Buying Melbourne

Tristan Larkin & James Rankin
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Welcome to Buying Melbourne, the podcast for anyone serious about property in Melbourne. Join Tristan and James for no-BS, straight-talking property insights straight from the ground up. No fluff, no jargon, just real conversations with the people who know Melbourne's market inside out. Whether you're buying your first home, upsizing, investing, or just trying to figure out what's actually happening in Melbourne real estate right now, this is your unfair advantage. Every episode we cut through the noise with expert guests, local market updates, suburb deep-dives, and the honest advice you won't always hear from your agent. Melbourne property is complex. We make it simple. Subscribe and never miss an episode.

  1. 3d ago

    Ep. 84 | Why Melbourne's Auction Clearance Rates Are Misleading Buyers

    Show Notes Melbourne's auction clearance rates have been making headlines, but are they actually telling buyers what's happening in the property market? In this episode, Tristan shares the story of a competitive auction he attended over the weekend, where he missed out on a property that eventually sold for $124,000 above reserve. Despite weaker market conditions, great properties are still attracting significant competition. We discuss why some Melbourne homes are struggling to sell while others continue to achieve strong prices, what auction clearance rates do and don't tell us, and why selling above reserve doesn't necessarily mean a buyer has overpaid. We also look at Victoria's new auction reserve disclosure requirements, which will allow buyers to compare published reserves against actual selling prices. Tristan explains why the next few weeks could provide some particularly interesting insights into Melbourne's auction market. Finally, we discuss why buyers purchasing a long-term family home should focus on quality, comparable sales and affordability rather than trying to perfectly time the market. What You'll Learn Why Melbourne's auction clearance rates can be misleadingWhat clearance rates actually measureWhy some properties are still attracting strong competitionWhat happened at Tristan's recent auctionWhy selling above reserve doesn't necessarily mean overpayingWhat Victoria's new reserve disclosure laws mean for auction dataWhy the next few weeks could be particularly interestingHow property quality affects buyer demandWhy Melbourne has multiple property marketsThe difference between buying cheap and buying wellWhy a 10–15 year holding period changes how you should approach buyingWhat buyers should focus on instead of headlines👋 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

  2. Oct 22

    Ep. 83 | Melbourne's New Auction Laws Are Here... What's Actually Changed?

    Show Notes Victoria's new auction and property price transparency rules have started, but what do they actually change for Melbourne buyers? In this episode of Buying Melbourne, Tristan and James revisit the October 2026 reforms, explain the new Property Price Statement replacing the Statement of Information, and look at the seven-day reserve disclosure requirement for auctions and fixed-date sales from 16 October. We discuss what buyers can learn from the new comparable-sales information, why a published reserve still isn't a guarantee of the sale price, and how sold-price disclosure could make researching properties easier. Most importantly, we explain what to check before inspecting, making an offer or bidding at auction. What You'll Learn What has changed since 1 October 2026Why 16 October is the important auction commencement dateHow the Property Price Statement differs from the old SOIWhat information must appear for comparable salesWhen the reserve must be publishedWhy vendors can still lower their reserve during an auctionWhy reaching the published reserve does not compel a saleWhen sold prices must be disclosedHow buyers should use the PPS without relying on it blindly👋 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

  3. Oct 16

    Ep. 82 | The Victorian Election Could Change Melbourne Property... Here's What Each Party Is Promising

    Show Notes: Victoria goes to the polls on November 28, and property is shaping up to be one of the biggest issues in the election. Labor, the Liberal and Nationals Coalition, the Greens and One Nation are proposing very different approaches to stamp duty, land tax, housing supply, planning, renters and property investment. In this episode, Tristan breaks down what each party has announced so far and compares them across five of the biggest property debates: stamp duty, land tax, where Melbourne grows, investors versus renters and first home buyers. We also look at the Greens' proposal to abolish street auctions, Labor's activity-centre reforms and why the impact of these policies could extend well beyond the November election. What You'll Learn: What each major Victorian party is proposing on propertyHow first home buyer stamp duty could changeWhy Labor is reversing part of its 2023 land tax changesHow the Coalition's planning policy differs from Labor's activity centresWhy the Greens want to tax large property investors more heavilyHow proposed rent caps could affect renters and investorsWhere each party wants Melbourne's future housing builtWhy housing supply matters more than many buyer incentivesHow planning changes can affect individual property valuesWhy removing stamp duty doesn't necessarily make property cheaperHow the Greens' proposed auction changes could affect Melbourne buyersWhat property owners, investors, renters and first home buyers should watch before November 28👋 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

  4. Oct 9

    Ep. 81 | How I Find Undervalued Properties in Melbourne

    Show Notes: Everyone wants to buy property below market value, but the best opportunities aren't always obvious. In this episode, Tristan breaks down three of the main ways he looks for undervalued properties in Melbourne: buying off-market before competition arrives, finding stale listings where unrealistic vendor expectations have changed, and reading auction campaigns to identify opportunities other buyers miss. We also explain why a massive price reduction doesn't necessarily mean you're getting a bargain, when making a pre-auction offer can actually hurt your position and why buying a great property at a good price is very different from buying a bad property because it's cheap. What You'll Learn: How Tristan looks for undervalued Melbourne properties Why off-market doesn't automatically mean below market value How to use days on market to find overlooked opportunities Why stale listings can sometimes produce exceptional deals How price reductions can reveal changing vendor motivation Why making a pre-auction offer can sometimes create your own competition How to read whether an auction campaign is struggling Why a pass-in can change your negotiating leverage How Victoria's new auction rules affect pass-in strategies Why comparable sales are essential when identifying genuine value The difference between an undervalued property and a property that's cheap for a reason 👋 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

  5. Sep 30

    Ep. 80 | Melbourne Auctions Are About To Change Forever

    Show Notes: Victoria's auction rules are about to change significantly, with vendors required to publicly disclose their reserve price at least seven days before an auction or fixed-date sale. But the published reserve doesn't necessarily mean what buyers might assume. In this episode, Tristan breaks down the new rules, including why a vendor can potentially sell below their published reserve once an auction has started and why they aren't necessarily forced to sell simply because bidding exceeds it. We also explain the potential trap for buyers bidding below reserve hoping for a pass-in, how pre-auction offers will work, changes to fixed-date sales and why buyers still need to form their own opinion on what a property is actually worth. What You'll Learn: When Victoria's new auction reserve rules take effect How the seven-day reserve disclosure requirement works Why a vendor can potentially sell below the published reserve at auction Why bidding above the reserve doesn't necessarily force a sale The risk of bidding below reserve hoping to negotiate conditions after a pass-in Why a published reserve is not the same as property value How pre-auction offers will work How boardroom auctions and fixed-date sales are affected Why best-and-final campaigns could change Whether the reforms completely solve Melbourne's underquoting problem Why your auction due diligence shouldn't change 👋 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

  6. Sep 24

    Ep 79. | How I Negotiate A Property Purchase

    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

  7. Sep 17

    Ep 78. | Why Some Melbourne Properties Are STILL Selling Above The Price Guide

    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 marketWhy buyers are becoming more selectiveWhat makes a property scarce and difficult to replaceWhy different price points are behaving differentlyWhy selling above the price guide doesn't necessarily mean overpayingHow to recognise when you have negotiating leverageWhy 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

  8. Sep 11

    Ep 77. | How I Work Out What A Property Is Actually Worth

    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 Show Buying Melbourne is Melbourne’s go-to podcast for buyers who want to make smarter property decisions. Hosted by Tristan Larkin and James Rankin from Tomii Property, we bring you expert tips, market insights, and real stories from the frontlines of real estate, finance, and construction. Auctions, rates, off-markets - we’ve got you covered. 🔗 Resources & Links Join our mailing list & read the blog → www.tomii.com.au Subscribe for weekly auction results → www.tomii.com.au/auction-results Follow Tristan on TikTok & Instagram → @tristanlarkin Follow James on TikTok & Instagram → @james__rankin

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About

Welcome to Buying Melbourne, the podcast for anyone serious about property in Melbourne. Join Tristan and James for no-BS, straight-talking property insights straight from the ground up. No fluff, no jargon, just real conversations with the people who know Melbourne's market inside out. Whether you're buying your first home, upsizing, investing, or just trying to figure out what's actually happening in Melbourne real estate right now, this is your unfair advantage. Every episode we cut through the noise with expert guests, local market updates, suburb deep-dives, and the honest advice you won't always hear from your agent. Melbourne property is complex. We make it simple. Subscribe and never miss an episode.

Information

  • Creator
    Tristan Larkin & James Rankin
  • Years Active
    2023 - 2026
  • Episodes
    80
  • Rating
    Clean
  • Copyright
    © 2026 Buying Melbourne
  • Show Website
    Buying Melbourne

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