Address: 44 Mary Street, Hawthorn
Auctioneer: Steve Abbott
SOI: $6,500,000 – $6,900,000
Crowd: 66
Opening Bid: $6,500,000 vendor bid
Passed in: $6,945,000
Sold After; Undisclosed
Bidderman: 2
Rating link: https://marketnews.com.au/44-mary-street-hawthorn-james-home-ratings/
Reporter: Randall
The Grace Park address drew a solid crowd that stood on the opposite side of the street. It contained two bidders who tested one another after the regulation vendor bid to open. Bidding moved firmly to $6,850,000, then from here a few $10,000 rises were added until the home passed in to the initial bidder.
26 Chatsworth Road, Prahran
Auctioneer: Tom McCarthy
SOI: $2,000,000 – $2,200,000
Crowd: 60
Opening Bid: $1,800,000
On the Market: $2,290,000
Under the Hammer: $2,290,000
Bidderman: 3
Rating link: https://marketnews.com.au/26-chatsworth-road-prahran-james-home-ratings/
Reporter: Kathy
After a slow start, with the opening bid under the quoted range, three bidders gradually increased their bidding pace. After a quick break, the property was declared on the market and sold to bidder two.
55 Well Street Brighton
For vendors considering auction in the next 60 days. The market looks strong (and it is)— but look a little closer.
It was a bitter wind blowing in Brighton today but not at 55 Well street where a crowd of 30 gathered to see a call for offers. Undeterred auctioneer Halle Moore opened proceedings with a vendor bid of $2,900,000 and bids were quickly underway between two parties. A referral at $3,200,000 saw the home placed onto the market and sold shortly afterward for $3,210,000.
G’day I hope you’re well and feeling the energy shift as we move into spring prep. I just wanted to share something I’m seeing that could make a real difference to your outcome if you’re planning a move.
Last week, Domain reported a 73% Melbourne auction clearance rate. But REIV’s Top 20 results? Just 50%. Dig deeper, and only 2 of the 10 failed auctions have sold a week on—one is under offer, the rest still unsold, most asking well above pass-in levels. This gap between spin and outcomes has not been closed.
Key Learnings:
- Market strength helps, but doesn’t guarantee success
- Agent pricing accuracy is still critical.
- Listening and adjusting early beats waiting and discounting later
Yes the world is alive with underquoting and it’s real but there is a flipside and that is overquoting. 7 of 10 of last weeks pass-in vendors remain unsold a week on!
This isn’t about being conservative. It’s about being smart and strategic in a nuanced market.
Good decisions now set you up for a great spring.
| 582 | Neerim | Rd | HUGHESDALE | $3,650,000 | Passed In | For sale | $3,899,000 | |
| 372 | Beach | Rd | BEAUMARIS | $3,400,000 | Passed In | For sale | $3,550,000 | $3,750,000 |
| 138 | Marshall | St | IVANHOE | $3,090,000 | Passed In | UNDER OFFER | $3,150,000 | |
| 67 | Swallow | St | PORT MELBOURNE | undisclosed | Passed In | For sale | $3,095,000 | |
| 192 | Drummond | St | CARLTON | $2,600,000 | Passed In | For sale | $2,910,000 | $3,100,000 |
| 104 | Abbott | St | SANDRINGHAM | undisclosed | Passed In | For sale | $2,600,000 | $2,800,000 |
| 135 | Through | Rd | CAMBERWELL | $undisclosed | Passed In | SOLD | $2,758,000 | |
| 4 | Lydson | St | MURRUMBEENA | $2,500,000 | Passed In | Withdrawn? | ||
| 10 | Speers | Ct | WARRANDYTE | $2,500,000 | Passed In | For sale | $2,595,000 | |
| 4 | Emo | Rd | MALVERN EAST | $2,500,000 | Passed In | SOLD | undisclosed |
Every week I see dozens of homes, but every so often one stands out — not because it’s the flashiest or newest, but because it simply works. This week, that home was 4 Loch Street, Surrey Hills.
I’ve always had a soft spot for Fasham Johnson homes, and this one is a textbook example of why. Built around 30 years ago, its design philosophy is timeless. Clean lines, clever use of light, and a floor plan that’s just as relevant today as when it was first drawn. Homes like this aren’t about showing off — they’re about living well.
On 710sqm, it’s not the largest block in Surrey Hills, yet the design captures every inch. A west-facing rear could be seen as a drawback, but not here — the home cleverly brings north light into the living areas, making the spaces bright and warm. The bedroom separation is smart, giving parents and children their own zones. Yes, the bedrooms might feel a little smaller by today’s oversized standards, but maybe that’s a gentle reminder that life doesn’t have to be about excess.
And that’s where this home really connects with me. Its simplicity isn’t spartan — it’s clarity. There’s space to breathe, space to live, but not so much house that you spend your life paying for it, cleaning it, or filling it with stuff. Compare that to a massive mortgage, endless overtime, and barely seeing your children — the choice feels obvious.
It’s the kind of place you can live in your whole life: from moving out on your own, to living as a couple, through the primary and secondary school years, to becoming empty nesters, and beyond. It’s all single-level, so it works beautifully as you get older. You can lock it up and travel for months. You can rent it out without lifting a finger. Buy once, pay the government once, and live the rest of your life incredibly well. This one’s a quiet achiever—but a brilliant home.
I thought of a wonderful couple I’ve worked with in Canterbury and revisited them this week — they chose the simple, humble life years ago. No unnecessary debt, no chasing appearances, just focus on family and what matters. And they’ve thrived. It’s the philosophy behind books like The Millionaire Next Door: true wealth is freedom, not consumption.
4 Loch Street embodies that same spirit. A timeless, functional home, family-friendly location, and value that will endure. For me, it’s the clearest example this week that good design and a simple life go hand in hand.
Key takeaways from “The Millionaire Next Door” regarding home buying:
- Affordability is key:
- Location, location, but not always luxury:
- Frugality over flashiness:
- Long-term perspective:
James Home Ratings
1.5 acres in Toorak – 58 Hopetoun Road Toorak – rating to follow early next week.
Do you have an off-market for any of our James Buyer Advocacy clients?
| PRICE | POSITION | PROPERTY |
| 3.5m | Brighton Church St Precinct | Apartment |
| 5m | Malvern East | Family home double garage |
| 2m | Carnegie to Richmond | Townhouse |
| 3.5m | Camberwell; Canterbury, Kew | New Home |
| 1.5m | Caulfield South Elsternwick Brighton North | 3B/2B/2C Land for dog |
| 7m | Larger block and family home | Bigger yard, will reno |
| 6m | Camberwell Hawthorn | Renovation Value Add up to $2m |
| 3m | Surrey Hills, Canterbury area | Low maintenance, no reno |
| 1.6m | Fitzroy North, Carlton North | First family home |
| 1.5m | Anderson Park Area – Hawthorn | Townhouse for single |
If you do great – we can come and have a look. Simone 0400304111 or Mal 0408107988
Some of the homes we are providing selling advocacy advice and services on this week
Come have a look! Need a Private Inspection call Simone 0400304111 or Mal 0408107988
