Newsletter - Inner Circle November 2025
Inner Circle
November 2025
Welcome to Inner Circle
Ah November – that curious month in Melbourne where 30-degree days are followed by cold rain only for the sun to reappear a day or two later.
In much the same way, the Melbourne market is boasting some strong auction numbers, flat apartment prices, rising house prices in some areas and subdued interest in properties in neighbouring locales.
This picture is very much what you would expect in a market in transition to look like but this time around, that transition is taking longer than usual.
Market news.
In the last month, we’ve been very active.
We’ve bought two houses in Ballarat, a multigeneration house for a father and son in Croydon and a house in Murrumbeena for a mature couple after selling their property in Box Hill.
We also bought a three bed one bath house in Craigieburn for an interstate investor and a house in Albury for a Sydney investor.
Through our Vendor Advocacy service, we’ve managed the sale of a house in Yallambie, the sale of two homes in the eastern suburbs as well as a house in Yarraville.
Across Melbourne, auction clearances have been averaging between 65% and 70% for the last month; a reasonably solid if not spectacular result.
Lower interest rates, government schemes and a growing sense the market is on the rise are leading to some interesting outcomes. The Reserve Bank said in its October financial stability review that a surge in investor activity should lead to higher prices.
Real estate agents and mortgage brokers have also reported demand from investors is well up, while first home buyers are turning up in big numbers at open inspections.
Competition between the younger first-time buyers and equity rich baby boomers is a common theme at auctions and private sales we’re attending
Cotality Index 31 October 2025.
Melbourne’s house price rises show a stronger result over the last month, and we predict this level of growth is likely to be typical over the next 12 months, erasing some poor months at the start of the year.
In the meantime, it’s very much a continuation of the theme nationally. Most of the smaller capitals retain high growth while Sydney is on a similar path to Melbourne.
In The Media.
Most of Australia’s housing stock follows formats laid out in the 20th century. Yet demographics and the property market have undergone profound changes since then.
One of the ways the market is responding is a rise of multigeneration housing - where parents and their adult children live at the same address.
This trend offers great opportunities for investors in the know, as well as for families confronting one of the world’s most expensive real estate markets.
Read more of this analysis from Miriam Sandkuhler here: bit.ly/4hQQTym
Why you really need a buyer’s agent in your corner.
Claudine was seeking a tree-change home which was affordable and facilitated work from home.
Naturally, she was also interested in securing a home which would benefit from solid capital growth, so she engaged our Property Mavens to help.
We set right to work and within a matter of days, identified a great low-maintenance home for Claudine which would meet her desired new lifestyle.
We successfully purchased this fantastic house at private sale against strong competition, buying at market value within just two days of Claudine engaging our services.
“10/10: I had the pleasure of working with Miriam to find my new home, and to be honest I don’t think I would have had access to this home without having a buyer's advocate. She has made the whole process seamless, this is due to her expertise, professionalism and passion in finding the right place for her clients.”
Vendor Advocacy delivers for Veronica and David
Veronica and David were wanting to downsize from their family home into something more manageable.
They had been in their Glen Waverley home for the past 30 years and were not confident dealing with real estate agents or the process of selling their property.
They contacted Property Mavens to assist them transition from the family home into a more manageable property.
Property Mavens provided advice and guidance on preparing and presenting the home for sale. A number of real estate agents were interviewed to determine who would be the better Agent to market and sell this particular property.
A suitable agent was identified and engaged to sell the property via an auction campaign. We obtained the best outcome for Veronica and David, accepting an offer from a buyer prior to the auction which exceeded our vendor’s expectations.
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Go forth and prosper !
Kind Regards
Miriam Sandkuhler
CEO, Accredited Property Investment Advisor
Buyer and Vendor Advocate, Author of Property Prosperity
e: miriam@propertymavens.com.au
p: 03) 9988 2266
The Jewell
Suite 209/566 St Kilda Rd
Melbourne VIC 3004
www.propertymavens.com.au
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