Melbourne Property Selling Ranges Are Misleading: What Buyers Need to Know
If you have been house hunting in Melbourne recently, you have probably had this experience. You see a property listed with an advertised selling range that looks achievable. You do the research, line up your finance, and show up at auction with high hopes. But when the bidding starts, the property soars hundreds of thousands above the range. You walk away frustrated, wondering if you are ever going to crack the code.
You are not alone. This happens every weekend across Melbourne’s Inner East and Inner North. And while it can feel disheartening, there are reasons behind these misleading selling ranges that every buyer should understand.
Why Selling Ranges Can Be Misleading
The advertised range is part of a marketing strategy designed to draw in as many buyers as possible. The lower the range looks, the more people inspect the property, and the more competition there is on auction day. More competition means more bids, and more bids mean a higher final price.
Selling agents know that once buyers fall in love with a property, logic often gives way to emotion. Even if the price climbs well above what they initially intended to spend, many buyers keep bidding. That is exactly what the strategy is designed to achieve.
Real Examples From the Market
Every week I see properties in Melbourne’s Inner East and Inner North sell hundreds of thousands of dollars above their advertised range. It is not unusual for a property with a range of $1.35 to $1.45 million to sell for $1.7 million or more.
Buyers walk away frustrated, thinking they wasted their time or were misled. The truth is the property was always going to sell above the range. The campaign simply made it look more accessible than it really was.
The Impact on Buyers
The emotional toll of constantly missing out can be huge. Families feel exhausted, disheartened and tempted to stretch further than they should. I often hear buyers say, “We just want to get something” and that is where mistakes are made. Emotions get mixed in.
Paying significantly over market value because you are tired of the process can lead to years of financial stress. Worse still, if you buy in the wrong part of a suburb or compromise on fundamentals, you can lose money when it comes time to sell.
How a Buyer’s Advocate Levels the Playing Field
This is where working with a Buyer’s Advocate in Melbourne’s Inner East and Inner North changes everything.
Instead of relying on the selling agent’s range, I provide an independent assessment of the property’s true market value. I research comparable sales, assess the micro location, and factor in current demand to determine where the property is most likely to sell.
This means my clients walk into an auction with clear expectations. They know when to bid, when to push a little further, and when to walk away. No more emotional bidding wars. No more false hope. Just clarity and strategy.
Final Word
If you are over going to auctions that blow well past the advertised selling range, you are not alone. It is one of the most common frustrations in Melbourne’s property market.
The key is not to rely on the marketing. Instead, get independent advice from someone who is there to protect your interests, not sell you a home.
As a Buyer’s Advocate working in Melbourne’s Inner East and Inner North, my role is to make sure you understand a property’s real value and do not get swept up in the selling agent’s game.
If you are ready to buy smarter, with confidence and clarity, let’s chat about your next move.
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The Advocate Advantage
As a Buyer’s Advocate specialising in Melbourne’s inner east and inner north, I guide families and professionals to secure homes in premium locations like Northcote, Alphington, Thornbury, Fairfield, Hawthorn, Balwyn, Kew and Camberwell. My role is to:
Identify the best streets and micro-pockets.
Uncover off-market opportunities that never hit the major portals.
Provide objective advice on value, desirability, and future growth.
Handle negotiations so you secure the property with confidence.
Finding your dream home doesn’t have to be overwhelming. With the right guidance, the process becomes not only easier but far more rewarding.
Ready to Buy in MELBOURNE?
If you’re considering a move to Melbourne’s inner east and want to make sure you’re buying right, let’s talk.
📞 0403 027 645
🌐 advocateagency.au
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