You Can’t Just Rely On The Market

Saturday, January 27th, 2024

Hawthorn
circa $17m

Kew
circa $19m

Sorrento
circa $7m

Camberwell
circa $3m

Port Melbourne circa $2.5m

At James Buy Sell, we concluded 2023 with resounding success, navigating the sale and purchase of homes worth around $50 million in the final weeks—a stark contrast to the broader market’s declining clearance rates and Bidderman.

 

This, I believe, serves as a compelling testament to the notion that your buying and selling experiences can transcend market trends, embodying a blend of self-interest and strategic acumen. The initial question of the year? Are more or less than 50% of homes currently sold within what many would consider a traditional market? Astonishingly, at the Top End, the figure is well below 50%. Intriguing? Let’s go deeper over the next few weeks.

Welcome to 2024, marking my 19th blog year of delving into the virtues, virtuals, and vitals of the Top End Inner Melbourne market, as an independent voice who values collaboration over conglomerating. That’s code for “I wasn’t built for HR.”

 

It’s exhilarating to be back. Admittedly, my circle of influence narrows over Chrissie—children being the rare exceptions, though their calls often come with a price tag. 😜 So, encountering me in the field and engaging in conversation in 2024, not only brightens my day but also reinstates my sense of purpose. Talk to the man in the hat at any time and let’s see if we argue or we can find some common ground.

 

This year introduces some fresh people dynamics, with Gina branching out to establish GK Buy Sell—looking forward to many a conjunctional buy and sell.

 

As well, teaming up with Zali and Sim, focusing on selling conjunctionals in Bayside, and buying conjunctionals with Andrew Date from Industry Insider across Melbourne is an interesting and so far, enjoyable experience.

 

My strong commitment remains with James Buy Sell (I love it), continuing to champion the Top End of Melbourne’s Real Estate. However, I see Shelter and Zali as an important break thru, as all good advocates need to remain hands on (I will be standing on selling OFI’s) whilst still being slightly campaign aloof from the day-to-day details, so as to continue to manage the client’s campaign with regards to their stated big picture.

 

It’s a balance that I feel buying and selling gives me. I am a better advocate now, than I was 5 years ago, due to direct involvement in selling homes as well. Why? I am more in tune with this week market nuances from both sides, rather than last year’s theory from one side.

 

I have also found that some “hands-on” enhances the managing of a buying or selling campaign. It’s liking walking around the shop floor, rather than just reading the reports. It’s also like my new fav saying from the greatest of philosophers…. Mike Tyson…..everyone has a plan till they are punched in the face…. and almost every campaign punch buyers and sellers and agents there at some point.  

 

I am really looking forward to working with Zali Reynolds and others like Paul Richards more closely – it’s a slower burn, but I feel I have put a real stake in the ground of where I see our future.

 

I am also witnessing shifts beyond our immediate real estate bubble — from AI and Google’s and a lot more of the internet is evolving in property discovery (completing RMIT Masters in May) and full-on returning immigration trends with different market dynamics. The changes are huge, and they are happening.

 

My engagement with AI isn’t new; our Home Ratings of over a decade stand testament to the concept of Machine Learning and AI.

However, the real shift in 2024 Real Estate lies not in tech, but in the increasing recognition among agents, advocates, buyers, and sellers of the value in collaboration and healthy ethical competition & bespoke thought.

 

Do you want your agent to be a mind numbing, tough guy, shiny suit liar? Do you think that adds value to your bottom line? I can assure you it rarely does at the Top End; as experienced buyers handle like with like and drop their starting offer a lot, to allow for a bullshit interim period. Often the one trick pony, the tough guy liar, moves on tired before getting a real deal for his client. The only deal got, was the one deserved, by those who hired him.

 

Here is my favourite real estate agent joke in recent times. Two blokes in suits show up, expecting a favourable hearing from the joint decision maker. And the follow up laugh: Two blokes in suits show up with a token female who says nothing and weakens then tenuous position even further.

 

Engage proven, experienced, ethical and modern buying and selling agents. Ones who can lead when they have to, follow the norms when it makes sense, but also think left and right, go, hold and no; and even share when a better deal is there for you. these are the ones in 2024 that will get you a better deal.

 

It’s like a great footy team – there needs to be healthy competition for spots at times and other times it’s what best for the team owners (you the client).

 

This “and” ethos, such as

  • 111 Sackville – took over a year to manage the deal – brilliantly marketed Marcus Chiminello and brilliantly sold James Tostevin.
  • 26 Kooyongkoot – failed to sell previous year with 2 high profile agents and we were called in and recommended we jointly work with Forbes – the home feel and marketing was completely transformed in a tougher market and in particular Rob Fletcher was special.
  • 3383 Point Nepean – the buyers just needed confidence there was a lot more to this home than the market perceived and a win-win was negotiated through Andrew McCann and Emil Foller with Gina Kantzas.

consistently yields superior outcomes for many involved, challenging the outdated practices that have long plagued our industry such as collusion, secrecy, isolation and lies; best evidenced by under quoting or stupid commissions that were once considered the superior real estate model, but now fail more than they succeed. Of course, if a competing agent or other party wants to play a lose-win situation we are happy to oblige.

 

There’s a growing preference among younger agents for a transparent, ethical and bespoke approach over the traditional corporate “Woolworths and Coles” agent model.

 

But it’s also smarter – how can you best service a buyer or seller when your entire week revolves around robotic calls, with robotic scripts and no thinking outside the dots, because you have no time, because you are doing too much for too little. How can you have a great and long career when turning up for work has no fun and little meaning!

 

Many a corporate real estate model is Machine Learning without the Learning and Artificial Intelligence without the Intelligence. But it doesn’t have to be like this and the big scaremongering cries of “don’t risk the bespoke,” no longer hold water, when you see the market contrarian results James Buy Sell (and others, not just us) had in the last quarter of 2024, compared to the market.

 

This yearning for authenticity also extends to buyers and sellers, who now demand and appreciate deals that are tailored to their unique desires and circumstances, distancing themselves from the one-size-fits-all marketing strategies that no longer resonate, because they no longer work as well.

 

As we embark on 2024, our message is clear: there’s a better way than a slab of marketing, defrosted from the freezer and chucked on the table, stating it is à la carte. By combining intelligent, personalized and sometimes longer-term campaigns and collaborating meaningfully with the agility of smaller, boutique agencies, a buyer and a seller can achieve remarkable bespoke results— sometimes as an alternative to big corporate, sometimes as a complementary strategy that elevates the entire buying and selling process above junk food!

 

Stay tuned for next week’s discussion, where we’ll explore the advantages of bespoke, one-on-one service offerings in greater detail. But in the meantime, check out these graphs below. They show you that just relying on the market does not guarantee a standard 8% each year; in fact, relying on the market alone, no longer gets your dream home bought or sold. How you buy and sell and what you buy and sell, is proving to be far more important than the market.

 

Things are changing. James Buy Sell is changing, the market is changing, and the question in 2024 for buyers, sellers, and agents is: are you changing, or are you simply doing a makeover and being left behind?

BUYING

In conjunction with GK Buy Sell, Gina (0457 825 255) and Mal (0408 107 988) if you have a home with or without an agent for our client

In conjunction with GK Buy Sell, Gina (0457 825 255) and Mal (0408 107 988) if you have a home with or without an agent for our client

SELLING

20 BOLTON AVENUE HAMPTON

In conjunction with Buxton and Shelter Real Estate. More than ½ an acre in Hampton – Golden Triangle Block. Room for court, pool, huge home. Clean Slate or work with what is there. No Heritage. Flexible Settlement. Contracts available. SOI $7.35m – $8.05m. Off-market viewings with Stefan Whiting (0411 473 153) Zali Reynolds (0422 576 049) and Mal James (0408 107 988)

Cleverly zoned and incredibly private sanctuary in the prestigious Sackville Ward. A vision of celebrated architect Allan Powell and embraced by glorious Ekersley-designed gardens. Ready to move in now!

In conjunction with Bekdon Richards. Appointments through Paul Richards of Bekdon Richards 0414 503 324 or
Mal James James Buy Sell 0408 107 988. SOI $5.5m – $6.0m

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. SOI $3.5m – $3.8m

CANTERBURY MALING PRECINCT COMING EASTER

Turnkey and ready to walk into – great location. Nothing to spend family period home. Initial interest Simone Clarke 0400 304 111

GLEN IRIS - COMING SOON

Big Block Of Land. Initial interest Zali Reynolds 0422 576 049

Unveiling Set to Soar 2024: A trailblazing event featuring 10 visionaries within and beyond real estate.

 

S2S 2024: Set to Soar, is an inaugural independent real estate conference dedicated to your growth, grit, and goals—paving the way for your most prosperous journey into 2024. It’s a space where innovative ideas, strategic insights, and exciting activation converge. Join empowering speakers and industry professionals over one transformative day. Hosted by Domain House, Richmond showcasing a breathtaking backdrop of Melbourne, we welcome you to a day of inspiration, and evolution.

 

1 ICONIC VENUE.   12 VISIONARIES.   1 TRANSFORMATIVE DAY.

JAMES BUY SELL in the NEWS