The gap between the lowest and highest appraisal on the same property is rarely small. Thirty thousand dollars. Fifty thousand. Sometimes more. And all three agents, when asked to explain their number, can point to comparable sales and adjustments that make their conclusion sound defensible. Which it often is.This is the moment that confuse… Read More

The standard property investment checklist - median trend, yield, entry price, comparable growth - works well in established markets. Applied unchanged to land-release suburbs, it produces a picture that looks similar but behaves differently. The supply dynamic is not the same, and the investment calculation needs to reflect that.Land-relea… Read More

Most vendors spend more energy negotiating the the agent commission than they spend evaluating whether the agent can actually negotiate on their behalf.That response is understandable. Commission is the most visible cost in a property sale. Because it is tied to a sale price that has not yet been determined, it becomes the easiest number to… Read More

Most interstate buyers researching Adelaide arrive with a mental model built somewhere else. They know how Sydney moves - the investor cycles, the auction clearance rate obsession, the sharp corrections that follow rate rises. They know the Melbourne density dynamic, the inner suburb premium, the way sentiment shifts faster than fundamentals. They … Read More

Most people decide to sell before they know what selling actually costs.It usually starts with a conversation - a strong auction result down the street, a change in circumstances, a sense that the market is moving. The decision to sell is made emotionally. The full cost of that decision is discovered gradually, often after the process is al… Read More