Yep Its Turning
Market in a Minute - Best News since Cup Day 2021
Brought to you by Shelter and James Buy Sell
Mal James
Buy Sell Agent
0408 107 988
mal@james.net.au
Welcome to 2025 – across Boroondara, Stonnington and Bayside.
All I can say is WOW.
What a change in mood,
What a change in outlook,
What a change in early February results between 2024 and 2025.
Its Night and Day
The market has turned – period and it’s turned UP.
Feb Pep yeah sure, but……
Partial turn, false dawn NO it feels a lot more.
Prices are already rising! It has already started!
Large numbers through some opens
Strong results
An overall general urgency in agents.
These are all signs of a market turning.
We're off a bottom. Yay!
What does this mean for buyers, for sellers and in fact Melbourne’s Top End in general?
It means if its any good there could now be a real real FIGHT.
Get the PPPs to A-Grade and you could be off to the races in most cases.
Is it isolated to just Boroondara, Stonnington… what about Bayside and Port Phillip? Stay Tuned.
Volatility!
Let’s finish this minute with the big concept for a turning Melbourne Market.
Volatility of results – you will see huge swings for buyers and sellers in price.
And some deals still won’t be done.
There will be winners, big winners and big losers and it can depend upon:
People
with the knowledge,
with experience and
with rising market strategies,
oh and a little bit of courage. Its been 3 years of down, so if this is it…. hang on.
A $20million James Buy Sell Valetines Day
Still under cooling-off so full ratings next week
Roses are red and
Skeptics are blue;
Our clients had 2 great buys
And we got 2 new sells to do!
The market this week – we had hot proven competition (others put it on the market) above the quotes before EOI close which were real.
Zali Reynolds –
Shelter Founder
0422 576 049
Tamsin Curcio
Shelter Top End
Jeremy Desmier – Fletchers Chairman
0409 601 613
Thank you to our clients and to those who assisted it to happen.
Conducting a feasibility study for moving to a new home involves a comprehensive evaluation of various factors to ensure the decision aligns with your financial, personal, and logistical goals. Here’s a structured approach to guide you through the process:
- Executive Summary
- Objective: Clearly state the purpose of the feasibility study, such as evaluating the viability of selling your current home and purchasing a new property that requires renovation.
- Scope: Outline the parameters of the study, including the specific properties under consideration and the timeframe for the move and renovations.
- Current Situation Analysis
- Property Assessment: Provide a detailed description of your existing home, including its market value, mortgage status, and any recent appraisals.
- Personal Considerations: Discuss factors motivating the move, such as the need for more space, desire for a different location, or lifestyle changes.
- Market Analysis
- Real Estate Trends: Analyze current housing market conditions in your desired area, focusing on property values, demand, and future growth projections.
- Comparable Sales: Examine recent sales of similar properties, both move-in ready and those requiring renovation, to gauge potential investment returns.
- Financial Feasibility
- Cost Estimates:
- Selling Expenses: Include agent commissions, marketing costs, legal fees, and any necessary repairs to enhance marketability.
- Purchase Costs: Account for the property’s purchase price, stamp duty, buyer’s agent fees, and inspection charges.
- Renovation Budget: Provide detailed estimates for renovation, including materials, labor, permits, and a contingency fund for unexpected expenses.
- Financing Options: Evaluate mortgage requirements, interest rates, loan terms, and the impact of financing on your overall financial situation.
- Cash Flow Analysis: Project monthly expenses and income during the renovation period, considering mortgage payments, rental costs for temporary housing, and other holding costs.
- Capital Growth Projections: Estimate the future value of the renovated property based on historical data and market trends.
- Risk Assessment
- Market Risks: Consider potential fluctuations in property values and demand.
- Renovation Risks: Identify possible challenges such as construction delays, cost overruns, and issues with contractors.
- Financial Risks: Assess the implications of increased debt, interest rate changes, and the potential impact on your financial stability.
- Timeline
- Project Schedule: Develop a timeline outlining key milestones, including the sale of your current home, purchase of the new property, renovation phases, and expected move-in date.
- Legal and Regulatory Considerations
- Zoning Laws and Permits: Research local regulations affecting renovations, ensuring the planned changes comply with zoning laws and building codes.
- Tax Implications: Understand the tax consequences of selling your current home and purchasing a new one, including capital gains tax and potential deductions for renovation expenses.
- Conclusion and Recommendations
- Feasibility Determination: Summarize findings to conclude whether moving and renovating is a viable option.
- Action Plan: If feasible, outline the next steps, including securing financing, selecting contractors, and establishing a detailed project plan.
Let’s cut through the fluff and look at what really matters when you’re weighing up a move – especially if you’re considering taking on a renovation.
The Now Picture
First up, what’s your current situation? Let’s be brutally honest here – not what you think your home is worth, but what it would actually sell for this Saturday. In Melbourne’s Top End, emotions and reality often live in different postcodes.
Market Reality Check
This isn’t about what your neighbor got last year or what that flashy agent promised. It’s about:
- What’s actually selling (and what isn’t)
- Where the genuine buyers are
- What they’re really paying
- How the money market (those pesky interest rates) is affecting your patch
The Money Story
Here’s where it gets interesting. You need to consider:
- Sale costs (agents aren’t getting cheaper)
- Stamp duty (ouch)
- Renovation costs (double your first guess, then add some)
- Holding costs while you’re in rental
- That buffer you’ll need when everything takes longer than planned
The Risk Reality
Let me be straight with you – I’ve seen this movie before:
- Markets can turn (both ways) during your renovation
- Builders can disappear
- Costs can blow out
- Council can say no
- Heritage overlays can bite
Timeline Truth
In today’s market, you’re looking at:
- 3-6 months to sell (done properly)
- 3-6 months to find and buy
- 6-12 months for permits
- 12-18 months for serious renovation That’s 2-3 years of your life. Be sure it’s worth it.
The Bottom Line
Before you jump in, ask yourself:
- Is the end result worth the journey?
- Can you handle the uncertainty?
- Have you got the stomach for the fight?
- Is your relationship renovation-proof?
Want to Know More?
For a deeper dive into what’s happening in Melbourne’s Top End market, catch us at marketnews.com.au or give us a call.
Remember, sometimes the best move is no move at all. Other times, it’s the best decision you’ll ever make.
The trick is knowing which is which.
Mal James is Director of James Buy Sell, focusing on Melbourne’s Top End residential market.
These are numbers on one scenario. Pick them apart and if you find any calcs you don’t agree with or you think I should add more then please let me know on mal@james.net.au or 0408 107 988. But I have found this is another value in the maths of why hire an experienced buyer or seller advocate. Thank you
New Buyers We Are Representing
| Where | Millions | Type |
| BOUGHT | Confidential | New Home |
| Glenferrie Road and Burke Road spine $8m to $10m | 6-8 | New Home |
BOUGHT | Confidential | New Home |
| South Yarra – Armadale | 6-10 | New Townhouse |
| Malvern East | 4 | Family home double garag |
Mal James 0408 107 988
Simone Clarke 0400 304 111
Buy/Sellers We Are Connected With
Finding Balance in International Aid
Americans are a very generous and admirable collection of humans in many cases!
Having spent time in various parts of Africa, I’ve seen both sides of the aid equation.
Let’s break this down realistically:
The Good:
- Programs that deliver life-saving surgeries to children
- Local medical training initiatives that build lasting capacity
- Community-led projects with clear accountability
- Direct intervention programs for specific health issues like AIDS
- Organizations that achieve remarkable results with limited resources
The Challenges:
- Instances of funds not reaching intended recipients
- Administrative overhead eating into aid budgets
- Short-term thinking that creates dependency
- Lack of coordination between different aid groups
- Difficulty measuring real impact
Here’s what actually works:
- Transparent tracking of every dollar spent
- Local partnerships with proven track records
- Technology-enabled verification of outcomes
- Programs that build sustainable solutions
- Direct connections between donors and recipients
The middle ground isn’t about giving carte blanche to faceless bureaucrats but it also isn’t about stopping all giving until a perfect solution is found – just as it isn’t about choosing between charity and accountability – it’s about combining both.
When aid programs are well-designed and properly monitored, they can achieve remarkable results. A child’s life-saving surgery costs less than many of us spend on coffee in a year. The issue isn’t whether aid works – it’s about making it work better.
Lets not find excuses to stop, lets find reasons to keep giving but granted lets also find reasons to get better.
Its not about perfection, for you will never find it, its about getting better.
A key is building systems that ensure transparency while maintaining compassion, which are easier said than done, BUT… some systems even with some corruption and some failures are no different to our imperfect but sometimes truly great business systems.
So agreed we need the firm hand of accountability and some connection to self-interest but not so firm and so self, that it covers an open heart of generosity.
C’mon guys and girls the world still looks to you to be a giving nation…….you are very generous and wonderful people at times…. please continue to lead us!
This is accountability, self interest and charity combined – it works. Americans are great people. So are Aussies and so are Africans!
Huge January Thank You Marketnews Readers
