Mal James
Buy Sell Agent
0408 107 988
mal@james.net.au
As we begin our Year in Review – 2024 feels super exciting
This has been a wonderful year in my life, in my property dealings and made me even more incredibly positive about the future of humans.
I sincerely hope you have had the same kind of year and I know many of you have.
Life’s highs are about emotions and why I love buying and selling property, almost never investments, almost always for a family to live in… because I feel the emotion, and it makes me feel alive.
AI and Top End Melbourne Property
Returning to RMIT for a full-time Masters was a revelation. This year, I’ve completed eight subjects. Just four subjects left.
I wholeheartedly endorse education of this standard for anyone eager to expand their intellectual horizons. It’s been nothing short of brilliant. My academic passion lies in AI, Blockchain, Crypto, and Machine Learning, fields I believe hold significant promise for both property and philanthropy, locally and globally. The journey to being accepted into the Masters of Blockchain Enabled Business at RMIT was challenging – I faced several rejections due to my lack of previous tertiary education.
Reflecting on my academic journey, I started a Bachelor of Business at RMIT in 1977 and didn’t succeed in any subject. Fast forward to 2023, and I’ve completed my first subjects in the Masters of Blockchain. It therefore took me 45 years to earn a pass – so, with a track record that’s taken its time to shine, you might wonder if I’m the right choice in buying or selling on your behalf?
While discussing AI, we produced another article in Marketnews on October 21. The link to the article is https://marketnews.com.au/ai/
Additionally, clients A & B, who have a keen interest in AI, decided on a challenge during a celebratory lunch at the Sorrento Hotel, conveniently close to the home we had just secured for them at 3383 Point Nepean Road.
The Challenge: JAMES BUY SELL versus ChatGPT, came after we said don’t bulldoze your home, keep it. It’s a lot better than you think, for what you want. Here are the results!
Client A&B to AI: Please make suggestions for renovation to enhance the floorplan to better enjoy the views
AI Answers to Clients A&B:
The images you’ve provided show a property with a scenic view, an aerial view of its surroundings, and a detailed floor plan. To enhance the floor plan and better enjoy the views, here are some suggestions:
- Maximize Window Space: Increase the size of windows or add additional windows on the walls facing the view, especially in the main living areas on the first floor and in the master bedroom.
- Open Floor Plan: Consider an open floor plan for the living, dining, and kitchen areas by removing non-structural walls. This can create a more spacious feel and allow for unobstructed views from multiple angles.
- Balcony Expansion: Extend the balconies or add a rooftop deck to provide more outdoor space for enjoying the view.
- Orientation of Rooms: Reconfigure rooms so that the most commonly used areas have the best views. For instance, consider having the living room or master bedroom facing the scenic side.
- Sliding Doors: Install sliding doors that lead to the balcony to blend indoor and outdoor spaces, providing a more immersive view experience.
- Strategic Landscaping: Landscape the garden area to enhance the view while maintaining privacy. Use low-lying plants or strategically placed trees that don’t obstruct the view.
- Infinity Pool: If it’s not already designed that way, consider redesigning the pool as an infinity pool that looks out onto the view, creating a stunning visual effect.
- Outdoor Living Area: Set up an outdoor living area or gazebo in the garden that faces the scenic view, which can be used for relaxation or entertainment.
- Indoor/Outdoor Flow: Ensure there is a good flow between indoor and outdoor areas, perhaps by adding large, folding doors that can open an entire wall to the outside.
- Skylights and Light Tubes: For areas that cannot be oriented towards the view, consider installing skylights or light tubes to bring in more natural light.
When planning renovations, it’s important to consult with a structural engineer or architect to ensure that any changes to the building will be safe and comply with local building codes. It’s also important to consider the impact of changes on the structural integrity of the building and whether additional support will be necessary for features like expanded windows or balconies.
compare AI to our suggestions to clients
Following your brief of knowing its your home when you turn in off the beach road and everybody feels relaxed
The key areas to spend the money
Not on structure – almost zero – your wasting your money – as you have bought a position not a property – a location not a building and views not walls
So spend money on
1. Make the facade feel beachy and make the driveway your entrance – natives trees to area like tea tree types (quicker growing) and banksia (bit slow) in your garden
2. Front door – white blue whatever but from a beach scene and then you walk into beachy floorboards and a room that opens up with tracking doors and a mud room for sand and surf and golf and shower and spare sleepover room if needed.
3. Onto beachflow boards with a glimpse of rear view and up the curvy wall with a painting that closes off downstairs other rooms and up stair case – white rails and beach treads
4. Up stairs and into an all white, all beach was light floorboards, all low line furniture and clear ceilings all to make room bigger and lead to and to highlight view
5. Kitchen is great location – remove little obstacles to view and tiles jutting out and then you have a great view which is also great for the other bedroom – minimalist
6. Bathroom – I think this maybe a solution without ripping all the marble type tiles out 
Our supporting powerpoint suggestions including making up the brief
AI today: your phone and your home buying and selling experience will be very different, very soon
How are we looking to apply AI to Top End Melbourne Real Estate in 2024 - 2025 and beyond
Imagine going to an open for inspection – whenever you wanted, with or without sales staff and your questions were answered immediately and with integrity.
Next steps were laid out if you were interested or another home and time set up then and there……just for you.
You wanted to see the home renovated….. no problem look here……change colour……..add your furniture……….all done immediately…..what do you think?
Values – let us take you on a trip around the area ……….. whilst you are here in the living room. Take a seat…………. See this home……it’s sold for $5,525,000 and this is what it looks like inside……….. This is how your home will grow with your family and age in the market in 1, 2 and 3 decades.
Sorry you do not speak English….您希望我们使用哪种语言？ (What language would you like us to use?)
Shall we send the contracts for your solicitor to review………….we don’t have any of your privacy details on our files……….but they are on a community blockchain you submitted for identity to get access to this home and……… the transaction can complete this week if you wish………you could be in next weekend with all finances and titles sorted.
Buying & Selling are experiences, why not enjoy them
Sorrento circa $7m
Off-Market Camberwell
Brighton
Off-Market Port Melbourne
Camberwell
Our Bayside Auction Reserves will be in the range in the last week, as they've been with JAMES BUY SELL
In June, Zali Reynolds from Shelter sold three homes around $4m in Glen Iris and Kew using the James Buy Sell multi-agent process, surpassing expectations amidst strong competition. She and her partner, Daniel, have grown a successful 20-person real estate firm within four years and are now eyeing expansion in Bayside.
We were surprised but keen to accept an invitation to collaborate with Zali in Brighton and Hampton, launching Shelter By The Bay. We will work with Shelter on a conjunctional basis, sharing their values and aiming to enhance the current offering in the Brighton market.
Sim and I recognize Zali’s talent and are excited to extend our charitable contributions and introduce a strong female-led option to the Brighton market.
We’re motivated by the prospect of change in Bayside and eager to demonstrate that ethical processes and multi-agent collaboration can build trust and yield better outcomes for all involved. We aim for a Bayside industry that inspires youth, earns the trust of elders, and restores Brighton’s prestige. It’s not money that is motivating us – it’s a chance to be part of something very special. We decided to put up and shut up and try and fix the issues.
Our objective is more ethical representation for buyers and sellers and of agents, drawing from our extensive experience as buy sell agents.
To be clear we are never on both sides of the same transaction.
In Bayside, we’ve altered our approach. Gina (0457 835 255) will independently handle Bayside buyer representation through her new venture, GK Buy Sell, having fully divested from James Buy Sell. Shelter By The Bay, in collaboration with James Buy Sell, will now represent sellers in Bayside.
For James Buy Sell in Stonnington and Boroondara, operations continue as normal – we buy and we sell as buyer and seller advocates and Shelter runs their own business.
To see the impact of Shelter By The Bay, connect with us—Zali (0422 576 049); Sim (0400 304 111) or Mal at (0408 107 988) — to explore values and unique strategies for your property and learn about the hundreds of results of homes we have already bought and sold in Brighton prior to 2024.
Painting Brighton and Hampton Pink in 2024
Off-Market Hawthorn East
Glen Iris
Brighton circa $7m
Hawthorn circa $8m
Toorak circa $14m
Is this Sackville Ward Kew's Grandest Home
our clients are looking to BUY your home off-market now
Canterbury, Kew, Hawthorn – substantial Victorian family home but would consider others that are fully renovated on 800 to 1000 sqm with a view to pay $8m to $10m.
Contact Gina 0457 835 255 Simone 0400 304 111 or Mal 0408 107 988
Melbourne's most unique beachside apartment
Appointments through Paul Richards of Bekdon Richards 0414 503 324 and James Buy Sell
Sorrento circa $7m
35 Minutes from Brighton and Toorak in Peak Hour
It’s turnkey ready to walk into.
- 7 bedroom, tennis court, al fresco fully renovated PARTY house with Sound Studio and Ballroom.
- 13 acres of potential sanctuary with artist retreat
- Raise your children on a farm 35 minutes from Brighton or Toorak – against the traffic.
- International horse complex with already set up paddocks, stables and dressage ring.
- $ – the home in currently let out almost every weekend AIRBNB, significant income comes from agistment.
James Buy Sell with Barry Plant’s Anthony Johnson on 0412 586 283.
MANY OF OUR REFERRERS AND CLIENTS CARE DEEPLY ABOUT MELBURNIANS
WE APPRECIATE THEIR SUPPORT
- Over 275 families assisted, over $500,000 in cash given
- Began in 2003 with Launch Housing
- Typical accounts below
MANY OF OUR REFERRERS AND CLIENTS CARE DEEPLY ABOUT CHILDREN IN MEDICAL POVERTY
We fund via % of our income every month – low-cost, high-impact, safe, local, family-permissioned, life-changing surgeries when no other satisfactory option for the child, is available to the family, due to poverty.
Trained surgeons. No one religion, no politics. No further intervention after this one magic life-changing moment.
1. Work is referred between business
2. Instead of fee, sponsor surgeries
3. Client sign up and work done
4. Paid and %$ go to child surgeries
5. %$ sits in morechildsurgeries a/c
6. Child found who needs surgery
7. Child video to morechildsurgeries
8. Agree to fund child surgery
9. Child to Diagnosis – Video
10. Child to Surgery fix – Checklist
11. Child to Village – Aftercare video
12. We Verify & Pay Medicals
Painting Brighton and Hampton Pink
Pre-Xmas 2023M4 - How's the Final Market?
Round the Grounds Top End Melbourne Market: Wow what a difference a rate hike makes.
The market is in a stark decline this last fortnight, compared to recent periods – pre Cup, June, and early last year.
This Pre-Xmas market (M4) started surprisingly positively but took a severe hit immediately after the recent Cup rate hike, recording two of the worst weeks of the year (clearance rate wise) in our 100 auction tests.
This rate hike has negatively impacted all market segments, even the typically resilient Boroondara area, leading to dwindling bidder numbers and falling prices. Spring, which showed promise in May/June and early Winter (M2), has since seen a continuous decline, punctuated by the occasional bouncy weekend.
It has been brutal……Bidderman confirms a run to the exits and hide under the covers and wait till next year.
This decline is occurring with already low stock levels, most noticeably in the $2 million to $5 million range. Potential sellers are hesitant due to the lack of suitable homes to buy, creating a bigger shortage of good stock and so the downward cycle of reluctance among all players gathers momentum.
Clearance rates falling below 50% indicate a sustained period of difficulty, likely extending until at least Easter 2024. The outlook feels clear: a downward trend until signs of rate stabilization or reversal emerge.
Migration and cashed-up buyers in Boroondara are supporting the higher end, outside the temporary ghost town we call Toorak, while the rental crisis forces transactional performance at the lower end. But those in the $2 million to $5 million range, with deals involving a buy and a sell, exacerbated if involving renovations, face challenges as the lending landscape tightens. Some prices will clearly drop as borrowing capacity diminishes.
Unlike past markets driven and overridden by migration, this current Pre-Xmas market is dominated by tightening financial conditions (dramatically lower lending limits and substantially higher rates).
However, in any market, your buy and sell price depends not only on market conditions (+-10%) but also on the PPP quality of the home (+-80%) and your strategy and approach to securing it (+-10%).
Quality in both home selection and buy /sell strategies will rise in importance in these challenging times, and can help you, providing you allow it as a buyer or seller.
There is always opportunity and now could be a great time to buy……as a seller you need to play it smart…. both need the right advice to navigate these bumps in the road.
DON’T PANIC! 🫣
It feels like Luna Park, see you next week.
Difference in Weekly Markets
Difference in Quarterly Markets
A decline in the second half of the year after a bounce mid year
Difference in Geographical Markets
Look at Boroondara, oh how the mighty have fallen in a fortnight. Stonnington has improved and Bayside remains on a low base.
