Buying Melbourne

Show Notes:How do you actually know what a property is worth?The advertised price guide is one of the first numbers buyers see, but it shouldn't be the number that determines what you're prepared to pay.In this episode, Tristan breaks down the process he uses to value properties for clients, from finding genuinely comparable sales and adjusting for differences through to understanding location, land, renovations and scarcity.We also look at why your borrowing capacity has nothing to do with a property's value, why valuations should generally be a range rather than an exact number and how doing this work before an auction or negotiation can stop emotion taking over.What You’ll Learn:Why you shouldn't rely on the advertised price guideHow to find genuinely comparable salesHow to adjust comparable sales for differences between propertiesWhy location within a suburb can materially change valueHow to think about renovated versus unrenovated propertiesWhy your maximum budget shouldn't determine what you offerWhy property valuation is a range rather than an exact numberHow to set your limit before negotiating or bidding at auction👋 About the ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Show Notes:Spring has officially arrived in Melbourne, but this year's selling season is starting under very different conditions.Property prices have been falling, auction clearance rates remain weak and buyers have become increasingly cautious after three interest rate rises in 2026.In this episode, Tristan looks at what could happen if the traditional increase in spring listings hits a market where buyer demand is already subdued.We discuss why more stock could give buyers even greater negotiating power, why vendors may increasingly find themselves competing against each other and why the best properties could continue to perform very differently from compromised homes.What You’ll Learn:Why spring could put further pressure on Melbourne property pricesWhat happens when listings increase faster than buyer demandWhy vendors are increasingly competing against other vendorsWhy great properties can still sell strongly in a weak marketWhy the upper end of Melbourne could behave differently to the entry-level marketWhether buyers should purchase now or wait for the market to fall furtherHow to take advantage of a buyer's market without simply buying something because it's cheap👋 About the ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Show Notes:In this week’s episode of How’s The Market, we break down the 5 key things to check before you even inspect a property.In a falling market, buying the wrong property or skipping your due diligence can be an expensive mistake - especially when you’re spending $1m+. Before recommending a property to a client, there are several checks we run to understand the risks, the surrounding market and whether the property is even worth inspecting.From easements and planning overlays to comparable sales and floor plans, we walk through the checks that can help buyers avoid costly surprises and make smarter purchasing decisions. We also cover an important bonus check for apartment buyers: reviewing Owners Corporation documents before getting too far into the process.What You’ll Learn:Why due diligence should start before you inspect a propertyHow to check for easements and understand potential issuesWhat to look for in planning reports, zoning and property overlaysHow social housing data can help you understand an unfamiliar areaWhy comparable sales matter more than the quoted price rangeHow to analyse a floor plan before looking at the photosWhat room sizes, orientation and layout can tell you about a propertyThe key Owners Corporation documents apartment buyers should reviewWhat to look for in OC fees, special levies, maintenance and legal disputesWhy these checks can help you avoid overpaying or buying the wrong propertyHow doing your homework before an inspection can save you time and money👋 About the ShowHow’s The Market is Melbourne’s go-to podcast for buyers and property owners who want to understand what’s really happening in the market.Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, pricing, negotiations, finance and real-world market shifts — giving buyers and property owners the insights they need to make smarter property decisions.Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Show Notes:In this week’s episode of How’s The Market, we explore why now could be one of the best times to upsize in Melbourne.With the upper end of the market facing weaker auction results and more properties passing in or reducing their prices, buyers with the capacity to move up the property ladder are finding increased opportunities. We look at why some high-end homes are struggling to sell, while the lower end of the market continues to attract stronger competition.We also break down the potential advantage for upsizers who can sell in a stronger market and buy into a softer one — and how the difference between your selling and buying prices could work in your favour.From negotiating on quality homes that have failed to sell at auction to understanding how market conditions can impact your overall wealth position, this episode explains why the current market could create a unique opportunity for homeowners looking to make their next move.What You’ll Learn:Why the current Melbourne market could favour upsizersWhat weak auction clearance rates at the $1.5m+ level are telling usWhy quality homes are still selling while others are struggling to attract buyersHow passed-in properties and price reductions can create opportunitiesWhy the lower end of the market is currently performing better than the top endHow selling below $1.5m and buying above $1.5m could give upsizers greater leverageHow the difference between your selling and buying prices can work in your favourWhat buyers should look for when negotiating on high-end propertiesWhy timing your sale and purchase correctly is criticalHow smart upsizers can use current market conditions to improve their position👋 About the ShowHow’s The Market is Melbourne’s go-to podcast for buyers and property owners who want to understand what’s really happening in the market.Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, pricing, negotiations, finance and real-world market shifts — giving buyers and upsizers the insights they need to make smarter property decisions.Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Show Notes:In this week’s episode of How’s The Market, we unpack how quoting strategies have changed across Melbourne as the market continues to shift in 2026.With auction clearance rates remaining under pressure and buyer demand becoming more selective, agents are adapting the way they price and sell properties. From higher price guides designed to leave room for negotiation to traditional underquoting strategies, understanding what sits behind the advertised range has never been more important.We also look at how quoting is changing across different price brackets  particularly the upper-end and $800k–$1.5m markets - and why buyers who rely solely on the advertised price could risk overpaying.In this episode, Tristan Larkin is joined by Jack Leahy from Loan Market Razor to discuss what buyers are seeing on the ground, how finance considerations are changing, and how to navigate Melbourne’s shifting market with greater confidence.What You’ll Learn:How Melbourne’s market has shifted throughout 2026Why auction clearance rates remain under pressureHow quoting strategies are changing across different price bracketsWhy some agents are quoting above expectations to create negotiation roomHow underquoting and auction strategies are still being usedWhat changing reserve prices are telling us about buyer demandWhy buyers need to look beyond the advertised price guideHow to identify opportunities and avoid overpaying in today’s marketWhat smart buyers can do differently to negotiate with confidence👋 About the ShowHow’s The Market is Melbourne’s go-to podcast for buyers who want to understand what’s really happening in the property market.Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, quoting strategies, negotiations, finance and real-world market shifts - giving buyers the insights they need to make smarter property decisions.Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 advantageWhen 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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 signalWhy stock levels are tighter than expected and agents are feeling cautiousHow media headlines and uncertainty are creating buyer inactionThe current sweet spot for upgraders between $1M–$2MWhere $3,000+ per week earners are clustering, including Richmond, South Yarra, Prahran and CollingwoodWhy some buyers are choosing amenity-rich suburbs over ToorakThe growing importance of walkability and high street cultureHow school zones continue to influence young money decisionsWhy demand is flowing into suburbs like Malvern East and Glen IrisWhat 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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

SHOW NOTESMelbourne 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 typesAuction insights and how sub-$1.5 million properties in Melbourne behave differently from top-end Sydney estatesScarcity and demand and why Sydney’s geography and prestige keep prices risingLifestyle versus investment and what your money buys in each city including heritage homes, terraces, penthouses, or waterfront compoundsLong-term value and why Melbourne may currently offer the best 20-year investment potential and how contrarian buyers can take advantageMarket segmentation and how first-time buyers, downsizers, and investors experience very different markets even within the same cityPolitical 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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

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 ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Underquoting has been a frustrating reality of the Melbourne property market for years, but as of November 2025, new regulations are attempting to change the game. The question is: will they actually make a difference, or just add more complexity without solving the problem?In this episode of Buying Melbourne, Tristan Larkin and James Rankin dissect the new underquoting laws that have just come into effect in Victoria. With over 5,000 complaints received by the Underquoting Task Force since its launch, Consumer Affairs has introduced stricter guidelines for how agents must select comparable properties and set price expectations.Tristan and James break down exactly what's changed, why agents have been getting away with misleading quotes for so long, and whether these new rules will actually protect buyers. They also share real examples of recent sales, reveal which suburbs consistently underquote by $200,000-$400,000, and explain the tactics you need to know to avoid getting caught out.What You'll Learn:The specific changes to Statement of Information requirements as of November 2025Why agents were using properties on main roads to quote properties in quiet courtsHow to spot underquoting by tracking where passed-in properties are re-advertisedWhich Melbourne suburbs consistently underquote by $200K-$400K above the quoted rangeWhy outer eastern suburbs tend to quote more accurately than inner Melbourne areasThe subjective factors that make the new architectural and renovation rules hard to policeHow clearance rates at 54.3% indicate current Melbourne market strengthIf you're buying property in Melbourne right now, understanding how underquoting works and how to read between the lines of price guides is essential knowledge that could save you from wasting time on properties you'll never be able to afford or missing opportunities in your actual price range.👋 About the ShowBuying 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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Crime isn't just making headlines, it's directly changing what buyers want and what they're willing to pay for Melbourne property. If you've been wondering whether safety concerns are affecting the market, the answer is clear: they absolutely are.In this episode of How's the Market, Tristan Larkin and James Rankin break down the real impact of rising crime on Melbourne property values. With a 40% increase in theft and motor vehicle crime across Victoria, buyers are fundamentally reshaping their property priorities, and safety features are now commanding serious premiums.Tristan and James share firsthand experiences of break-ins, discuss the shift in buyer behaviour they're witnessing daily, and reveal which suburbs are being hit hardest. They also walk through the exact data sources and metrics you should be checking before making any property decision in today's market.What You'll Learn:Why crime statistics show a 40% increase in theft across VictoriaHow safety concerns are now overriding investment fundamentals for owner-occupiersThe premium buyers are paying for security features like high fences and secure parkingWhich Melbourne suburbs have the highest crime rates and where incidents are occurringFree government resources to check crime data before you buyAdditional metrics like social housing concentrations and owner-occupier rates to assess suburbsIf you're buying property in Melbourne right now, understanding how crime is affecting values and buyer behavior isn't optional, it's essential knowledge that could save you from making a costly mistake or help you identify genuine value.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Melbourne’s property market is moving in two very different directions, and understanding this split is essential if you are buying, selling, or following the drama from The Block.In this episode of How’s The Market, James Rankin explains what is happening across Melbourne’s inner-east and Bayside areas and why different buyer groups such as first home buyers, upsizers, downsizers, and investors are all moving at completely different speeds. With mixed auction sentiment, unpredictable bidding, and rising off-market activity, the market is not as straightforward as the headlines make it seem.James also shares a full review of this year’s Block auction results in Daylesford. He outlines why four homes struggled to sell, what the producers misjudged, and why $3 million price tags in a regional housing estate were always going to be challenging. After inspecting the homes himself, he breaks down the main concerns including privacy issues, the surrounding commercial zone, and the design choices that buyers could not overlook.What You’ll Learn:Why Melbourne is currently operating as a two-speed market How buying under one million dollars has shifted since the updated five percent deposit schemes Why some auctions perform strongly while similar homes nearby pass in What real buyer activity looks like including bidders, competition, and off-market deals A clear explanation of why The Block’s Daylesford homes failed to attract  demand How location, privacy, land size, and layout influenced buyer decisions What buyers can get in Daylesford for the same three million dollar budget    and why those options offer better value If you want a clear understanding of where Melbourne’s property market is heading or you want the real story behind The Block’s disappointing results, this episode breaks down what is happening on the ground and where the genuine opportunities still exist. 👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Thinking about buying your first home? The timeline might surprise you. Most first home buyers take 9-12 months from start to settlement, and understanding why can save you time, money, and a lot of frustration.In this episode of How's the Market, James Rankin and Tristan Larkin break down the five critical stages of the property buying journey. With Melbourne's clearance rates sitting at 56.8% (up 15-20% from last year's October figures), understanding the buying process has never been more important for getting ahead in today's competitive market.James shares insights from nearly eight years as a buyer's agent, revealing why the research phase alone can take 3-4 months if you're actively learning, or up to 12 months if you're figuring it out casually. He also introduces the First Home Club, a low-cost program designed to fast-track first home buyers through the buying process with expert guidance and a comprehensive 50-page downloadable guide.What You'll Learn:Why planning and finance pre-approval should happen before serious property huntingHow the research phase slows most buyers down by 6-9 months (and how to speed it up)The difference between auction campaigns and expressions of interest (and why it matters for your budget)Game-time negotiation tactics, including when to submit offers and how to play your cardsSettlement day logistics that most buyers don't consider until it's too lateIf you're a first home buyer or thinking about entering the market, this episode gives you the complete roadmap to navigate your purchase efficiently. With the right knowledge and guidance, what typically takes two years can be compressed into just eight weeks.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

December isn't just about Christmas shopping, it might be the best time of year to buy property in Melbourne. If you've been waiting for the perfect moment to secure a deal, this could be it.In this episode of How's the Market, Tristan Larkin breaks down why December creates unique opportunities for savvy buyers. With auction clearance rates at 58.3% in Melbourne and just 45% in premium suburbs above $1.5m, the market is showing clear signs of buyer leverage heading into the holiday season.Tristan explains the psychology and timing pressures that make late November and early December a goldmine period. Many vendors who purchased in October and November will be desperate to sell to avoid hefty bridging finance costs, creating a perfect storm of motivated sellers as buyer competition naturally drops off.What You'll Learn:Why Melbourne's 58.3% clearance rate (45% for $1.5m+ properties) favors buyersThe bridging finance trap creating desperate December vendorsHow Christmas deadline pressure compounds vendor motivationStrategic timing advantages for buyers in late November and early DecemberIf you're a buyer who's been watching from the sidelines, this episode gives you the insider knowledge to time your purchase perfectly. December isn't a dead zone it's opportunity season for those who know how to play it.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

You've found the perfect property but waiting could cost you tens of thousands or the deal entirely.Tristan Larkin reveals the most powerful buyer tactic: speed. When agents text "Acceptable offer received. All offers due in 4 hours," unprepared buyers scramble and lose. Learn how to do homework early, move decisively, and secure properties before competition materializes.What You'll Learn:Pre-offer checklist for serious buyersConducting due diligence before offersTiming pre-auction offer approachesUsing inspection videos strategicallyComparative market analysis for true valueImmediate contract review advantageStructuring building/pest clauses effectivelyHow preparation saves tens of thousandsMarket Update: Melbourne's Oct 5th clearance: 55% (down from 60.2%). Super Saturdays: Oct 25th & Nov 5th. Metro house prices: +2.7% Q3. Inspections rising citywide. Get the framework to compete and win in Melbourne's fast-moving market.The complete buyer's checklist:Get the contracts reviewed by a conveyancer as soon as they are available.Inspect the the property as soon as possible (preferably before its even online)Film a detailed inspection video so that you can rewatch the video multiple times - it’s not as good as multiple inspections but it is certainly better than memory and you will see things you missed the first time around.Complete a comparative market analysis of nearby sold properties to establish what you think the property is actually worth.Speak with the agent to see if they would accept offers prior to auction or immediately in the campaign. They will often say no, so I ask them about pricing and talk to them about the comparable sales (often above the quoted range) and say if an offer was near these sales, would it be considered.Ask the agent if they would accept offers subject to a B&P inspectionIf no, get a B&P inspection ASAPIf yes, speak to a B&P inspector and have them scheduled in for that week so your offer can have the shortest B&P clauseMake a written offer to the agent ASAP👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Properties receiving 35 offers. Growth rates hitting 20% in under 12 months. Lines of 100 people at open homes. If you think Victoria's property market sounds insane right now, you're not wrong.In this episode of How's the Market, Tristan Larkin sits down with his business partners Brodie and Joel from the investment side of Tomii Property to unpack what's really happening across Victoria's hottest markets. From Frankston's explosive growth to regional Victoria's surprise surge, they reveal the data behind the headlines and share firsthand stories from the buying trenches.Brodie and Joel specialize in investor purchases across Australia and have been deep in Victoria's regional and metro markets all year. They explain why Melbourne's growth cycle is accelerating faster than Perth's, how interstate buyer's agents are flooding the market, and why gentrification in suburbs like Frankston means there's still more growth to come. They also issue critical warnings about markets like Malabar where buyer's agent activity doesn't match rental demand a recipe for disaster.What You'll Learn:Why some Victorian suburbs have grown close to 20% in less than 12 monthsHow Frankston became one of the country's best performing marketsWhy regional Victoria is experiencing unprecedented buyer's agent activityThe difference between Melbourne's growth drivers versus Perth and QueenslandHow to identify which markets still have growth left versus which are capped outThe role of interstate investors and the First Home Guarantee in driving demandWhy looking at neighboring suburbs might be smarter than chasing the hottest marketsCritical metrics to watch: vacancy rates, rental demand, affordability, and past growthWhy owner-occupiers, not investors, ultimately move prices in these marketsWhat the next 6-12 months could look like as sentiment buildsIf you're an investor trying to find the next growth market, or simply want to understand where Victoria's property market is headed, this episode is essential listening. Tristan, Brodie, and Joel cut through the hype with real data, genuine market experience, and practical advice on timing your entry.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Imagine turning up at auction ready to bid, only to find yourself blown out of the water by buyers paying emotional prices far beyond logic. That’s what many Melbourne buyers are experiencing right now.In this episode of How’s the Market, Tristan Larkin and James Rankin break down why Melbourne auctions feel out of control and what you can do about it. From clearance rates trending sharply upwards since January, to underquoting, FOMO-driven buyers, and the ripple effects of interest rate cuts and first-home guarantee changes, they explain what’s really driving the frenzy.They also share practical strategies for buyers to stay competitive without overpaying. From making pre-auction offers to building relationships with agents and auctioneers, and even practicing “strategic patience,” you’ll hear real-world examples of how clients avoided overspending and still secured great properties.What You’ll Learn:Why Melbourne auction clearance rates have surged compared to last yearHow FOMO is fueling emotional bidding and record-breaking resultsThe role underquoting and shifting reserves play in buyer frustrationHow government schemes and interest rate cuts are adding fuel to the fireWhy timing matters if you want to settle before ChristmasSmart strategies: pre-auction offers, networking with agents, and reading auctioneersThe importance of “strategic patience” in a hot marketIf you’re bidding in Melbourne right now or planning to soon don’t miss this episode. Tristan and James lay out the tools you need to stay in the game, avoid buyer burnout, and secure the right property without paying overs.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Imagine buying a beautifully renovated home only to discover months later that the works weren’t council-approved, your insurance won’t cover damage, and you might have to spend tens (or hundreds) of thousands to fix or demolish the improvements.In this episode of How’s The Market, Tristan Larkin and James Rankin unpack Section 137B Reports what they are, what they’re not, and why they matter for Melbourne buyers. They explore how these reports can reveal unapproved renovations, missing permits, and even works that aren’t built to code. More importantly, they explain how these disclosures shift all the risk to the buyer.From real-world examples of buyers being left with demolition orders to lender finance risks and insurance claim nightmares, this episode is a must-listen if you’re house-hunting in Victoria. Tristan and James share a recent case study where they advised a client to walk away from a stunning property after uncovering major risks hidden in the contract saving them from a potential financial disaster.What You’ll Learn:What a Section 137B Report actually is and when it’s requiredThe difference between “disclosure” and true council approvalWhy these reports can protect vendors but expose buyersKey risks: council action, insurance refusal, and finance rejectionsRed flags to look out for in special conditionsWhy getting your own building & pest inspection is crucialReal-world examples of when to walk away—no matter how beautiful the propertyIf you’re bidding at auction or reviewing a contract with a 137B in it, don’t miss this one. Tristan and James break down exactly what to check, who to speak to (conveyancer, building inspector, council), and how to protect yourself from nasty surprises after settlement.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

FOMO in Melbourne’s Property Market: When to Stretch and When to Walk Away | Ep 41With interest rate cuts looming, the First Home Guarantee kicking in, and media headlines buzzing about rising prices, Melbourne buyers are rushing back into the market many driven by pure FOMO. But how do you know when stretching your budget makes sense and when it’s smarter to walk away?In this episode of How’s The Market, Tristan Larkin and James Rankin unpack the psychology behind Melbourne’s current FOMO wave, why cafes and open homes are buzzing with property talk, and how emotional bidding can quickly spiral into overpaying. From auction lines stretching around the block to buyers tapping into the Bank of Mum and Dad, this is the reality of Melbourne’s spring market in motion.Drawing on real-world auction stories, market data, and hard-won buyer strategies, Tristan and James reveal the signals to watch, the pitfalls to avoid, and the limits you should set to keep your property journey on track.What You’ll Learn:How interest rate cuts, media hype, and the First Home Guarantee are fuelling buyer urgencyWhy Melbourne’s spring auction calendar is creating a “pressure cooker” environmentThe role of emotional buffers when paying 3–5% extra is reasonable and when it’s too muchWhy frustration and urgency often push buyers past their walk-away pointThe truth about overpaying: when it might catch up and when it won’tHow to educate yourself on value by attending opens, auctions, and playing the “price game”Why some properties are still selling below the quoted range, despite all the hypePacked with insights, practical strategies, and cautionary tales, this episode is a must-listen for anyone navigating Melbourne’s competitive market whether you’re a first home buyer, upgrader, or simply trying to avoid the trap of paying too much.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

What the First Home Guarantee Changes Mean for Melbourne Buyers | Ep 40The government’s First Home Guarantee changes are set to take effect on October 1st, and they’re already creating ripples across Melbourne’s property market. From unlimited scheme places to increased price caps and the removal of income limits, these shifts are designed to make it easier for first home buyers to enter the market but what do they really mean in practice?In this episode of How’s The Market, Tristan Larkin and James Rankin unpack the reforms, how they differ from existing schemes, and the likely flow-on effects for Melbourne buyers. Will it open the door for more people to break into the market, or will it simply push prices higher in already competitive suburbs?Drawing on past policy changes, current buyer sentiment, and predictions for which property types and suburbs will feel the sharpest impact, we break down the opportunities and risks you need to be aware of.What You’ll Learn:How the new First Home Guarantee changes differ from current schemesWhy Melbourne’s $950k price cap may not go far enoughWhich property types like villa units are set to feel the biggest price pressureThe truth about borrowing power, serviceability, and LMI savings under the schemeHow stamp duty still plays a crucial role for buyers, despite the 5% deposit promiseWhy population growth and limited supply mean these changes could accelerate price risesPacked with real-world insights, examples, and predictions, this episode is essential listening for anyone planning to buy in Melbourne whether you’re a first home buyer trying to break in, or simply watching how these changes could reshape the market.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Do You Really Need a Buyer’s Agent? | Ep 39Buyer’s agents are becoming a bigger presence across Melbourne’s property market - especially in hotly contested suburbs like Boroondara, Stonnington, Yarra, and Port Phillip. But what does that mean for everyday buyers? Should you consider engaging one yourself, or is it possible to go it alone?In this episode of How’s The Market, we break down the rise of buyer’s agents, the advantages they bring to the table, and the key tipping points where having one on your side could make all the difference. From dealing with real estate agents you don’t fully trust, to navigating fast-moving auctions and making sure you don’t overpay, we’ll cover the scenarios where a buyer’s agent can protect you — and when you might be fine without one.We’ll also unpack whether all buyer’s agents are created equal, and how to assess whether working with one is the right move for you.What You’ll Learn:Why buyer’s agents are becoming more common at Melbourne auctionsThe key challenges buyers face without professional representationThe “tipping points” where engaging a buyer’s agent could save you time, stress, and moneyHow buyer’s agents level the playing field when competing for scarce stockWhy not all buyer’s agents are the same - and what to look for if you’re considering oneThis episode is packed with insights to help you decide if working with a buyer’s agent is right for your situation - or if you’re better off tackling the market solo.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Melbourne’s Market Outlook – Why the Big Banks Are Lifting Their Price Forecasts | Ep 37Interest rates are on the move and so are the forecasts. In this episode of How’s The Market, we break down why the big banks have just upped their property price predictions for Melbourne and what it means for buyers and sellers heading into the final stretch of the year.We’ll unpack how lower interest rates are already influencing buyer behaviour, what history tells us about market momentum in cutting cycles, and why 2025 and 2026 could look very different to the start of the year’s forecasts. Plus with only a handful of good auction weekends left before the holidays we’ll share our thoughts on how to navigate the tight stock situation and position yourself to make a smart move.What You’ll Learn:The key shifts in ANZ’s latest Melbourne price growth forecast for 2025 and 2026How past rate-cutting cycles have driven housing demand and price momentumWhy lower rates change auction dynamics and buyer competitionThe stock shortage challenge  and how the spring calendar could impact your strategyWhy the next few weeks might be your best buying window before year-endThis episode is packed with timely insights to help you understand the forces shaping Melbourne’s property market right now - and how to adjust your game plan accordingly.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Timing the Offer: When to Strike in a Private Sale | Ep 36You don’t need to be Harvey Specter to negotiate like a pro - but you do need the right timing, tactics, and information.In this episode of How’s The Market, we’re diving into the private sale process: when to strike, what questions to ask, and how to position your offer to win without overpaying. If you’ve ever felt unsure about how to approach a non-auction property, this one’s for you.What You’ll Learn:The first question you should ask the agent (hint: it’s not “why are they selling?”)How to uncover the vendor’s motivation and tailor your offer strategy accordinglyWhat “rules of engagement” agents follow - from silent auctions to two-bid processesWhy speed can win deals - and when it’s worth doing a building inspection in week oneHow to read between the lines and outsmart your competition without overplaying your handThis episode is packed with actionable strategies to help you master the timing game in private sales - so you can secure the right home at the right price.Tune in now and get ready to level up your negotiation game..👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

The Auction Isn’t Over: How to Win When a Property Passes In | Ep 35Most buyers dread a property passing in —  but in reality, it’s often your best chance to secure a great deal.In this episode, we’re diving into what really happens when a property doesn’t sell under the hammer, and how you can use that moment to your advantage. From understanding what “passed in” actually means, to insider negotiation tactics and real-life case studies — we’re giving you the full breakdown.What You’ll Learn:What "passed in" actually means — and why the highest bidder gets first shot at negotiating.What to expect after the auction ends — including vendor reserve disclosures, sudden price changes, and pressure tactics.How to prepare like a pro — from comps and walk-away numbers to spotting vendor motivation.Clever negotiation strategies — like slowing things down, buying time, and anchoring your offer just above the final bid.Real-world examples — including purchases well below the quoted range and one that beat out a renovated unit in the same block.If you’ve ever walked away confused after a passed-in auction, this episode gives you the clarity and confidence to turn it into a winning opportunity.Tune in now and learn how to play the post-auction game to your advantage — because sometimes, the real deal starts after the gavel drops.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Pre-auction offers can feel like the fast-track to buying a home  no crowds, no auctions, no stress. But going in early isn’t always the smart move. In fact, it can cost you big if you get it wrong.In this episode, we unpack when a pre-auction offer actually makes sense, how to execute it the right way, and most importantly  when to hold off.Here’s what you’ll learn:When it is the right time to offer early  like when the vendor’s already bought, or the home is wildly underquotedThe warning signs that say don’t offer yet  like slow campaigns or persistent agent follow-upsHow to move quickly and strategically  including getting contracts reviewed and inspections done earlyReal examples of what we did in a falling market vs. a heated one and whyThe biggest mistakes buyers make when offering pre-auction  and how to avoid themIf you’ve ever wondered whether you should offer early or wait for auction day, this episode gives you the strategy to decide with confidence.Listen now so you can play the pre-auction game like a pro.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkin

Open homes can blur into one big, beige blur. So what should you actually be looking for?In this episode, Tristan and James take you step-by-step through the key things to watch out for — from the street to the shower grout. Whether you’re buying your first place or your forever home, this is the open home checklist you didn’t know you needed.You’ll learn:What to look for at the estate and street levelHow to assess neighbour condition (yep, it matters)Quick visual checks that reveal deeper issuesThe little details in bathrooms, kitchens & laundries that buyers miss Where buyers get overwhelmed — and what to prioritiseWhat questions to ask yourself while inspectingIf you’ve ever left an open home unsure what you even saw — this episode is your game plan.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

What Every Buyer Needs To Know About Building & Pest Inspections | Ep 32 Building & pest reports: essential… yet often misunderstood.In this episode, Tristan and James break down what really goes into these inspections — and what buyers need to know to avoid getting caught out. From dodgy inspector tactics to confusing legal clauses, they unpack the fine print and share tips you won’t hear at the open home.You’ll learn:The difference between a minor defect and a major structural oneHow to spot a bad inspector (and why some are recommended by agents)When to get a building & pest inspection — before auction or subject to contract?When it’s worth walking away (and when you might be overreacting)What the General Condition clause really means — and how it protects youWhy some inspectors call everything a defect (and how that backfires)If you’ve ever been unsure whether to panic, negotiate, or proceed — this episode gives you clarity.👋 About the ShowHow’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 & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Overcoming Underquoting – How Agents REALLY Price Properties| Ep 31Why does underquoting keep catching buyers off guard — especially in Melbourne? In this episode, Tristan and James dive deep into the pricing game that’s frustrating homebuyers across the city. From vendor conditioning to CMA manipulation, we unpack what’s really going on behind the scenes.You’ll learn:Why underquoting happens (and where it’s worst)How agents manipulate price guides, comps & vendor expectationsWhat buyers can actually ask agents to get aheadWhy rules like “10% over the top of the range” are misleadingThe tools smart buyers use to beat the systemAnd what needs to change to make pricing more transparentIf you’ve ever fallen in love with a property… only to watch it sell way over quote — this one’s for you.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.🔗 Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auSubscribe for weekly auction results → www.tomii.com.au/auction-resultsFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

How To Buy A Property Before Anyone Else Even Sees It | Ep 30Off-market deals are often hyped as the holy grail of property buying — but are they really as exclusive (or as good) as they seem?In this episode of How’s the Market, I unpack the truth behind off-markets: the real ones, the red flags, and how to actually get access to hidden gems before they hit the portals. You’ll learn:The difference between true off-markets and pre-market soft launchesWhy some “off-markets” are just overpriced leftoversHow serious buyers can gain early access to deals others never seeWhy off-market buying matters more than ever in today’s marketIf you're house hunting in Melbourne’s inner east, this is a must-listen.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.🔗 Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Owners Corporations: The Good, Bad & The Ugly | Ep. 29Owners Corporations (formerly known as Body Corporates) cop a lot of criticism — but is it all justified?In this episode, Tristan and James break down the shocking and the wonderful realities of Owners Corporations in Victoria. From sky-high fees in flashy towers to well-managed, stress-free communities — they cover it all.Whether you're a first-home buyer wary of “OC horror stories” or an investor weighing up strata costs, this episode will give you the knowledge to separate the good from the bad (and the ugly).You’ll learn:Why Owners Corporations get such a bad reputationWhat amenities and features often drive fees through the roofA real-life case study where low fees led to a $500K special levyWhat makes a great Owners Corp — and how it can work in your favourHow to analyse OC documents before you buy: from AGM minutes to red flags with managers🔍 Plus, James and Tristan share their tips on how to be proactive as an owner and protect your investment long-term.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.🔗 Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

The Big Question: Should You Buy Now or Wait? | Ep. 28 Every buyer hits this moment: Is now the right time to buy? Or should you wait for prices to drop, interest rates to change, or life to “settle down”?In this episode, Tristan and James break down the most common reasons buyers delay purchasing — and why many of those reasons don’t hold up under the microscope.From media noise and market timing myths to the hidden cost of hesitation, this is the real talk you need if you’re sitting on the fence.You’ll learn:The 9 most common reasons buyers wait (and which ones are flawed)How much hesitation can actually cost you (hint: it’s not just rent)Why waiting for interest rates to drop could hurt your buying powerA practical 7-step process to figure out what you actually wantWhen it does make sense to pause your searchWhether you’re a first-time buyer or looking to upgrade, this episode will help you cut through the noise and move forward with confidence.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.🔗 Resources & LinksJoin our mailing list & read the blog → www.tomii.com.auFollow Tristan on TikTok & Instagram → @tristanlarkinFollow James on TikTok & Instagram → @james__rankin

Top 5 Auction Mistakes (And How to Actually Win) | EP 26Bidding at auction can be one of the most nerve-wracking parts of buying a home — especially in Melbourne, where over 1,000 homes can go to auction in a single weekend.In this episode, we break down the top 5 mistakes buyers make at auction (and what to do instead). Whether you’re a first home buyer or an upgrader, these real-world strategies will give you the edge you need to stay calm, in control, and competitive on the day.You’ll learn:Why most buyers set walk-away numbers wrong — and how to do it betterThe key reason you shouldn’t bring friends and family to the auctionHow to stop the auctioneer from creating dangerous momentumWhat questions to ask the agent before auction dayThe underrated negotiation trick if a property passes inIf you're planning to bid in the next few months — don’t miss this one.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.

Why Now Is The Most Confusing Property Market Ever | EP 25What’s really going on in Melbourne’s housing market?In this episode, we unpack why 2025 has started with such mixed signals — and what it means if you’re buying in Melbourne. We explore the surprising price movements across different suburbs, the growing gap between Melbourne and other capitals like Perth and Adelaide, and the sharp increase in interstate buyer activity we're seeing on the ground.You’ll learn:Why Melbourne’s housing market has underperformed since 2022Which suburbs are bouncing back firstWhat the sudden interest from out-of-state investors meansWhether now might be the right time to get pre-approved and be ready to buyIf you’ve been sitting on the sidelines or feeling unsure about timing your move — this one’s for you.👋 About the ShowHow’s The Market is the go-to property podcast for Melbourne buyers who want to make smarter decisions. Hosted by Tristan Larkin and James from Tomii Property, we share expert insights, on-the-ground stories, and interviews with key players in real estate, finance, and construction. From auctions to interest rates and everything in between — we’ve got you covered.🔗 Resources & Links:Join our mailing list & read the blog → www.tomii.com.auFollow Tristan on TikTok & Instagram → @tristanlarkinFollow Tristan on TikTok & Instagram → @james__rankin

What are pre-settlement inspections, do you need to do them and what should you be checking?In this episode we answer all the above.PLUS - download our free pre-settlement inspection checklist below:Pre-Settlement Inspection Checklist - DOWNLOADWelcome to How’s The Market, a podcast for First Home Buyers and Upgraders that gives you tips, tricks & up to date real estate information from on the ground across Melbourne & Geelong.Make sure to check out www.tomii.com.au to get access to our How's The Market blog and join the mailing list and we shall see you again in next week's episode!