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Buying Melbourne

Tristan Larkin & James Rankin

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.

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S2 · E75
Friday · 21 min
Ep. 75 | 5 Things I Check Before I Inspect ANY Property
Show Notes: In this week’s episode of How’s The Market, we break down the 5 key things to check before you even inspect a property. In a falling market, buying the wrong property or skipping your due diligence can be an expensive mistake - especially when you’re spending $1m+. Before recommending a property to a client, there are several checks we run to understand the risks, the surrounding market and whether the property is even worth inspecting. From easements and planning overlays to comparable sales and floor plans, we walk through the checks that can help buyers avoid costly surprises and make smarter purchasing decisions. We also cover an important bonus check for apartment buyers: reviewing Owners Corporation documents before getting too far into the process. What You’ll Learn: Why due diligence should start before you inspect a property How to check for easements and understand potential issues What to look for in planning reports, zoning and property overlays How social housing data can help you understand an unfamiliar area Why comparable sales matter more than the quoted price range How to analyse a floor plan before looking at the photos What room sizes, orientation and layout can tell you about a property The key Owners Corporation documents apartment buyers should review What to look for in OC fees, special levies, maintenance and legal disputes Why these checks can help you avoid overpaying or buying the wrong property How doing your homework before an inspection can save you time and money 👋 About the Show How’s The Market is Melbourne’s go-to podcast for buyers and property owners who want to understand what’s really happening in the market. Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, pricing, negotiations, finance and real-world market shifts — giving buyers and property owners the insights they need to make smarter property decisions. 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
S2 · E74
Thursday · 6 min
Ep.74 | Now Is The Best Time To Upsize In Melbourne
Show Notes: In this week’s episode of How’s The Market, we explore why now could be one of the best times to upsize in Melbourne. With the upper end of the market facing weaker auction results and more properties passing in or reducing their prices, buyers with the capacity to move up the property ladder are finding increased opportunities. We look at why some high-end homes are struggling to sell, while the lower end of the market continues to attract stronger competition. We also break down the potential advantage for upsizers who can sell in a stronger market and buy into a softer one — and how the difference between your selling and buying prices could work in your favour. From negotiating on quality homes that have failed to sell at auction to understanding how market conditions can impact your overall wealth position, this episode explains why the current market could create a unique opportunity for homeowners looking to make their next move. What You’ll Learn: Why the current Melbourne market could favour upsizers What weak auction clearance rates at the $1.5m+ level are telling us Why quality homes are still selling while others are struggling to attract buyers How passed-in properties and price reductions can create opportunities Why the lower end of the market is currently performing better than the top end How selling below $1.5m and buying above $1.5m could give upsizers greater leverage How the difference between your selling and buying prices can work in your favour What buyers should look for when negotiating on high-end properties Why timing your sale and purchase correctly is critical How smart upsizers can use current market conditions to improve their position 👋 About the Show How’s The Market is Melbourne’s go-to podcast for buyers and property owners who want to understand what’s really happening in the market. Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, pricing, negotiations, finance and real-world market shifts — giving buyers and upsizers the insights they need to make smarter property decisions. 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
S2 · E73
August 13 · 24 min
Ep.73 | Quoting Has Changed In Melbourne
Show Notes: In this week’s episode of How’s The Market, we unpack how quoting strategies have changed across Melbourne as the market continues to shift in 2026. With auction clearance rates remaining under pressure and buyer demand becoming more selective, agents are adapting the way they price and sell properties. From higher price guides designed to leave room for negotiation to traditional underquoting strategies, understanding what sits behind the advertised range has never been more important. We also look at how quoting is changing across different price brackets particularly the upper-end and $800k–$1.5m markets - and why buyers who rely solely on the advertised price could risk overpaying. In this episode, Tristan Larkin is joined by Jack Leahy from Loan Market Razor to discuss what buyers are seeing on the ground, how finance considerations are changing, and how to navigate Melbourne’s shifting market with greater confidence. What You’ll Learn: How Melbourne’s market has shifted throughout 2026 Why auction clearance rates remain under pressure How quoting strategies are changing across different price brackets Why some agents are quoting above expectations to create negotiation room How underquoting and auction strategies are still being used What changing reserve prices are telling us about buyer demand Why buyers need to look beyond the advertised price guide How to identify opportunities and avoid overpaying in today’s market What smart buyers can do differently to negotiate with confidence 👋 About the Show How’s The Market is Melbourne’s go-to podcast for buyers who want to understand what’s really happening in the property market. Hosted by Tristan Larkin and the team at Tomii Property, we break down auction results, quoting strategies, negotiations, finance and real-world market shifts - giving buyers the insights they need to make smarter property decisions. 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
May 8 · 27 min
Ep.70 | Rates Just Went Up Again… Here’s What It Means for Melbourne Buyers
Show Notes: In this episode of Buying Melbourne, we break down what the latest interest rate rise actually means for Melbourne buyers — and where the opportunity and risk sits in today’s market. While rate rises often create uncertainty, they also shift buyer behaviour, reduce competition, and change the dynamics of the market. Right now, we’re seeing borrowing capacity shrink, buyer confidence drop, and more listings come online — creating a very different environment compared to earlier in the year. In this episode, we explain how these factors are impacting the market, why less competition can create opportunity, and how to approach buying property in a rising rate environment without taking on unnecessary risk. What You’ll Learn: How interest rate rises impact borrowing capacity and buyer competition Why confidence drops before prices — and why that matters How increased listings and softer demand are shifting leverage to buyers The risks of sitting on the sidelines and waiting for “certainty” What smart buyers are doing differently in today’s market How to approach buying in a rising rate environment with discipline and 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 share what’s actually happening on the ground — not just headlines. From auctions and negotiations to off-market opportunities and strategy, we break down what matters so you can make better decisions when it comes to buying property. 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
S2 · E69
April 30 · 35 min
Ep. 69 | The Biggest Mistakes First Home Buyers Make
In this episode of Buying Melbourne, we break down the biggest mistakes first home buyers make and how to avoid them. Buying your first home is one of the biggest financial decisions you’ll ever make, yet many buyers walk in thinking they’re prepared… when in reality, the most costly mistakes often feel logical in the moment. From misunderstanding suburbs to relying on price guides, these small missteps can cost tens even hundreds of thousands over time. In this episode, we unpack where first home buyers go wrong, how the market really works, and what you need to do to stay in control and buy smart from day one. What You’ll Learn: Why truly understanding a suburb (and its different pockets) can make or break your purchase How to research the sold market to understand real value not just price guides The dangers of getting emotionally attached to a property too early Why price guides can be misleading and how to assess true market value What effective negotiation actually looks like and where most buyers go wrong Why trying to time the market can hold you back (and what to focus on instead) 👋 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
April 27 · 29 min
Ep 68. | Don’t wait for Spring
In this episode of Buying Melbourne, we break down one of the biggest myths in property waiting for spring to buy or sell. Right now, many buyers are sitting on the sidelines, hoping for certainty before making a move. But the reality is, by the time the market feels “safe” again, competition has already returned and prices have already shifted. With softer clearance rates, increased stock levels, and reduced buyer urgency particularly across Melbourne’s inner markets the current conditions are quietly creating some of the best opportunities we’ve seen in recent months. In this episode, we unpack what’s really happening in the market right now, how each season plays out for buyers, and where the smartest opportunities are likely to come from over the next six months so you can stay ahead of the competition, not behind it. What You’ll Learn: Why waiting for spring often means paying more for the same property How current market conditions are creating hidden opportunities for strategic buyers What to look for in the autumn market including re-listed stock and price adjustments Why winter is one of the strongest buying windows (and why most buyers avoid it) How to use pass-ins and post-auction negotiations to your advantage When the “smart money” actually transacts and why it’s before spring A practical 6-month framework to help you plan, act, and stay ahead of the market The biggest mistake buyers are making right now and how to avoid it 👋 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
April 16 · 32 min
Ep.67 | How To Upsize in an Uncertain Market (Without Taking on Unnecessary Risk)
In this episode of Buying Melbourne, we break down how to upsize in today’s market without taking on unnecessary risk. Right now, there is a genuine opportunity for upsizers across Melbourne - particularly above $1.5M in the inner ring - but it’s also one of the easiest environments to get caught out if you don’t have a clear strategy. With more listings, less confident buyers, and softer conditions, the balance of power has shifted. But upsizing is still one of the highest-risk moves you can make in property, as you’re buying and selling at the same time. In this episode, we walk through the biggest mistakes upsizers are making right now, and how to structure your approach so you can minimise risk, stay in control, and put yourself in a position to capitalise on the current market. What You’ll Learn: Why running your buy and sell campaigns at the same time gives you a major advantage How to decide whether to buy first or sell first — and why most people get this wrong Why valuing your own property conservatively is critical in today’s market How to use terms like settlements and conditions to protect yourself and reduce risk Why upsizers must be more disciplined than ever when it comes to negotiating and buying well The real risks of overpaying or underselling — and how to avoid both 👋 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
April 9 · 33 min
Ep. 66 | Why the Next 6 Months Is the Best Buying Window in 5 Years for Premium Melbourne
In this episode of Buying Melbourne, we explore why the next 6 weeks to 6 months could be the most favorable buying conditions for premium Melbourne properties in at least five years. With rising interest rates, record-high listings, low auction clearance rates, and election uncertainty, the upper-end market is creating rare opportunities for savvy buyers to secure inner-ring homes for hundreds of thousands less than just a few months ago. We also break down the risks buyers face if they don’t have a strategy and why timing, planning, and market knowledge are critical. What You’ll Learn: Why interest rate rises and election uncertainty are shifting power to buyers at the $2M+ level How listing surges and low auction clearance rates are creating unprecedented opportunities The comparative value of Melbourne’s premium market versus Sydney and other capitals How land tax and rental economics are influencing seller behaviour in blue-chip suburbs Strategies for navigating the upper-end market without taking unnecessary risks Why understanding vendor motivation and market fundamentals can save you hundreds of thousands. 👋 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
S2 · E65
April 1 · 37 min
Ep. 65 | How to Buy a $3M Home for $2.7M in This Market
Is the current market handing premium Melbourne buyers a rare opportunity? In this episode of Buying Melbourne, Tristan Larkin and James Rankin break down why two consecutive RBA rate hikes, surging listings, and election uncertainty are creating the perfect conditions for savvy buyers to save hundreds of thousands on inner-ring properties above $2M. They share five tactical approaches to negotiating at the top end of the market, from targeting passed-in auctions to structuring terms that win deals without paying more. What You'll Learn: Why the macro environment is shifting power to buyers in Melbourne's premium market How two consecutive rate hikes are reducing buyer depth at the $2M+ level The five tactics that can save you $300k on a premium inner-ring property How to use passed-in auctions, stale listings, and settlement terms to your advantage Why comparable sales matter more than ever when agents are anchoring to outdated guides How election uncertainty is thinning out your competition Pro tips for reading vendor motivation and agent behaviour at the top end 👋 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
S2 · E64
March 25 · 29 min
Ep. 64 | Why You Should Never Trust Property Forecasts (Banks Get It Wrong)
Is now a good time to buy in Melbourne’s property market? In this episode of Buying Melbourne, Tristan Larkin and James Rankin unpack why media headlines, bank forecasts, and market predictions often mislead buyers and how to focus on what really matters. From understanding auction trends to ignoring fear-driven news, they reveal practical strategies for confident property decisions. What You'll Learn: Why media reports and bank forecasts often contradict reality and why following them can be costly How historical data shows predictions are wrong more often than they’re right Understanding auction clearance rates and what they really mean for Melbourne buyers Why timing the market matters less than buying the right property for your needs How holding a property long-term smooths out short-term market fluctuations Why uncertainty can create opportunities to negotiate better deals How lifestyle priorities and situational timing should guide your purchase decisions Packed with actionable insights, this episode is essential listening for first-home buyers, investors, or anyone feeling overwhelmed by the noise of Melbourne’s 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
S2 · E63
March 18 · 46 min
Ep. 63 | Why Most Melbourne Buyers Are Terrible at Negotiating
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
S2 · E62
March 11 · 28 min
Ep. 62 | Australia's Most Undervalued Property Market? Why Melbourne Could Be The Next Boom
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
S2 · E61
March 4 · 19 min
Ep. 61 | The New Rich: Why Melbourne's Young Wealthy Are Ditching Toorak
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
S2 · E60
February 25 · 31 min
Ep. 60 | Buying Through Uncertainty: Is This Actually One of the Best Times to Buy in the Inner East?
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
S2 · E59
February 18 · 28 min
Ep. 59 | Melbourne's Inner East vs Sydney's Eastern Suburbs: Is There a $5 Million Growth Gap?
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
S2 · E58
February 11 · 28 min
Ep. 58 | Inner East vs Inner North - The Great Showdown
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
S2 · E57
February 4 · 25 min
Ep. 57 | Heritage vs New: What Buyers Really Want in the Inner East
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
S2 · E56
January 28 · 25 min
Ep. 56 | The Postcode Price Gap In Inner Melbourne
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
S2 · E55
January 21 · 26 min
Ep. 55 | Should You Buy Or Sell First In 2026?
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
S2 · E54
Dec 17, 2025 · 32 min
Ep. 54 | Turnkey, Renovate or Build: Which Strategy Actually Works in 2025?
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

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