a woman who declared she wasn’t there to mess around, and after a half-time break, a spirited bidding war between three contenders ended with the property selling under the hammer to the original bidder.
GLEN IRIS (Stonnington), 154 Burke Road
Agent: Daniel Wheeler – Marshall White
SOI: $2,000,000 – $2,200,000
Crowd: 25
Opening Bid: $2,000,000 VB
Passed in: $2,000,000 VB
Bidderman: 0
Stonnington – Week 3 (13 auctions)
Clearance: 92%
Bidderman: 1.5
Stonnington – Overall (30 auctions)
Clearance: 70%
Bidderman: 1.2
MALVERN, 96 Stanhope Street
Agent: Jeremy Fox (RT Edgar)
Before auction: $undisc
Bidderman: 1
SOUTH YARRA, 45 Fitzgerald Street
Agent: James Paull (Kay & Burton)
Bought before: $undisc
Bidderman: 1
SOUTH YARRA, 22 Grosvenor Street
Agent: James McCormack (Marshall White)
Before auction: $undisc
Bidderman: 1
PRAHRAN, 5 Charles Street
Agent: David Sciola (Jellis Craig)
Before auction: $undisc
Bidderman: 1
MALVERN, 7 Lysterville Avenue
Agent: Carla Fetter (Jellis Craig)
Before auction: $undisc
Bidderman: 1
TOORAK, 34 Balmerino Avenue
Agent: Justin Long (Marshall White)
Crowd: 25
Opening Bid: $5,500,000 VB
On the Market: $5,810,000
Under the Hammer: $6,110,000
Bidderman: 2
A vendor bid of $5,500,000 and the bidding was swift to commence, with two bidders entering the race. The property was declared on the market at $5,810,000 and sold under the hammer for $6,110,000 to the first bidder.
MALVERN EAST, 39 Brunel Street
Agent: Fiona Ansell-Jones (Marshall White)
Crowd: 35
Opening Bid: $2,750,000
On the Market: $2,950,000
Under the Hammer: $3,155,000
Bidderman: 3
Three eager bidders quickly joined the race, and with no need for a half-time break, the property sold swiftly under the hammer.
TOORAK, 42 Bruce Street
Agent: Nicole French (Marshall White)
Crowd: 45
Opening Bid: $5,400,000
On the Market: $5,770,000
Under the Hammer: $6,100,000
Bidderman: 3
Phones calls being made, alarms going off, a somewhat tension filled atmosphere in Toorak this Saturday morning. Fair to say the crowd had high expectation which were not met as the auction started. A quick turn in events as two buyers got into a rapid bidding-war. The third bidder came in strong at a start of $6,000,000 and ended up taking the keys.
SOUTH YARRA, 5 Affleck Street
Agent: Lee Pellizzer (Hodges )
Crowd: 30
Opening Bid: $2,100,000 VB
On the Market: $2,325,000
Under the Hammer: $2,675,000
Bidderman: 2
A vendor bid of started the auction $2,100,000. Two bidders entered the race, and the property was declared on the market for $2,325,000. The property sold under the hammer for $2,675,000.
MALVERN EAST, 23 The Grange
Agent: Mark Pezzin (Jellis Craig)
Crowd: 35
Opening Bid: $2,700,000 VB
Passed in: $2,870,000
After Auction: $undisc
Bidderman: 3
After a vendor bid kicked things off, three parties joined the race, but momentum soon slowed as the auction crawled forward in $5,000 increments, eventually passing in to the second bidder after failing to meet the reserve. Sold after.
SOUTH YARRA, 95-97 Millswyn Street
Agent: Michael King (Abercromby’s)
Crowd: 12
Opening Bid: $3,500,000 VB
Passed in: $3,6000,000 VB
After Auction: $undisc
Bidderman: 0
The bid started with a vendor and ended with a vendor before the property was passed in. Sold after.
MALVERN, 33 Wheatland Road
Agent: Adam Walker (Jellis Craig)
Crowd: 40
Opening Bid: $2,000,000 VB
Passed in: $2,110,000
After Auction: $undisc
Bidderman: 1
A vendor bid opened the bidding at $2,000,000. This was met with a bid of $2,025,000. After consulting with the vendors, Auctioneer David Sciola placed a second vendor bid of $2,100,000. The sole bidder placed a subsequent bid, and the property was passed in for $2,110,000. Sold after.
MALVERN EAST, 4 Ferncroft Avenue
Agent: Kellie O’Neill (Jellis Craig)
Crowd: 37
Opening Bid: $3,300,000 VB
Passed in: $3,400,000
Bidderman: 1
Sunny suburban backstreets saw mostly young families gathering to inspect the property. Whilst the crowd looked engaged there was only 1 bidder who retired after 2 bids. The property was passed in on a vendor bid.
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