Volatility Confirms the Turn?
Mal James
Buy Sell Advocate
0408 107 988
mal@james.net.au
Have I gone too early on market swing?
Looking at today’s results, that’s a fair question to ask. Clearances (61%), Bidderman (1.5) — back into the not so brilliant range on the 33 auctions we covered today, the second week of the 2025M1 Opening 100 Auction Test.
And on Thursday, while the client was happy, the reserve was exceeded, and the deal was done on the night, I presided over an auction that completely shocked me.
All the signs were there for a bigger number. Yes, I lifted the quote mid-campaign to better reflect everyone’s positions. But on what I considered a no-brainer, I was left looking like the only no-brainer.
SOLD
Big numbers, multiple inspections, good conversations beforehand, a solid turnout on the evening—and yet, maybe I’m not as good as my self-publicity suggests. Maybe I put everyone into a coma with my pre-auction spiel. Because in the end, on a simple, beautiful Victorian in Hawthorn, my result didn’t match my hype.
And yes, that’s the market—volatile. And this result happened in what has been a record February for us in buying, selling, and new clients. I could talk about some stellar results, but if I’m committed to honest reporting, this is the result that tells the real story—hugely volatile, and that volatility is shouting loud and clear: the market is turning.
Look at today’s volcanoes below. Look where they are! Some you never expect that and others you expected, didn’t quiet get there.
Was this happening last year? No. And these, paired with overall stats that this No-Brainer Nigel would have to admit are less than stellar, paint a very different picture.
I truly believe the market has turned this year. But its length, its strength—well, for now, it’s anything but consistent, which proves and disproves what I am saying all in the same sentence. That’s volatility and that’s the current market!
Come, See, Learn. How to renovate with class and smarts for circa $1m (and maybe you will buy it)
The Forever Home: This is a home that suits a young couple (ok, with means), an investor (if you Airbnb well), a couple with (younger who grow into older, teenage, leave home and return children) due to room separation, and finally, a downsizer—all on one level, but with both connection and separation.
In Bayside, you see some great homes—but to be frank, all too rarely, especially in the $3M, maybe $4M range. 50 Nelson is one of those rare homes with a PPP that excites.
We can talk location (position), and we can talk price—I’ll leave those P’s up to you.
Let’s talk about the property itself, specifically the building, which has had the intellectual and architectural input that, in my opinion, is special.
Now hey, declaration here—I am not acting for the buyers specifically on this one, as I am paid by the seller: James Buy Sell in conjunction with Shelter Real Estate.
BUT I want to encourage you to come and view (even if you’re not going to buy it) a generational home—one from the cradle to the grave (or a fraction before, hey!).
This is a home that suits a young couple (ok, with means), an investor (if you Airbnb well), a couple with (younger who grow into older, teenage, leave home and return children) due to room separation, and finally, a downsizer—all on one level, but with both connection and separation.
But this is more than just a home with a practical bent; it is an environmental and design masterpiece (in my humbled and somewhat biased opinion). Why? Well, it just feels so good in those living areas, with the big expanses of double-glazed, clean-framed glass.
That glass lets in the light—the light that is directly welcomed in during winter and kept out during the harsh summer (well, not kept out, more allowed to shine in indirectly off the surfaces). And it’s simply the eaves—a millennia-old concept—that does all this smart work, not an AI automation in sight.
But it is cutting-edge—hydronic in-slab heating and… ok, I’ll let you find out. From the carport garaging, via a mudroom, adjacent to a laundry, close by the second kitchen, leading into the main kitchen—you can go from car to kitchen in just a few steps.
Did I say quirky? What’s your bedroom life like? No blinds currently—but that can be easily addressed, as you can see elsewhere. Clearly, these people like light. There are some trees!
Big but hidden doors can keep you all separated when shut and open up for huge entertaining parties for when you want together. A lot of thought has gone into this home, and you have the kitchen—with a second kitchen—to use if and when you want to.
Art—currently, the owners are artists, and they have built the home to showcase some exquisite pieces. But I’m starting to sound like a brochure… sorry.
Let me finish with this—come along and see how you can turn a period home into a place for the rest of your life, with a reno that represents value for money rather than a bank-breaker. Steal some ideas, see how we run an open together, find a question that tests.
Bid if you feel so inclined… and maybe it will surprise you. That initial no way on the drive-by might just turn into a maybe we could do this and not reno ourselves.
I love this home, and I think you will too… if you don’t, I’ll buy you a coffee and ask—where did I miss your boatfloat?
Mal James
(This is a rating where I represent the seller, but I have followed every rule as I would if I were rating for a buyer.)
Great home. Check for open times on realestate.com.au.
'Round the TOP END Auction Grounds Today
Stonnington
LAST WEEK BOOM
Clearance
>80%
THIS WEEK VOLATILE
Clearance
<50%
Boroondara
LAST WEEK BOOM
Clearance
>80%
THIS WEEK VOLATILE
Clearance
<60%
Bayside
LAST WEEK VOLATILE
Clearance
<70%
THIS WEEK LESS SO
Clearance
>75%
• From Chocolates to Boiled Lollies in 7 days? Its a volatile market!
9 auctions – Week 2
Clearance: 44%
Bidderman: 1.4
WEEK 1 and 2 – 19 auctions
Clearance: 63%
Bidderman: 1.8
TOORAK, 14 Gordon Street
Agent: Carla Fetter – Jellis Craig
SOI: $2,900,000 – $3,100,000
Before auction: $undisc
Bidderman: 1
GLEN IRIS (Stonnington), 150 Finch Street
Agent: Fiona Counsel – Marshall White
SOI: $5,800,000 – $6,200,000
Crowd: 30
Opening Bid: $5,500,000 VB
Passed in: $5,500,000 VB
Bidderman: 0
From an opening $5,500,000 vendor bid, the crowd did not feel encouraged to take things further, so the property was passed in on the initial vendor bid.
TOORAK, 32 Lansell Road
Agent: Luke Piccolo – Woodards
SOI: $4,000,000 – $4,400,000
Crowd: 60
Opening Bid: $3,900,000 VB
On the Market: $4,125,000
Under the Hammer: $4,355,000
Bidderman: 3
Auctioneer Luke Piccolo welcomed a crowd of 60 to the auction of 32 Lansell Rd Toorak. Mr Piccolo opened the bidding placing a vendor bid of $3,900,000. Two bidders joined the race and the property was declared on the market for $4,125,000. The property sold under the hammer to the first bidder for $4,355,000.
SOUTH YARRA, 18 Hardy Street
Agent: Dario Fazio – Kay & Burton
SOI: $1,900,000 – $2,090,000
Crowd: 20
Opening Bid: $2,000,000 VB
Passed in: $2,010,000
Bidderman: 1
Passed in on a single bid of $2,010,000
MALVERN EAST, 12 Nirvana Avenue
Agent: John Morrisby – Jellis Craig
SOI: $2,900,000 – $3,150,000
Crowd: 50
Opening Bid: $2,900,000 VB
Passed in: $2,925,000
Bidderman: 1
After an opening vendor bid, the lone bidder of the action offered $2,925,000, however it wasn’t enough to entice further bidding, causing a pass-in.
PRAHRAN, 72 Chatsworth Road
Agent: David Stringer – Marshall White
SOI: $2,500,000 – $2,700,000
Crowd: 40
Opening Bid: $2,500,000 VB
Passed in: $2,500,000 VB
Bidderman: 0
This auction opened with a vendor bid of $2,500,000 from auctioneer David Stringer, but buyer activity was not forthcoming, resulting in a pass-in
MALVERN, 50 Elizabeth Street
Agent: James McCormack – Marshall White
SOI: $5,000,000 – $5,500,000
Crowd: 55
Opening Bid: $5,000,000
On the Market: $5,280,000
Under the Hammer: $5,350,000
Bidderman 2.
Moments after auctioneer Daniel Wheeler finished his opening introduction a first bidder joined the race placing an opening bid of $5,000,000. This swiftly met by a second bidder. The property was declared on the market at $5,280,000 and sold under the hammer for $5,350,000.
MALVERN, 70 Stanhope Street
Agent: Fiona Counsel – Marshall White
SOI: $2,200,000 – $2,400,000
Crowd: 65
Opening Bid: $2,225,000
On the Market: $2,475,000
Under the Hammer: $2,837,000
Bidderman: 2
An opening bid of $2,225,000 was placed. Two bidders joined the race and the property was declared on the market at $2,475,000. After some relentless bidding the property sold under the hammer to the first bidder for $2,837,000.
ARMADALE, 14 Hampden Road
Agent: Nicholas Brooks – Marshall White
SOI: $3,500,000 – $3,800,000
Crowd: 120
Opening Bid: $3,400,000 VB
Passed in: $3,520,000
Bidderman: 3
Slow bids saw 3 bidders put their hands up with minimal momentum saw the home pass in.
• From Boiled Lollies to Chocolates in 7 days? Not really just smarter agent work getting more over the line!
13 auctions – Week 2
Clearance: 77%
Bidderman: 1.5
WEEK 1 and 2 – 27 auctions
Clearance: 70%
Bidderman: 1.5
HAMPTON, 51 Mills Street
Agent: Guy St Leger – Buxton
SOI: $2,100,000 – $2,500,000
Before auction: $undisc
Bidderman: 1
HAMPTON, 3 Retreat Road
Agent: Jenny Dwyer – Belle
SOI: $2,450,000 – $2,550,000
Before auction: $undisc
Bidderman: 1
HAMPTON, 78 Littlewood Street
Agent: Jenny Dwyer – Belle
SOI: $2,700,000 – $2,800,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 50 St Andrews Street
Agent: Ben Vieth – Marshall White
SOI: $2,800,000 – $3,000,000
Before auction: $undisc
Bidderman: 1
BRIGHTON, 42 Martin Street
Agent: Andy Nasr – Marshall White
SOI: $5,200,000 – $5,700,000
Crowd: 40
Opening Bid: $5,200,000 VB
Passed in: $5,200,000 VB
Sold After: $undisc
Bidderman: 0
No genuine bids emerged from the crowd. The property was passed in. Sold after.
BRIGHTON, 53 Head Street
Agent: Justin Follett – Follet & Co
SOI: $2,200,000 – $2,400,000
Crowd: 15
Opening Bid: $2,300,000
Passed in: $2,350,000 VB
Bidderman: 1
One opening bid was the only action here. Passed in on a vendor raise.
HAMPTON, 65 Thomas Street
Agent: Angus Graham – Hodges
SOI: $2,000,000 – $2,200,000
Crowd: 50
Opening Bid: $2,100,000
Passed in: $2,270,000
Sold After: $2,310,000
Bidderman: 3
Momentum at the beginning with several interested parties. After two vendor referrals, the property was passed in to the opening Bidder. Sold after.
HAMPTON, 11 Rouen Street
Agent: Scott Hamilton – Buxton
SOI: $2,600,000 – $2,800,000
Crowd: 65
Opening Bid: $2,600,000 VB
Passed in: $2,725,000
Sold After: $undisc
Bidderman: 2
2 interested parties bid but failed to reach the vendors reserve. The property passed in at $2,725,000. Sold after.
BRIGHTON EAST, 13 Lansdown Street
Agent: Alex Schiavo – Kay & Burton
SOI: $2,300,000 – $2,500,000
Crowd: 60
Opening Bid: $2,300,000
On the Market: $2,530,000
Under the Hammer: $2,673,000
Bidderman: 4
Multiple bidders emerged right away, asking the question and bringing the property on the market. One by one, they bowed out until Bidder 2 clinched it with a $1,000 bid.
ALBERT PARK, 80 Beaconsfield Parade
Agent: Simon Gowling – Jellis Craig
SOI: $4,500,000 – $4,850,000
Crowd: 45
Opening Bid: $4,600,000
On the Market: $4,800,000
Under the Hammer: $4,900,000
Bidderman: 4
The Bidders were on fire for this renovators delight/ development site. Bidding started at $4,600,000 and quickly escalated to a $4,900,000 sale with 4 keen bidders.
PORT MELBOURNE, 248 Esplanade East
Agent: Warwick Gardiner – Jellis Craig
SOI: $3,400,000 – $3,600,000
Crowd: 40
Opening Bid: $3,400,000 VB
Passed in: $3,400,000 VB
Bidderman: 0
Nothing brings a community together like an auction. Unfortunately it didn’t bring any bidders and this property was passed in on a single vendor bid of $3,400,000.
BRIGHTON, 420 St Kilda Street
Agent: Mark Forytarz – Castran Gilbert
SOI: $3,700,000 – $4,070,000
Crowd: 20
Opening Bid: $3,700,000 VB
Passed in: $3,700,000 VB
Bidderman: 0
Backyard auction, opened and closed on a single vendor bid.
ALBERT PARK, 161 Kerferd Road
Agent: Warwick Gardiner – Jellis Craig
SOI: $3,450,000 – $3,650,000
Crowd: 70
Opening Bid: $3,500,00 VB
Passed in: $3,530,000
Sold After: $undisc
Bidderman: 2
A large crowd gathered for the auction of this renovated home. 3 bids were placed by 2 interested parties before the property passed in at $3.530M. Sold after.
• Similar Bidders this week to last...Very Difference Clearances...Volatile!
11 auctions – Week 2
Clearance: 55%
Bidderman: 1.4
WEEK 1 and 2 – 26 auctions
Clearance: 1.5
Bidderman: 69%
CAMBERWELL – Method change/withdrawn
KEW EAST, 7 Hale Street
Agent: Nick O’Halloran – Jellis Craig
SOI: $3,200,000 – $3,500,000
Before auction: $undisc
Bidderman: 1
GLEN IRIS, 32 Bourne Road
Agent: Jeremy Desmier – Fletchers
SOI: $3,900,000 – $4,200,000
Before auction: $undisc
Bidderman: 1
CAMBERWELL, 4 Russell Street
Agent: Mark Sproule – Kay & Burton
SOI: $4,400,000 – $4,800,000
Crowd: 30
Opening Bid: $4,500,000 VB
Passed in: $4,550,000
Sold After: $undisc
Bidderman: 1
A bid from a woman in the crowd came quickly after an opening vendor bid. No further competition resulted in a pass on the single bid. Sold after
HAWTHORN EAST, 1 Clive Road
Agent: Chris Barrett – Marshall White
SOI: $4,200,000 – $4,600,000
Crowd: 35
Opening Bid: $4,400,000 VB
Passed in: $4,680,000
Bidderman: 2
A crowd of 35 gathered in front of 1 Clive Road Hawthorn East. A vendor bid of $4,400,000 opened the bidding. Two bidders joined the race. The property was passed in to the first bidder for $4,680,000.
HAWTHORN, 34 Kinkora Road
Agent: Mike Beardsley – Jellis Craig
SOI: $4,200,000 – $4,600,000
Crowd: 40
Opening Bid: $4,000,00 VB
Passed in: $4,400,000 VB
Bidderman: 0
Auctioneer Elliott Gill opened with a $4,000,000 vendor bid, to a silent crowd, which remained that way for the duration of the auction, causing the property to be passed in.
HAWTHORN EAST, 7 Beaconsfield Road
Agent: Scott Patterson – Kay & Burton
SOI: $5,500,000 – $5,900,000
Crowd: 45
Opening Bid: $5,500,000 VB
Passed in: $5,600,000 VB
Bidderman: 0
After six decades within the same family this period home on a big block came to market. The crowd remained silent as two vendor bids bookended proceedings.
CANTERBURY, 50 Wentworth Avenue
Agent: Sophie Su – Kay & Burton
SOI: $4,950,000 – $5,400,000
Crowd: 100
Opening Bid: $5,000,000 VB
On the Market: $5,600,000
Under the Hammer: $6,075,000
Bidderman: 3
A battle of the bold with two trading blows until a third bidder entered at $5,700,000. Smaller bids, bids with an ‘8’ and knock bids were all offered up until the hammer finally fell in favour of the opening bidder.
CANTERBURY, 17 Highfield Road
Agent: Mike Beardsley – Jellis Craig
SOI: $2,800,000 – $3,050,000
Crowd: 36
Opening Bid: $2,700,000 VB
On the Market: $3,000,000
Under the Hammer: $3,002,000
Bidderman: 2
Two bidders egged on by auctioneer Ross Stryker pushed each other up to a bid below $3,000,000 and then stopped. They finally took the hint to lift to the round number as it was duly announced on the market. Bidding had all but run out of steam at this point with each group raising a last gasp $1000 a piece.
KEW, 1205 Burke Road
Agent: Judy Balloch – Kay & Burton
SOI: $3,900,000 – $4,200,000
Crowd: 75
Opening Bid: $3,900,000
On the Market: $4,150,000
Under the Hammer: $4,620,000
Bidderman: 4
A large, curious crowd withstood the heat to watch an entertaining auction. Punters lounged around the empty tiled pool and gathered in the pergola, all under the watchful eyes of the vendors who sat above, taking in the scene from a balcony.
Four bidders made a play. One produced a couple of knockout bids which effectively retired two bidders. At $4,500,000 auctioneer, Scott Patterson gave a pep talk to the underdog, the last one standing against the stronger bidder, ‘Don’t fall for that upbid sir, keep going!’ It worked, he kept going. It still came as a surprise at $4,620,000 when the bolder bidder threw in the towel, up and walked off the property.
HAWTHORN EAST, 80a St Helens Road
Agent: Rebecca Edwards – Kay & Burton
SOI: $2,400,000 – $2,640,000
Crowd: 30
Opening Bid: $2,400,000 VB
Passed in: $2,450,000
Bidderman: 1
After one bid it passes in. A quick handshake with the auctioneer and then the bidder heads indoors to negotiate.
We are Buyer Advocates representing NEW BUYERS $3m-12m
In the Stonnington (Malvern East to Toorak) and Boroondara (mainly Kew, Hawthorn and Camberwell) areas we at James Buyer Advocates are looking for an increasing number of buying clients with needs from new to old, mostly ready to move in and with budgets from $3m to $12m. If you have a home we may be interested in OFF MARKET please call Simone 0400 304 111 or Mal 0408 107 988
We Are Seller Advocates representing SELLERS $4m-$12m
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