Show Notes:

Negotiating a property purchase is about much more than simply making the lowest offer possible.

In this episode, Tristan breaks down the process he uses when negotiating properties for Tomii clients, from establishing value and understanding the vendor's circumstances through to analysing competing offers and using settlement terms strategically.

We also discuss why buyers accidentally negotiate against themselves, why your maximum budget shouldn't determine your offer and the importance of setting a walk-away number before emotion takes over.

Finally, Tristan explains why sometimes the strongest negotiating move is simply doing nothing.

What You'll Learn:

How to prepare before making an offer

Why the vendor's circumstances matter

How settlement and contract terms can strengthen an offer

How to work out whether you're genuinely competing with another buyer

Why buyers accidentally negotiate against themselves

How to establish a walk-away number

When making the first offer can actually be an advantage

Why negotiation shouldn't necessarily stop once the price is agreed

When doing nothing can be your strongest move

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

Show Notes:

Melbourne's property market might be weak, but that doesn't mean every property is struggling to sell.

Some homes are passing in and reducing their expectations, while others are still attracting multiple bidders and selling hundreds of thousands above their advertised range.

In this episode, Tristan explains why the gap between exceptional and average property is becoming increasingly important, what creates competition in a weaker market and why selling above the price guide doesn't necessarily mean someone has overpaid.

We also look at real Melbourne sales and break down why some properties performed significantly better than others.

What You'll Learn:

• Why there isn't one Melbourne property market
• Why buyers are becoming more selective
• What makes a property scarce and difficult to replace
• Why different price points are behaving differently
• Why selling above the price guide doesn't necessarily mean overpaying
• How to recognise when you have negotiating leverage
• Why great property can still perform in a falling market

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 guide
• How to find genuinely comparable sales
• How to adjust comparable sales for differences between properties
• Why location within a suburb can materially change value
• How to think about renovated versus unrenovated properties
• Why your maximum budget shouldn't determine what you offer
• Why property valuation is a range rather than an exact number
• How to set your limit before negotiating or bidding at auction

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 prices
• What happens when listings increase faster than buyer demand
• Why vendors are increasingly competing against other vendors
• Why great properties can still sell strongly in a weak market
• Why the upper end of Melbourne could behave differently to the entry-level market
• Whether buyers should purchase now or wait for the market to fall further
• How to take advantage of a buyer's market without simply buying something because it's cheap

👋 About the Show
Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 property
• How to check for easements and understand potential issues
• What to look for in planning reports, zoning and property overlays
• How social housing data can help you understand an unfamiliar area
• Why comparable sales matter more than the quoted price range
• How to analyse a floor plan before looking at the photos
• What room sizes, orientation and layout can tell you about a property
• The key Owners Corporation documents apartment buyers should review
• What to look for in OC fees, special levies, maintenance and legal disputes
• Why these checks can help you avoid overpaying or buying the wrong property
• How doing your homework before an inspection can save you time and money

👋 About the Show
How’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 & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 upsizers
• What weak auction clearance rates at the $1.5m+ level are telling us
• Why quality homes are still selling while others are struggling to attract buyers
• How passed-in properties and price reductions can create opportunities
• Why the lower end of the market is currently performing better than the top end
• How selling below $1.5m and buying above $1.5m could give upsizers greater leverage
• How the difference between your selling and buying prices can work in your favour
• What buyers should look for when negotiating on high-end properties
• Why timing your sale and purchase correctly is critical
• How smart upsizers can use current market conditions to improve their position

👋 About the Show

How’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 & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 2026
• Why auction clearance rates remain under pressure
• How quoting strategies are changing across different price brackets
• Why some agents are quoting above expectations to create negotiation room
• How underquoting and auction strategies are still being used
• What changing reserve prices are telling us about buyer demand
• Why buyers need to look beyond the advertised price guide
• How to identify opportunities and avoid overpaying in today’s market
• What smart buyers can do differently to negotiate with confidence

👋 About the Show

How’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 & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 competition
• Why confidence drops before prices — and why that matters
• How increased listings and softer demand are shifting leverage to buyers
• The risks of sitting on the sidelines and waiting for “certainty”
• What smart buyers are doing differently in today’s market
• How to approach buying in a rising rate environment with discipline and strategy

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions.

Hosted by Tristan Larkin and James Rankin from Tomii Property, we share what’s actually happening on the ground — not just headlines.

From auctions and negotiations to off-market opportunities and strategy, we break down what matters so you can make better decisions when it comes to buying property.

Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 purchase
• How to research the sold market to understand real value not just price guides
• The dangers of getting emotionally attached to a property too early
• Why price guides can be misleading and how to assess true market value
• What effective negotiation actually looks like and where most buyers go wrong
• Why trying to time the market can hold you back (and what to focus on instead) 

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 property
• How current market conditions are creating hidden opportunities for strategic buyers
• What to look for in the autumn market including re-listed stock and price adjustments
• Why winter is one of the strongest buying windows (and why most buyers avoid it)
• How to use pass-ins and post-auction negotiations to your advantage
  When the “smart money” actually transacts and why it’s before spring
• A practical 6-month framework to help you plan, act, and stay ahead of the market
• The biggest mistake buyers are making right now and how to avoid it

👋 About the Show

Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered.

🔗 Resources & Links

Join our mailing list & read the blog → www.tomii.com.au

Subscribe for weekly auction results → www.tomii.com.au/auction-results

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin