Concierge Buyers Advocates

27/10/2026

Should Victorian rental homes have a star rating?

Victoria's minimum rental standards are continuing to expand.

But should every improvement in comfort and energy efficiency eventually become a condition of whether an otherwise safe property can legally be rented?

We've explored a different model:

Health & Safety: Mandatory PASS

Then:

★ Essential
★★ Basic
★★★ Standard
★★★★ Enhanced
★★★★★ Premium

Under the proposal, electrical safety, gas safety, fire safety, structural integrity, sanitation and serious mould risks would remain non-negotiable.

The rating would instead differentiate things such as insulation, heating, cooling, glazing, energy efficiency and amenities.

The question isn't whether better housing is desirable. Of course it is.

The harder question is whether renters should also be allowed to knowingly choose safe but basic accommodation at a lower price.

We've looked at both sides of the argument in our latest discussion paper.

We'd particularly like to hear from renters, rental providers, property managers, builders and housing professionals.

Where should the line sit between essential safety and optional comfort?

What if every Victorian rental had to pass strict health and safety requirements, while comfort and energy efficiency were rated from one to five stars? We explore whether a transparent rental-quality rating could help preserve affordable housing and rental supply, while giving renters more informat...

09/10/2026

⏰ DOES THE PROPERTY CLOCK REALLY WORK? WE PUT IT TO THE TEST.

AND THE RESULT MAY SURPRISE YOU.

You've probably seen those Australian Property Clocks showing which cities are in recovery, upswing, peak or downturn.

They look convincing. But how accurate are they at predicting what happens next?

At Concierge Buyers Advocates, we believed many people have placed lots of faith on these clocks and we decided to find out.

Rather than relying on theories, and forecasts, we back tested them. We went back to historical Property Clock readings and compared them with what actually happened to property prices.

📊 Some interesting findings:

🔹 In late 2020, Sydney and Melbourne were classified as being in a downturn. Over the following year, prices rose 26.7% and 20% respectively.

🔹 Adelaide, Hobart and Canberra were classified as being at their peak. Yet all three recorded price growth exceeding 23% the following year.

🔹 In April 2023, Brisbane and Adelaide were classified as being in a downturn. Both subsequently recorded approximately 13% annual growth by March 2024.

To be fair, some classifications worked very well, particularly Perth, which had crashed 20-30% after their last peak, and underperformed for over a decade since.

Our conclusion?

Property cycles are real. But that doesn't mean markets move through predictable stages like the hands of a clock.

A Property Clock can help describe market conditions. That doesn't make it a reliable forecasting tool.

And then, there's another problem. Australia's property market is not one single market. There are easily over hundreds of different markets within a single state.

A $3 million home in Glen Waverley doesn't necessarily follow the same market cycle as an $800,000 home in Pakenham. Similarly the 2 bedrooms and 3 bedroom apartments through Melbourne are each at different phases of the cycle, even if they are next to each other.

You don't buy a property market. You buy a specific property.

We've published our findings, including historical comparisons and the limitations of the exercise.

📖 Read our analysis:
https://www.conciergebuyersadvocates.com.au/post/property-clock-australia-backtest

💬 Do you use Property Clocks when making investment decisions, or do you think they're more useful for marketing?

Property cycles are real. But do markets actually move through a predictable Property Clock? We tested historical clock positions against what Australian property prices did next.

31/08/2026

Choosing a buyer’s advocate? Don’t just compare websites. Verify them.

Not all buyer’s advocates offer the same experience, independence, due diligence or level of service.

Before engaging one, buyers should check:

✓ Licence and business entity
✓ Actual buyer-side experience
✓ Who will personally handle the brief
✓ Fixed fee vs percentage fee
✓ Reviews & Awards
✓ Developer, builder or referral commissions
✓ Valuation methodology
✓ Due diligence process
✓ Local track record
✓ Client workload and conflicts
✓ Whether they are prepared to recommend walking away

We’ve published a practical guide with 20 checks, 15 questions to ask, and a buyer’s advocate verification checklist.

Because choosing someone to advise on a major property purchase deserves more than a polished sales pitch.

Read the full guide:

Not all buyer’s advocates offer the same experience, independence or level of due diligence. Here are the checks every Melbourne property buyer should make before engaging one, including licensing, fees, conflicts, reviews, valuation methods and the questions you should ask before signing.

18/06/2026

Is Glen Waverley getting cheaper after Budget 2026?

The answer is not a simple yes or no.

Glen Waverley is our Homebase of of property buyer concierge services. We live, breath, eat, buy Glen Waverley.

From what we are seeing on the ground, the market has become more selective. Some properties are still holding firm. Others are showing clear signs of weakness.

But the real story sits in the details — especially inside and outside the Glen Waverley Secondary College zone.

We break it down in our latest Glen Waverley market update.

Read the full article here:
https://www.conciergebuyersadvocates.com.au/post/glen-waverley-house-prices-budget-2026-gwsc-zone

Glen Waverley house prices have not collapsed after Budget 2026, but buyer behaviour has changed. Quality homes inside the Glen Waverley Secondary College zone remain resilient, while average homes outside the zone are becoming more negotiable.

25/05/2026

WHAT IS CONSIDERED A NEWBUILD?

Not all “new builds” are treated equally.

Under the proposed 2026–27 Federal Budget changes, negative gearing for residential property is expected to be limited to new builds from 2027–28, while existing investments made before 7:30pm AEST on 12 May 2026 are expected to be grandfathered.

But here’s the part investors need to understand:

A “new build” does not simply mean “something recently renovated” or “a house with extra bedrooms added”.

Generally, examples that may qualify include:
✅ Off-the-plan apartments
✅ Residential construction on vacant land
✅ Knock-down rebuild duplexes replacing an existing freestanding home
✅ Newly built properties occupied for less than 12 months before first sale

Examples that may not qualify include:
❌ Adding bedrooms to an existing property
❌ Granny flats built next to an established home
❌ A house built after knocking down another
❌ A newly built property occupied for over 12 months before resale to another investor

This matters because the wrong interpretation can completely change the numbers.

Cash flow, tax treatment, resale demand, depreciation, land value, vacancy risk and long-term capital growth all need to be assessed properly — not guessed.

The new rules won’t make bad properties good. They’ll simply make lazy investing more expensive.

And, buying a "NewBuild" is usually not the smartest investment strategy.

Before buying, make sure the property works on its own fundamentals — not just because someone calls it “new”.

13/05/2026

The 2026 Federal Budget has introduced major changes that property investors need to understand.

Negative gearing, capital gains tax and discretionary family trusts are all being reshaped.

This does not mean property investing is dead. But it does mean investors need to stop relying on tax benefits to justify poor-quality purchases. Asset selection now matters more than ever.

At Concierge Buyers Advocates, we believe a strong investment property should stand on its own fundamentals:
✅ quality location
✅ strong owner-occupier appeal
✅ land value and scarcity
✅ rental demand
✅ realistic cash flow
✅ long-term resale strength
✅ sensible purchase price

Tax benefits can support a good investment, but they should never be the reason for investing in a bad one. The Budget changes are a timely reminder: buying the right property matters far more than chasing deductions.

For Melbourne investors, this means being more selective, more disciplined, and more careful with due diligence. The market will still reward quality, but it will be far less forgiving of mistakes.

This is general information only and should not be taken as tax, legal or financial advice. Always speak with your accountant or licensed adviser about your personal situation.

The 2026 Federal Budget has announced major changes to negative gearing, capital gains tax and discretionary family trusts. Here’s what property investors need to know, how the changes may affect Melbourne buyers, and why asset quality matters more than ever.

04/05/2026

Sometimes the best buyer’s advocate advice is not “hire us”.

Last week, a buyer contacted us to engage our property buying advocacy services. They had been doing their own search and buy for a while and it was too tiring and demoralising.

We spoke several times, discussed if they needed professional support, answered their questions, and helped them understand how our support would add value.

There is one property they liked and had done all necessary due diligence. It will be a quick win for us. A client who bought within a week of engaging our services. But we told them honestly: they probably didn’t need our full buyer advocacy service.

They attended the auction themselves, and successfully secured the property.

That is exactly how independent buyer advocacy should work.

Our job is not to sell a package at all costs. Our job is to protect the buyer’s interest, give clear advice, and help people make the right property decisions confidently. Even if it means not using our services

A big thank you to our almost-a-client buyer for the very kind Google review.

Buying property in Melbourne? Start have an honest advice before you overpay, rush, or engage the any help.

10/04/2026

There is something especially meaningful about helping clients purchase their first home.
It is not just a property transaction. It is a major life milestone, and one that deserves care, patience, sound advice, and close attention to the details that others may overlook.
We are truly grateful for this kind review and for the trust our clients placed in Rayson throughout their buying journey. His patient approach, sharp eye for detail, and genuine commitment to protecting his clients’ interests are exactly what Concierge Buyers Advocates stands for.
Thank you again for allowing us to be part of such an important chapter.
If you are planning to buy in Melbourne and want experienced, thoughtful guidance on your side, we would be honoured to help.

23/03/2026

Where can you still buy for under $450k in Melbourne?

🏠 "I’ve been priced out of Melbourne." I hear this every day, but it’s simply not true—you just have to know where to look.

In our latest blog, we look at why suburbs like Melton and Doveton are performing so differently in 2026. Whether you're looking for a detached house with a backyard or a high-yield unit near the hospital precincts, there are still massive opportunities for a $450k budget.

Inside the blog:
✅ The Top 5 Suburbs for rental returns.
✅ Why the fuel crisis is actually driving up city rents.
✅ A 10-year growth vs. yield comparison table.

👇 Drop a "GUIDE" in the comments and I'll DM you the link to the full analysis!

18/02/2026