Select Property Advocates

Select Property Advocates We take the stress out of buying & selling property, our intimate market knowledge ensures you a competitive advantage whilst avoiding the common pitfalls.

Select Property Advocates work throughout all of Melbourne advising people on how to buy and sell property. We are successful because we take the time to understand our clients needs and are highly skilled and passionate about property. We work strategically in applying all of our property skills to ensure our clients achieve their property objectives, without the stress and hassle often associated with buying and selling. If you require support and expert advice on buying or selling, then Select Property Advocates is your solution. Contact us today to discuss your property goals.

Just purchased! This architectural designed coastal home on the Mornington Peninsula. With our strong negotiation skills...
30/09/2026

Just purchased! This architectural designed coastal home on the Mornington Peninsula. With our strong negotiation skills we were able to secure our client their dream home. 🎉🥂🍾

Congratulations to our lovely first home buyer with the purchase of this light filled apartment in this boutique South Y...
28/09/2026

Congratulations to our lovely first home buyer with the purchase of this light filled apartment in this boutique South Yarra block. 🍾💕🥂🎉

Congratulations to our lovely vendor advocate clients on the sale of their Brunswick family home. With the right present...
24/09/2026

Congratulations to our lovely vendor advocate clients on the sale of their Brunswick family home. With the right presentation, marketing and advice they got a great result. It was a pleasure to work with Elizabeth and the team from throughout the campaign.

Congratulations to our lovely vendor advocate clients on the sale of their South Melbourne home. With the right presenta...
21/09/2026

Congratulations to our lovely vendor advocate clients on the sale of their South Melbourne home. With the right presentation, marketing and advice they got a great result. It was a pleasure to work with Warwick and the team from throughout the campaign.

Congratulations to our lovely vendor advocate clients on the sale of their family home. With the right presentation, mar...
17/09/2026

Congratulations to our lovely vendor advocate clients on the sale of their family home. With the right presentation, marketing and advice they got a great result. It was a pleasure to work with Simon and Andrew from Buxton Bentleigh throughout the campaign.

Huge congratulations to our client on securing this fantastic North Melbourne apartment at auction.Navigating auction da...
14/09/2026

Huge congratulations to our client on securing this fantastic North Melbourne apartment at auction.

Navigating auction day nerves is easier when you have us in your corner armed with detailed market research, a strict bidding limit, and a clear strategy, we bid and negotiate on your behalf

The winning strategy:

Bidding confidence: Shutting down competitive momentum with assertive, strategic bidding.

Due diligence: Fully evaluating the building's body corporate records and comparable sales ahead of time.

Prime location: Prime spot near Errol Street shops and cafes, top hospitals and universities, and quick C*D access.

Ready to win at auction without the high-stakes pressure? Contact us for a no obligation strategy chat.

This is why we do what we do 💕
12/09/2026

This is why we do what we do 💕

Understanding the reserve priceHomebuyers often feel frustrated by the auction system, particularly when quoted prices c...
03/09/2026

Understanding the reserve price

Homebuyers often feel frustrated by the auction system, particularly when quoted prices clash with reserve prices.

Consider a property marketed online for $1.1M to $1.2M. You view it multiple times, pay for a building inspection, and attend the auction. Bidding hits $1.2M, but the reserve isn't met. It later sells above a $1.25M reserve, revealing you never stood a chance.

The Victorian Government is tackling this with new reserve rules set to pass this October. Vendors and agents will have to disclose the reserve price seven days before an auction or fixed-date sale. While the intent is noble, its real-world impact is questionable.

That final week is critical. Last-minute buyers emerge, others drop out, and real interest solidifies. This gives vendors the confidence to set realistic reserves on auction day. Mandating early disclosure may cause nervous vendors to set inflated reserves out of fear of being forced to sell lower than desired.

Alternatively, sellers might bypass auctions for private sales. This creates less transparency for buyers, leaving them in the dark about competing interest. Agents themselves are still uncertain how to navigate the change.

In a competitive market, with four cashed-up bidders, the reserve becomes irrelevant—it comes down to who has the deepest pockets and is willing to pay what it takes to get the keys. Overly high reserves will simply cause more failed auctions, scaring off price-sensitive buyers and leaving homes to pass in for post-auction negotiation.

While buyers gain price visibility, the published reserve might just be an inflated buffer, some buyers may pass on a property they think they cant afford only to see it sell for less than the published reserve. The government is rightly attempting to stop underquoting, but this policy fails to address the root issue. Without industry insight, forcing publication of what may be false reserves will ultimately reduce buyer transparency.
Launching in a quiet market, this rule will make hesitant vendors even more cautious, further dampening a weak market short on quality stock forcing buyers to compete for high quality listings.

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Melbourne, VIC
3000

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