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 costly
• How to avoid negotiating against yourself and hold firm on your offers
• Why understanding other buyers’ terms can make or break a deal
• The art of timing pre-auction offers in weak campaigns
• How pushing on settlement terms and contract clauses can protect your investment
• Why relying on price guides instead of comparable sales can mislead you
• Pro tips for reading vendor behavior, agent signals, and auction dynamics
• How to use settlement dates, good working order clauses, and other contract levers to your advantage

This episode is packed with actionable insights for first-home buyers, investors, and anyone looking to get the most out of Melbourne’s property market without leaving money on the table.

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 market
• How affordability is driving interstate investors from Sydney, Perth, and Brisbane into Melbourne
• The suburbs and satellite cities poised for long-term growth, including Frankston, Bendigo, Geelong, and Malvern East
• Why on-the-ground insights and speaking to agents are crucial for identifying true market value
• How yields in affordable suburbs are attracting both investors and first-home buyers
• Why house-and-land packages may be a risky move for new investors
• The growing importance of combining data analysis with firsthand market knowledge
• Insights into Melbourne apartments, high-rise developments, and future supply constraints
• Rapid-fire suburb picks: underrated areas to watch and those to avoid

This episode highlights the shift towards affordability-driven growth, with investors seeking high yields and strong population growth areas. For buyers and investors, understanding these patterns can provide a strategic edge in Melbourne’s evolving property market.

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

Where is Melbourne’s new money actually moving? And what suburbs are attracting high-income millennials and young professionals right now?

In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack the latest income data, auction trends, and on-the-ground agent insights to reveal where young and wealthy buyers are gravitating across Melbourne.

From shifting clearance rates to changing suburb preferences, this episode explores how lifestyle, walkability, schools, and long-term strategy are shaping the next wave of premium buyers.

What You'll Learn:

• Latest Melbourne auction trends and what 50%+ clearance rates really signal
  
  
• Why stock levels are tighter than expected and agents are feeling cautious
  
  
• How media headlines and uncertainty are creating buyer inaction
  
  
• The current sweet spot for upgraders between $1M–$2M
  
  
• Where $3,000+ per week earners are clustering, including Richmond, South Yarra, Prahran and Collingwood
  
  
• Why some buyers are choosing amenity-rich suburbs over Toorak
  
  
• The growing importance of walkability and high street culture
  
  
• How school zones continue to influence young money decisions
  
  
• Why demand is flowing into suburbs like Malvern East and Glen Iris
  
  
• What these migration patterns signal for future capital growth

This episode highlights a key shift in Melbourne’s prestige market.

Young wealth is prioritising lifestyle density, walkability, strong schools, and community over traditional status alone.

For buyers and investors alike, watching where high earners choose to live can offer powerful insight into the next wave of growth.

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

Buying in Melbourne’s Inner East right now isn’t just about timing, it’s about understanding opportunity, sentiment, and long-term strategy. With rate hikes, auction withdrawals, and fluctuating clearance rates, many buyers are hesitant. But for those prepared, this uncertainty creates a rare chance to secure a property under favourable conditions.

In this episode of How’s the Market, Tristan Larkin and James Rankin dive into the current Melbourne market, explaining why today’s environment may be one of the best times for long-term buyers. They break down how auction dynamics, media-driven sentiment, and scarcity of heritage homes shape the Inner East, and why savvy buyers can turn perceived risk into advantage.

What You'll Learn:

• Market uncertainty and opportunity – How rate hikes, media coverage, and auction withdrawals impact buyer sentiment and open negotiating advantages.
• Auction strategies – Why many properties are selling before auction or passing in, and how buyers can benefit from reduced competition.
• Melbourne’s fundamentals – Scarcity of heritage homes, strong schools, and long-term capital growth potential that remain unaffected by short-term market noise.
• Timing and strategy – How knowing your numbers, pre-approval status, and readiness can position you to take advantage of undervalued properties.
• Long-term perspective – Why focusing on a 10–20 year horizon matters more than trying to predict short-term market cycles.
• Practical tips for buyers – How to avoid getting caught in media hype and emotional bidding, and why strategic patience pays off.

Whether you’re a first-time buyer, upsizing, downsizing, or relocating from another city, this episode highlights how preparation, insight, and a clear strategy can turn uncertainty into opportunity in Melbourne’s Inner East.

👋 About the Show

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

SHOW NOTES

Melbourne versus Sydney’s Inner East is not just a numbers game. It is about lifestyle, scarcity, and what you value in a home. A $5 million median in Melbourne might get you a terrace in Hawthorn while the same budget in Sydney barely scratches the surface of Bellevue Hill. Beyond dollars, it is about the type of living you want. Leafy streets, heritage estates, clifftop views, or city penthouses all create very different experiences.

In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down the differences between Melbourne’s and Sydney’s markets. From auction dynamics to scarcity-driven pricing, they explain how location, supply constraints, and lifestyle aspirations combine to shape the property landscape. They also discuss why Melbourne’s current market presents opportunities for contrarian buyers looking long term despite short-term political and economic challenges.

What You'll Learn:

• Melbourne versus Sydney pricing and why similar suburbs show 1.5 to 3.7 times price differences for almost identical property types
  
  
• Auction insights and how sub-$1.5 million properties in Melbourne behave differently from top-end Sydney estates
  
  
• Scarcity and demand and why Sydney’s geography and prestige keep prices rising
  
  
• Lifestyle versus investment and what your money buys in each city including heritage homes, terraces, penthouses, or waterfront compounds
  
  
• Long-term value and why Melbourne may currently offer the best 20-year investment potential and how contrarian buyers can take advantage
  
  
• Market segmentation and how first-time buyers, downsizers, and investors experience very different markets even within the same city
  
  
• Political and economic factors and how government policy, taxes, and market sentiment can impact property decisions

Whether you are relocating from Sydney or Perth, investing in Melbourne, or just curious about Australia’s housing dynamics, this episode shows why understanding context is as important as the price tag.

👋 About the Show

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

Inner East vs Inner North isn't just about a postcode. It’s about the lifestyle tribe you belong to. A buyer moving from Sydney's Surry Hills will naturally gravitate toward the North's warehouse cool. The exact same buyer, if they prioritize elite schooling and prestige, will find their home in the East. This choice is a fundamental reflection of how you want to live and move through Melbourne. But the real story behind this showdown is far more complex than just choosing between heritage estates and hipster cafes. 

In this episode of Buying Melbourne, Tristan Larkin and James Rankin explore why understanding your demographic "tribe" is the key to buying right. They reveal how most buyers overlook the "friction" of daily life, like parking or public transport, until it's too late. With real examples of 50-person rental lines and high-end Nightingale developments, this episode breaks down why experiencing a neighborhood at 5:00 PM on a Friday is more valuable than any data point.

What You'll Learn:

• Why the Inner North is challenging the East: Faster gentrification and sharper rental yields are shifting the "blue-chip" balance.
• The Apartment Divide: High-end downsizer units in Toorak vs. sustainable, car-free living in Brunswick's Nightingale buildings.
• The "Friction" of the North: Why warehouse cool often comes with narrow streets, paid parking, and a reliance on bikes.
• Heritage Scale: Why the Inner East remains the king of 1,500sqm heritage estates that the North simply cannot replicate.
• The Rental Crisis: Insights into the "off the charts" demand in Brunswick where inspection lines are 50 people deep.
• Transport Realities: The East’s abundance of train lines versus the North’s heavy reliance on a world-class tram network.
• Demographic Tribes: How your preference for corporate casual or "rock t-shirts" determines which high street suits you best.
• Test Driving a Life: Why you should "live there without living there" to avoid the little things that eventually grind you down.

👋 About the Show

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 you
• Heritage 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 maintenance
• Period homes are disappearing from Toorak. Large blocks don't work financially anymore.
• Why period homes above $7 million struggle to sell: too many confusing rooms
• Modern floor plans solve every problem period homes have: robes, bathrooms, open living
• Modifying a period home costs tens of thousands. Removing one wall requires architects and engineers.
• How to choose based on lifestyle, not just emotion

Heritage or modernity isn't mysterious. Know why you want it. Understand your lifestyle. Map what works for you. Because choosing the wrong style doesn't just cost you emotionally. It could cost you hundreds of thousands in resale value. That difference is worth millions.

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 homes
• Postcode branding: why location names cost millions more than the actual property
• The two-speed market: sub-$1 million selling in 4 days vs. above $1 million slower and considered
• How suburb pockets have wildly different prices: Glen Iris shows dramatic variations within one suburb
• The real $400,000 mistake: why being smart and high-earning doesn't protect you from overpaying
• Why comparable sales analysis on your specific pocket could save you hundreds of thousands
• How to avoid thinking in broad suburbs and instead map the micro-pockets and estates
• Why most buyers at three auctions think they understand the market—but they don't

The postcode price gap isn't mysterious or arbitrary. Do your homework on the specific pocket before you buy. Understand why one street sells for more than another. Map the pockets. Identify the estates. Because being two minutes from Toorak doesn't put you in Toorak and that difference is worth millions.

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 outcome
• How 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 clauses
• Protective contract clauses: rent-back agreements for sellers and license agreements for buyers
• Why these clauses must be in your initial offer, not negotiated later
• How to prepare both campaigns simultaneously and launch within 12 hours
• Why 90% of solicitors aren't commercially aware and how it can kill deals
• Real examples: the buyer left homeless and the downsizer who secured 6 months protection
• How bridging finance at 9 to 10% destroys your position if sales take months

If you're planning a property transition in 2026, this episode breaks down the real risks, costs, and strategies for timing your buy and sell.

👋 About the Show

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin

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 behavior
• Why turnkey homes see strong competition and premiums while unrenovated homes face longer campaigns and heavy negotiation
• Why renovation maths no longer works: labour shortages, material inflation, builder insolvencies, and holding costs
• How informed buyers are padding renovation budgets by hundreds of thousands and walking away if discounts don't compensate for risk
• Why building from scratch only works for buyers with long time horizons, strong cash buffers, and high risk tolerance
• Why presentation matters more than ever for sellers, with buyers being ruthless and "potential" no longer enough
• How clearance rates dropped seven consecutive weeks from 61.1% to 48.4%, with premium market underperforming at 42.42%

If you're deciding whether to buy turnkey, renovate, or build in 2025, this episode breaks down the real costs, risks, and market dynamics of each strategy.

👋 About the Show

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

🔗 Resources & Links

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

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

Follow Tristan on TikTok & Instagram → @tristanlarkin

Follow James on TikTok & Instagram → @james__rankin