Afleveringen
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Show Notes:
In this episode of Buying Melbourne, we break down what the latest interest rate rise actually means for Melbourne buyers — and where the opportunity and risk sits in today’s market.
While rate rises often create uncertainty, they also shift buyer behaviour, reduce competition, and change the dynamics of the market.
Right now, we’re seeing borrowing capacity shrink, buyer confidence drop, and more listings come online — creating a very different environment compared to earlier in the year.
In this episode, we explain how these factors are impacting the market, why less competition can create opportunity, and how to approach buying property in a rising rate environment without taking on unnecessary risk.
What You’ll Learn:
How interest rate rises impact borrowing capacity and buyer competitionWhy confidence drops before prices — and why that mattersHow increased listings and softer demand are shifting leverage to buyersThe risks of sitting on the sidelines and waiting for “certainty”What smart buyers are doing differently in today’s marketHow to approach buying in a rising rate environment with discipline and strategy👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions.
Hosted by Tristan Larkin and James Rankin from Tomii Property, we share what’s actually happening on the ground — not just headlines.
From auctions and negotiations to off-market opportunities and strategy, we break down what matters so you can make better decisions when it comes to buying property.
Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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In this episode of Buying Melbourne, we break down the biggest mistakes first home buyers make and how to avoid them.
Buying your first home is one of the biggest financial decisions you’ll ever make, yet many buyers walk in thinking they’re prepared… when in reality, the most costly mistakes often feel logical in the moment.
From misunderstanding suburbs to relying on price guides, these small missteps can cost tens even hundreds of thousands over time.
In this episode, we unpack where first home buyers go wrong, how the market really works, and what you need to do to stay in control and buy smart from day one.
What You’ll Learn:
Why truly understanding a suburb (and its different pockets) can make or break your purchaseHow to research the sold market to understand real value not just price guidesThe dangers of getting emotionally attached to a property too earlyWhy price guides can be misleading and how to assess true market valueWhat effective negotiation actually looks like and where most buyers go wrongWhy trying to time the market can hold you back (and what to focus on instead)👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Zijn er afleveringen die ontbreken?
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In this episode of Buying Melbourne, we break down one of the biggest myths in property waiting for spring to buy or sell.
Right now, many buyers are sitting on the sidelines, hoping for certainty before making a move. But the reality is, by the time the market feels “safe” again, competition has already returned and prices have already shifted.
With softer clearance rates, increased stock levels, and reduced buyer urgency particularly across Melbourne’s inner markets the current conditions are quietly creating some of the best opportunities we’ve seen in recent months.
In this episode, we unpack what’s really happening in the market right now, how each season plays out for buyers, and where the smartest opportunities are likely to come from over the next six months so you can stay ahead of the competition, not behind it.
What You’ll Learn:
Why waiting for spring often means paying more for the same propertyHow current market conditions are creating hidden opportunities for strategic buyersWhat to look for in the autumn market including re-listed stock and price adjustmentsWhy winter is one of the strongest buying windows (and why most buyers avoid it)How to use pass-ins and post-auction negotiations to your advantage
When the “smart money” actually transacts and why it’s before springA practical 6-month framework to help you plan, act, and stay ahead of the marketThe biggest mistake buyers are making right now and how to avoid it👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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In this episode of Buying Melbourne, we break down how to upsize in today’s market without taking on unnecessary risk.
Right now, there is a genuine opportunity for upsizers across Melbourne - particularly above $1.5M in the inner ring - but it’s also one of the easiest environments to get caught out if you don’t have a clear strategy.
With more listings, less confident buyers, and softer conditions, the balance of power has shifted. But upsizing is still one of the highest-risk moves you can make in property, as you’re buying and selling at the same time.
In this episode, we walk through the biggest mistakes upsizers are making right now, and how to structure your approach so you can minimise risk, stay in control, and put yourself in a position to capitalise on the current market.
What You’ll Learn:
Why running your buy and sell campaigns at the same time gives you a major advantageHow to decide whether to buy first or sell first — and why most people get this wrongWhy valuing your own property conservatively is critical in today’s marketHow to use terms like settlements and conditions to protect yourself and reduce riskWhy upsizers must be more disciplined than ever when it comes to negotiating and buying wellThe real risks of overpaying or underselling — and how to avoid both👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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In this episode of Buying Melbourne, we explore why the next 6 weeks to 6 months could be the most favorable buying conditions for premium Melbourne properties in at least five years. With rising interest rates, record-high listings, low auction clearance rates, and election uncertainty, the upper-end market is creating rare opportunities for savvy buyers to secure inner-ring homes for hundreds of thousands less than just a few months ago. We also break down the risks buyers face if they don’t have a strategy and why timing, planning, and market knowledge are critical.
What You’ll Learn:
Why interest rate rises and election uncertainty are shifting power to buyers at the $2M+ levelHow listing surges and low auction clearance rates are creating unprecedented opportunitiesThe comparative value of Melbourne’s premium market versus Sydney and other capitalsHow land tax and rental economics are influencing seller behaviour in blue-chip suburbsStrategies for navigating the upper-end market without taking unnecessary risksWhy understanding vendor motivation and market fundamentals can save you hundreds of thousands.👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Is the current market handing premium Melbourne buyers a rare opportunity? In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why two consecutive RBA rate hikes, surging listings, and election uncertainty are creating the perfect conditions for savvy buyers to save hundreds of thousands on inner-ring properties above $2M. They share five tactical approaches to negotiating at the top end of the market, from targeting passed-in auctions to structuring terms that win deals without paying more.
What You'll Learn:
Why the macro environment is shifting power to buyers in Melbourne's premium marketHow two consecutive rate hikes are reducing buyer depth at the $2M+ levelThe five tactics that can save you $300k on a premium inner-ring propertyHow to use passed-in auctions, stale listings, and settlement terms to your advantageWhy comparable sales matter more than ever when agents are anchoring to outdated guidesHow election uncertainty is thinning out your competitionPro tips for reading vendor motivation and agent behaviour at the top end👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Is now a good time to buy in Melbourne’s property market? In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack why media headlines, bank forecasts, and market predictions often mislead buyers and how to focus on what really matters. From understanding auction trends to ignoring fear-driven news, they reveal practical strategies for confident property decisions.
What You'll Learn:
Why media reports and bank forecasts often contradict reality and why following them can be costlyHow historical data shows predictions are wrong more often than they’re rightUnderstanding auction clearance rates and what they really mean for Melbourne buyersWhy timing the market matters less than buying the right property for your needsHow holding a property long-term smooths out short-term market fluctuationsWhy uncertainty can create opportunities to negotiate better dealsHow lifestyle priorities and situational timing should guide your purchase decisionsPacked with actionable insights, this episode is essential listening for first-home buyers, investors, or anyone feeling overwhelmed by the noise of Melbourne’s property market.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Are Melbourne buyers leaving $100,000s on the table? In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the five biggest negotiating mistakes they see Melbourne property buyers make and explain how to avoid them. From pre-auction offers to leveraging contract terms, they show how savvy buyers can save money and secure the property they really want.
What You'll Learn:
The most common negotiation pitfalls Melbourne buyers fall into and why they are costlyHow to avoid negotiating against yourself and hold firm on your offersWhy understanding other buyers’ terms can make or break a dealThe art of timing pre-auction offers in weak campaignsHow pushing on settlement terms and contract clauses can protect your investmentWhy relying on price guides instead of comparable sales can mislead youPro tips for reading vendor behavior, agent signals, and auction dynamicsHow to use settlement dates, good working order clauses, and other contract levers to your advantageThis episode is packed with actionable insights for first-home buyers, investors, and anyone looking to get the most out of Melbourne’s property market without leaving money on the table.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Is Melbourne Australia’s most undervalued property market right now? In this episode of Buying Melbourne, Tristan Larkin is joined by Joel, Head of Strategy at Tomii, to explore why Melbourne could be the next property boom. They dive into auction trends, affordability, investor activity, and future growth hotspots to uncover where the smart money is heading.
What You'll Learn:
Why recent Melbourne auction clearance rates are low, and what it really means for the marketHow affordability is driving interstate investors from Sydney, Perth, and Brisbane into MelbourneThe suburbs and satellite cities poised for long-term growth, including Frankston, Bendigo, Geelong, and Malvern EastWhy on-the-ground insights and speaking to agents are crucial for identifying true market valueHow yields in affordable suburbs are attracting both investors and first-home buyersWhy house-and-land packages may be a risky move for new investorsThe growing importance of combining data analysis with firsthand market knowledgeInsights into Melbourne apartments, high-rise developments, and future supply constraintsRapid-fire suburb picks: underrated areas to watch and those to avoidThis episode highlights the shift towards affordability-driven growth, with investors seeking high yields and strong population growth areas. For buyers and investors, understanding these patterns can provide a strategic edge in Melbourne’s evolving property market.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Where is Melbourne’s new money actually moving? And what suburbs are attracting high-income millennials and young professionals right now?
In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack the latest income data, auction trends, and on-the-ground agent insights to reveal where young and wealthy buyers are gravitating across Melbourne.
From shifting clearance rates to changing suburb preferences, this episode explores how lifestyle, walkability, schools, and long-term strategy are shaping the next wave of premium buyers.
What You'll Learn:
Latest Melbourne auction trends and what 50%+ clearance rates really signal
Why stock levels are tighter than expected and agents are feeling cautious
How media headlines and uncertainty are creating buyer inaction
The current sweet spot for upgraders between $1M–$2M
Where $3,000+ per week earners are clustering, including Richmond, South Yarra, Prahran and Collingwood
Why some buyers are choosing amenity-rich suburbs over Toorak
The growing importance of walkability and high street culture
How school zones continue to influence young money decisions
Why demand is flowing into suburbs like Malvern East and Glen Iris
What these migration patterns signal for future capital growthThis episode highlights a key shift in Melbourne’s prestige market.
Young wealth is prioritising lifestyle density, walkability, strong schools, and community over traditional status alone.
For buyers and investors alike, watching where high earners choose to live can offer powerful insight into the next wave of growth.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Buying in Melbourne’s Inner East right now isn’t just about timing, it’s about understanding opportunity, sentiment, and long-term strategy. With rate hikes, auction withdrawals, and fluctuating clearance rates, many buyers are hesitant. But for those prepared, this uncertainty creates a rare chance to secure a property under favourable conditions.
In this episode of How’s the Market, Tristan Larkin and James Rankin dive into the current Melbourne market, explaining why today’s environment may be one of the best times for long-term buyers. They break down how auction dynamics, media-driven sentiment, and scarcity of heritage homes shape the Inner East, and why savvy buyers can turn perceived risk into advantage.
What You'll Learn:
Market uncertainty and opportunity – How rate hikes, media coverage, and auction withdrawals impact buyer sentiment and open negotiating advantages.Auction strategies – Why many properties are selling before auction or passing in, and how buyers can benefit from reduced competition.Melbourne’s fundamentals – Scarcity of heritage homes, strong schools, and long-term capital growth potential that remain unaffected by short-term market noise.Timing and strategy – How knowing your numbers, pre-approval status, and readiness can position you to take advantage of undervalued properties.Long-term perspective – Why focusing on a 10–20 year horizon matters more than trying to predict short-term market cycles.Practical tips for buyers – How to avoid getting caught in media hype and emotional bidding, and why strategic patience pays off.Whether you’re a first-time buyer, upsizing, downsizing, or relocating from another city, this episode highlights how preparation, insight, and a clear strategy can turn uncertainty into opportunity in Melbourne’s Inner East.
👋 About the Show
How’s The Market is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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SHOW NOTES
Melbourne versus Sydney’s Inner East is not just a numbers game. It is about lifestyle, scarcity, and what you value in a home. A $5 million median in Melbourne might get you a terrace in Hawthorn while the same budget in Sydney barely scratches the surface of Bellevue Hill. Beyond dollars, it is about the type of living you want. Leafy streets, heritage estates, clifftop views, or city penthouses all create very different experiences.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the differences between Melbourne’s and Sydney’s markets. From auction dynamics to scarcity-driven pricing, they explain how location, supply constraints, and lifestyle aspirations combine to shape the property landscape. They also discuss why Melbourne’s current market presents opportunities for contrarian buyers looking long term despite short-term political and economic challenges.
What You'll Learn:
Melbourne versus Sydney pricing and why similar suburbs show 1.5 to 3.7 times price differences for almost identical property types
Auction insights and how sub-$1.5 million properties in Melbourne behave differently from top-end Sydney estates
Scarcity and demand and why Sydney’s geography and prestige keep prices rising
Lifestyle versus investment and what your money buys in each city including heritage homes, terraces, penthouses, or waterfront compounds
Long-term value and why Melbourne may currently offer the best 20-year investment potential and how contrarian buyers can take advantage
Market segmentation and how first-time buyers, downsizers, and investors experience very different markets even within the same city
Political and economic factors and how government policy, taxes, and market sentiment can impact property decisionsWhether you are relocating from Sydney or Perth, investing in Melbourne, or just curious about Australia’s housing dynamics, this episode shows why understanding context is as important as the price tag.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Inner East vs Inner North isn't just about a postcode. It’s about the lifestyle tribe you belong to. A buyer moving from Sydney's Surry Hills will naturally gravitate toward the North's warehouse cool. The exact same buyer, if they prioritize elite schooling and prestige, will find their home in the East. This choice is a fundamental reflection of how you want to live and move through Melbourne. But the real story behind this showdown is far more complex than just choosing between heritage estates and hipster cafes.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin explore why understanding your demographic "tribe" is the key to buying right. They reveal how most buyers overlook the "friction" of daily life, like parking or public transport, until it's too late. With real examples of 50-person rental lines and high-end Nightingale developments, this episode breaks down why experiencing a neighborhood at 5:00 PM on a Friday is more valuable than any data point.What You'll Learn:
Why the Inner North is challenging the East: Faster gentrification and sharper rental yields are shifting the "blue-chip" balance.The Apartment Divide: High-end downsizer units in Toorak vs. sustainable, car-free living in Brunswick's Nightingale buildings.The "Friction" of the North: Why warehouse cool often comes with narrow streets, paid parking, and a reliance on bikes.Heritage Scale: Why the Inner East remains the king of 1,500sqm heritage estates that the North simply cannot replicate.The Rental Crisis: Insights into the "off the charts" demand in Brunswick where inspection lines are 50 people deep.Transport Realities: The East’s abundance of train lines versus the North’s heavy reliance on a world-class tram network.Demographic Tribes: How your preference for corporate casual or "rock t-shirts" determines which high street suits you best.Test Driving a Life: Why you should "live there without living there" to avoid the little things that eventually grind you down.👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Heritage vs modern homes in the inner east isn't just about preference. It's about what shaped you. A first home buyer who grew up in Hawthorne wants terraces. The exact same buyer, if they grew up in Mulgrave, wants modern. That's a fundamental difference for the same person. But the real story behind this preference is far more complex than just nostalgia alone. In this episode of Buying Melbourne, Tristan Larkin and James Rankin explore why understanding your emotional drivers is critical to buying right. They reveal how most buyers choose the wrong style because they follow emotion instead of lifestyle. With real examples showing period homes above $7 million struggling to sell, this episode breaks down why self-knowledge could save you more than any negotiation tactic.
What You'll Learn:
Why your upbringing determines what home style appeals to youHeritage homes feature hand-painted windows and ornate fireplaces. Modern builds offer practical layouts. Both are valid.The surprising truth: downsizers avoid period homes after 30 years of maintenancePeriod homes are disappearing from Toorak. Large blocks don't work financially anymore.Why period homes above $7 million struggle to sell: too many confusing roomsModern floor plans solve every problem period homes have: robes, bathrooms, open livingModifying a period home costs tens of thousands. Removing one wall requires architects and engineers.How to choose based on lifestyle, not just emotionHeritage or modernity isn't mysterious. Know why you want it. Understand your lifestyle. Map what works for you. Because choosing the wrong style doesn't just cost you emotionally. It could cost you hundreds of thousands in resale value. That difference is worth millions.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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The postcode price gap in Melbourne isn't just about location. A fully rebuilt Victorian home in Windsor is quoted at $3.6-$3.9 million. The exact same home, placed two minutes away in Toorak, would fetch $6.5 million. That's a $2.6 million difference for a two-minute drive. But the real story behind this gap is far more complex than postcodes alone.
In this episode of Buying Melbourne, Tristan Larkins and James Rankin explore why understanding the micro-pockets within suburbs is critical to buying right. They reveal how most buyers overpay by hundreds of thousands because they think in broad suburbs instead of understanding the specific estates, streets, and neighborhoods that drive real price differences. With one real example showing a $400,000 mistake, this episode breaks down why market knowledge could save you more than any negotiation tactic.
What You'll Learn:
Why the postcode price gap is $2.6 million between Windsor and Toorak for identical homesPostcode branding: why location names cost millions more than the actual propertyThe two-speed market: sub-$1 million selling in 4 days vs. above $1 million slower and consideredHow suburb pockets have wildly different prices: Glen Iris shows dramatic variations within one suburbThe real $400,000 mistake: why being smart and high-earning doesn't protect you from overpayingWhy comparable sales analysis on your specific pocket could save you hundreds of thousandsHow to avoid thinking in broad suburbs and instead map the micro-pockets and estatesWhy most buyers at three auctions think they understand the market—but they don'tThe postcode price gap isn't mysterious or arbitrary. Do your homework on the specific pocket before you buy. Understand why one street sells for more than another. Map the pockets. Identify the estates. Because being two minutes from Toorak doesn't put you in Toorak and that difference is worth millions.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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The buy-first-or-sell-first question isn't about personal preference. It's about market conditions. Real estate agents push you to sell first because that's when they get paid. Mortgage brokers want certainty on borrowing capacity. But the right answer depends entirely on the market you're selling into, your property type, and your financial position.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why this decision is far more situational than people realize. They explore why selling a CBD apartment requires a completely different strategy than selling a renovated family home in a hot suburb, and why preparing both campaigns simultaneously is the smartest approach most people never consider. With bridging finance costs hitting 9 to 10%, getting this decision wrong can cost you $50,000 to $200,000+ in lost value or overpayment.
What You'll Learn:
Why agent and broker advice may not align with your best outcomeHow to decide based on days on market: CBD apartments (60 to 90+ days) vs turnkey homes (12 days)How to use 120-day settlements with flexible bring-forward clausesProtective contract clauses: rent-back agreements for sellers and license agreements for buyersWhy these clauses must be in your initial offer, not negotiated laterHow to prepare both campaigns simultaneously and launch within 12 hoursWhy 90% of solicitors aren't commercially aware and how it can kill dealsReal examples: the buyer left homeless and the downsizer who secured 6 months protectionHow bridging finance at 9 to 10% destroys your position if sales take monthsIf you're planning a property transition in 2026, this episode breaks down the real risks, costs, and strategies for timing your buy and sell.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Melbourne's property market has split into three distinct worlds. Turnkey homes are selling fast with buyers paying premiums for certainty. Unrenovated properties are sitting longer with buyers demanding heavy discounts. Build sites are only attracting committed buyers with deep pockets. With construction costs volatile, renovation budgets blowing out, and banks tightening lending, buyers are paying a premium for one thing: certainty.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why Melbourne isn't one market anymore—it's three. They explore why turnkey properties command premiums while unrenovated homes struggle, and why building from scratch has become a strategy for buyers with strong cash buffers and high risk tolerance. With clearance rates declining seven straight weeks to 48.4% and the premium market underperforming at 42.42%, the differences in buyer behavior across these three markets have never been clearer.
Tristan and James discuss why renovation maths no longer stacks up, how finance constraints are reshaping buyer affordability, and why "potential" doesn't sell properties anymore. They also cover December market dynamics where buyers face less competition.
What You'll Learn:
How Melbourne's market has split into three segments—turnkey homes, unrenovated properties, and build sites—each with different buyer behaviorWhy turnkey homes see strong competition and premiums while unrenovated homes face longer campaigns and heavy negotiationWhy renovation maths no longer works: labour shortages, material inflation, builder insolvencies, and holding costsHow informed buyers are padding renovation budgets by hundreds of thousands and walking away if discounts don't compensate for riskWhy building from scratch only works for buyers with long time horizons, strong cash buffers, and high risk toleranceWhy presentation matters more than ever for sellers, with buyers being ruthless and "potential" no longer enoughHow clearance rates dropped seven consecutive weeks from 61.1% to 48.4%, with premium market underperforming at 42.42%If you're deciding whether to buy turnkey, renovate, or build in 2025, this episode breaks down the real costs, risks, and market dynamics of each strategy.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Five townhouses built in a Chinese factory, shipped to Australia, and craned into place just sold out in three weeks in Craigieburn. Build time? Eight weeks from slab to occupancy certificate versus the standard ten to twelve months. Cost? Twenty percent cheaper than volume builders. Welcome to the prefab revolution that could either solve Australia's housing crisis or spark the biggest industry disruption in decades.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack whether Chinese factories are about to replace Aussie builders and what this means for the future of Australian housing. With construction costs up 40% since COVID, over 500 building businesses going bankrupt in Victoria every year, and the National Housing Accord's 1.2 million home target miles off track, the industry is broken and everyone knows it.
Tristan and James explore the Craigieburn experiment, the patriotic tension between keeping jobs local versus solving affordability, and whether these factory-built homes can deliver quality. They discuss why Sweden sits at 80% prefab construction while Australia languishes at 3-5%, and the December market dynamics where clearance rates have dropped six straight weeks to 48.4%.
What You'll Learn:
How the Craigieburn townhouses ($699K-$749K, 4-bed, 3-bath, 2-car) reduced build times from 10-12 months to 8 weeks with 20% cost savingsWhy 500+ building businesses go bankrupt in Victoria annually and construction costs surged 40% since COVID, creating fear around renovationsHow prefab construction could make smaller development sites profitable and help Australia hit its 1.2 million home targetThe patriotic question: will buyers choose Australian jobs over 20-25% cheaper homes, and can Australian prefab companies compete?Why Sweden has 80% prefab construction while Australia sits at 3-5%, and what council approval reforms are needed to catch upWhether these homes deliver genuine quality with 8-star energy ratings or become low-quality "investment stock" that sits unsoldWhy December is the best time to buy with agents having free time, vendor urgency before Christmas, and less competitionHow Tristan secured an off-market Ashburton property with one offer accepted same day, and why clearance rates dropped from 61.1% to 48.4%If you're a first home buyer struggling with affordability or interested in whether factory-built homes are the future of Australian housing, this episode breaks down the economics, quality questions, and industry disruption potential of the prefab revolution.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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Melbourne's property market isn't one market. It's five completely different markets operating in isolation. While sub-$1 million properties in Frankston surge 20% and clearance rates hold steady, the $2 million-plus market is brutally split between renovated properties selling $300K-400K over range and unrenovated homes passing in everywhere.
In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down exactly how each price point is performing right now and why the answer to "how's the market?" depends entirely on where you're buying. With auction clearance rates at 51.9% overall but 56.16% above $1.5 million, they reveal the massive disparities hidden behind the headline numbers.
Tristan and James dive deep into the data across sub-$1M, $1-1.5M, $1.5-2M, $2-3M, $3-5M, and $5M+ segments, sharing insights from Frankston's 20% growth to Prahran's 13.5% surge to the brutal reality facing unrenovated properties in the upper markets. They explore why construction costs rising 40% since COVID have fundamentally changed buyer behavior and why vendors who've lived in their homes for 10-15 years simply don't believe that renovations now cost $600,000-800,000, not $100,000.
What You'll Learn:
Why Melbourne has five completely different property markets operating in isolation at different speedsWhich suburbs and price points saw the strongest growth (Bendigo 22%, Frankston 20%, Ballarat 11.8%, Geelong 14.5%)Why unit data is unreliable and how to dig deeper into specific configurations like South Yarra's 9.5% two-bedroom apartment growthHow the $1-1.5M range performed (Hawthorn 10.4%, Prahran 13.5%) and why properties were getting 30-40 groups through in the first weekThe key theme dominating every market above $1.5M: renovated versus unrenovated propertiesWhy construction costs have increased 40% since COVID and why buyers would rather pay more for turnkey than renovateWhy vendors think renovations cost $100K-150K when the reality is $600K-800K for major workThe compromise factors killing properties above $2M (no master ensuite, lack of car accommodation, south-facing blocks, proximity to main roads)Why agents are spending more time educating vendors about renovation costs than ever beforeHow the $5M+ prestige market is flooded with stock and why even luxury buyers prefer finished products over renovationsIf you're buying or selling in Melbourne right now, understanding which of the five markets you're actually operating in and how renovation cost realities are reshaping buyer behavior is absolutely critical.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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In May 2025, Victoria's property market will face its most dramatic regulatory change yet: agents will be required to publish the vendor's reserve price seven days before auction. It's a bold move designed to combat underquoting, but will it actually protect buyers, or will it just create more problems than it solves?
In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the newly announced reserve price disclosure law and its potential impact on buyers, sellers, and agents across Victoria. With auction clearance rates sitting at just 47.3% and the market already struggling, they question whether this half-baked policy has been properly thought through or if it's just another PR stunt from a government desperate to be seen doing something.
Tristan and James share insights from conversations with multiple real estate agents, both the "ethical" ones who already quote reserves within range and the underquoters who will need to completely change their strategies. They explore the unintended consequences, strategic loopholes, and the fundamental question: can you really force a vendor to commit to a number a week before they've seen who shows up to bid?
What You'll Learn:
Why publishing reserves seven days early could actually hurt vendors more than help buyersHow reserves frequently change mid-auction based on buyer turnout and bidding behaviorThe loophole that lets agents still underquote by starting low then raising the reserve laterWhy vendors legally can't be forced to sell even if bidding reaches the published reserveHow this policy will lead to buyers being hounded more aggressively by agents for budget informationWhy agents with different quoting philosophies view these changes completely differentlyThe practical complications around reserve updates and vendor decision-making with incomplete informationIf you're planning to buy or sell in Victoria after May 2025, understanding how these new reserve disclosure rules will change auction strategy, negotiation dynamics, and market behavior is absolutely critical.
👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.
🔗 Resources & Links
Join our mailing list & read the blog → www.tomii.com.au
Subscribe for weekly auction results → www.tomii.com.au/auction-results
Follow Tristan on TikTok & Instagram → @tristanlarkin
Follow James on TikTok & Instagram → @james__rankin
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