Weekly Cycles can be 10% of Price
James Buy Sell Top End Marketnews. Posted Saturday. Inbox Monday
This week the Financial Review announced the markets were on the rise. That news is 2 months old and may not be correct NOW - when you are buying and selling.
Nobody knows what the markets will do, proven time and time again with the economists’ prediction follies of 2018, 2019, Covid and 2022.
True, but you can know what the markets are doing NOW and it could be worth 10%, to put a number on it.
So, what are the markets doing now?
Well according to the Financial Review last week, the markets are going up.
We are not so sure with that assessment – the markets felt like they were easing last week.
The markets are like footy – one week at a time. Go Pies!
What the Financial Review is really saying is the markets were going up 2 months ago and we agree with that.
That is why we transacted 6 homes in June and why on the 3 examples below we got 10% more on two occasions than what was predicted a few months before and an unlikely sale on the other.
One we took to auction as it was flagging off-market, it was flying on market (despite what the papers said) and it sold – two were sold off market for $3.95m and $4m against agent expectations of $3.5m – neither of those would have happened at auction as they were effectively one bidder sales.
Markets are not linear they go in a direction yes, but in waves, not in a straight line.
AND the market in Hawthorn for a period home in need of reno has almost zero connection to a Sydney waterfront the Fin Review was reporting on.
Volatility how many times did you see this word in our Marketnews pre-Winter break.
Volatility means many results were unexpected – meaning some results were stellar and others were disappointing when matched to expectations of the buyer, wounded underbidder, seller or non-sellers.
In May as we showed in the 2023M2 100 Auction test – sellers were holding back meaning low stock – as demand was there, prices in some markets rose.
Now over Winter most agents are reporting increased activity for listings and for our sellers we are watching closely if that will transfer into more competition and lower prices and for our buyers does this mean more choice at lower prices.
Stay tuned to Marketnews and find out what the market is doing NOW – not what it was doing historically, 2 months ago.
Getting it right is 10%!
2023M3 Spring 100 Auction test results and analysis coming to you in August not December!
When you need to know NOW – James Buy Sell marketnews.com.au
Posted Saturday. Inbox Monday.
Oh Mal you are just making this stuff up - market timing is irrelevant?
Check out the Ted talk
Good v Miserable Architects
3 more interesting inquiries following on from the good v miserable architect article of last week: Renovation Fairytales
Inquiry 1: What should our brief look like Mal and who would you recommend?
Inquiry 2: How do I know if the home we are looking at buying can do what we want it to do post a reno and is it a home we will survive the reno on Mal – can you recommend we approach an architect prior to and if yes which one?
Inquiry 3: I’ve got the quotes to reno in Mal – they are way more than when we first talked with the architect and frankly, I feel we could build cheaper new (or can we) and wow the timeframe to completion has blown out and the children have not stopped growing, So Mal is it better to simply sell and buy and what are the financial dynamics of renovation vs build new vs buy/sell?
Each of those we answered in a meeting and follow-up notes. And this will be our marketnews focus before we hit our M3 Spring 100 Auction tests.
Stories Matter - What Story Do We Tell?
35 Minutes from Brighton and Toorak in Peak Hour
How was your Thursday this week? Mine started with me hopping in the car in peak hour at 7.40am in Brighton and arriving in the driveway of this 13 acre home at 8.15am.
We will market this home off-market via the multi-agent process from next week.
It’s turnkey ready to walk into.
Our dilemma is what story do we tell? As stories matter. We all buy on the story. But so many of us hear the wrong stories – see branding focused on the agent and not the home and a price we have no trust in.
This is our dilemma in seeing the home for the first time. Will the story be –
- Come to the 7 bedroom, tennis court, al fresco fully renovated PARTY house with Sound Studio and Ballroom/Function room.
- Or should we focus on the 13 acres of potential sanctuary with artist retreat
- Or raise your children on a farm 35 minutes from Brighton or Toorak – against the traffic.
- Maybe the right story be as an international horse complex with already set up paddocks, stables and dressage ring.
- Or should we talk $ – the home in currently let out almost every weekend AIRBNB, significant income comes from agistment or that we are not sure if it’s a $4m or an $8m home.
Whatever the story, access is James Buy Sell Multi-list Off Market via Peter Watson on 0418 105 402, Corinne Sukroo 0419 805 915 or Anthony Johnson on 0412 586 283.
The more I do this job, the more I love it and the more I learn the story matters. Also coming up is an article on Branding – no not agent Branding – your home Branding – Branding your home correctly matters – the story matters.
Hampton family home - 5 Bedrooms
Multi-Agent - Off market
SOI: $2.9m - $3.1m
Jenny 0418 528 988
Julian 0418 558 408
Glen Iris family home
Auction September 2
$3.3m - $3.5m
Zali 0422 576 049
JAMES BUY SELL
our spring clients are looking to BUY your home off-market now
Some interesting new buying clients signed up over Winter break and we are looking to buy. Cynical this is just a ploy? Why would we do it? We are paid by the buyer, not you the seller. Why would we waste your time or our buyers?
Look at homes we bought in June off-market by advertising here in Marketnews (not in realestate.com.au or domain) – off markets at Toorak > $10m and Malvern > $4m.
Contacting Mal James on 0408 107 988 guarantees your privacy and no selling agents if you don’t want them – as well you get a market valuation from a real buyer’s perspective.
We have bought and sold 100’s of homes off-market, multi-agent (or none), Trustbox.
Here is proof – it’s not just talk – off-markets happen with James Buy Sell.
TOORAK big family home $12m + $18m
Two buyers – looking for homes completed – new builds – ready to move in. Both families have children at schools in the area. We bought St Georges Road last month for another client. We have buyers. Mal 0408 107 988 Sim 0400 304 111
ARMADALE family home $6m + $12m
2 Buyers – looking for ready to move in homes. Both currently living in Armadale and have homes to sell – swaps possible. Children at schools in the area. We’ve bought dozens of homes in Armadale – here is evidence map. Gina 0457 835 255 Mal 0408 107 988 Sim 0400 304 111
DOMAIN – the TAN – Downsizer to $3.5m
Who doesn’t love the Tan – we love buying for clients off-market here and having a coffee at the Bot. Gina 0457 835 255 Mal 0408 107 988. Looking for a downsizer – will do some work.
ALBERT PARK Investment $2.5m
BAYSIDE $2.5m smaller family home and will fully renovate as experienced.
HAWTHORN doctors rooms will reno $3m
GASCOIGNE family home $6m
Buyer – looking for ready to move in home – likes light. Their children are growing and at schools in the area. We’ve bought more than a dozen homes in the Gascoigne – here is evidence map. Gina 0457 835 255 Mal 0408 107 988
GRACE PARK family home $6m + $10m
Multiple Buyers – looking for ready to move in homes. One single level, the other a classic, and will do some work. North sides preferred. Grace Park is one of our favourite buying estates – here is evidence map. Gina 0457 835 255 Mal 0408 107 988 Sim 0400 304 111
URQUHART/TARA Family Home $6m
Smart families who don’t want Grace Park or Scotch Hill love the Urquhart estate. And we love buying here is evidence map. Looking for a client up to $6m. Mal 0408 107 988 Sim 0400 304 111.
KEW: $4.5m renovated 4 bed/garage home
GLEN IRIS: 5 bed/garage home – $3.5M
Call us and be pleasantly surprised at how easy and private it can be. Mal 0408 107 988
What real estate advice can look like
2021 Bought - $19m
2023 Sold - $23m
Normally we say nothing - privacy - but somebody else splashed it all over the papers. In 2021 we bought for our client. This week sold for a $4m gross profit in 2 years. Same home, same agent. In fact same clients we acted for on another $4m+ profit Toorak home previously. That's a +20% uplift as the Toorak median dropped 10%.
James Buy Sell YouTube
