Bayside Real Estate Advocates

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Bayside Real Estate Advocates Bayside Real Estate Advocates are specialist Vendor Advocates and Buyer Agents.

We assist vendors in selling their property and project managing the sale campaign. We help buyers source and purchase their next dream home at the lowest possible price.

13/10/2026

Off-market in Beaumaris | 4 bed | 2 bath | 2 car

Looking for a family home in Beaumaris? This could be the one.

Quietly offered off-market, this four-bedroom home at 22 Comas Road offers space for the whole family, with two bathrooms, multiple living zones, an alfresco deck and a swimming pool for summer entertaining.

Set on approximately 618m², there’s plenty of room for the kids to play, while The Concourse, Seaview shops, local cafes, parks and the beach are all close by. The home is also zoned for Beaumaris and Mentone Girls’ Secondary Colleges, with Beaumaris North Primary nearby.

Priced at $1,700,000 - $1,800,000, this home is available now, but for a limited time. If you’ve been looking to buy in Beaumaris in this price range, don’t miss the opportunity to inspect this property and make it your own before it hits the wider market.

Contact Nicole Payne on 0407 775 592 to arrange a private inspection today.

Spring is here — and so is Bayside's busiest selling season!More listings, more buyers, more competition. Here's what it...
12/10/2026

Spring is here — and so is Bayside's busiest selling season!

More listings, more buyers, more competition. Here's what it means for you.

Vendors:
More stock means more competition for attention. Properties that are presented well and priced to reflect real buyer appetite move fast — the rest sit and stale.

Buyers:
More choice can mean more pressure. Spring often brings sharper competition at auction, so knowing your number and having a clear strategy matters more than ever.

Either way, spring rewards preparation. Know your numbers, know your market, and move with confidence.

5 questions to ask before you bid at auction.Auctions move fast, and once that hammer falls, there's no cooling-off peri...
09/10/2026

5 questions to ask before you bid at auction.

Auctions move fast, and once that hammer falls, there's no cooling-off period and no changing your mind. Before you even think about raising your hand, make sure you can answer these:

1. What is the property actually worth?
Not the price guide — the real value, based on genuine comparable sales. Price guides can be conservative, ambitious, or somewhere in between. Know your number before auction day, not during it.

2. Have I had building and pest inspections done?
By auction day, it's too late to make an offer subject to inspections. If you haven't had these done beforehand, you're bidding blind on the property's actual condition.

3. Is my finance fully sorted, not just pre-approved?
There's a big difference between a pre-approval and unconditional finance ready to go. Auctions are unconditional and cash-free of finance clauses, so know exactly what you can borrow and have it confirmed.

4. Have I read the contract and had it reviewed?
Special conditions, settlement terms, included/excluded items — all of this should be checked by a conveyancer or solicitor before auction day, not after you've won.

5. What's my absolute maximum, and will I stick to it?
It's easy to get caught up in the moment. Decide your ceiling beforehand, write it down, and commit to it — because auction rooms are designed to create urgency.

Walking in prepared is the difference between bidding with confidence and bidding with regret.

Want a second set of eyes before your next auction? Let's chat.

Victoria just made it faster to build up to 4 homes.If subdividing or developing your property has ever crossed your min...
08/10/2026

Victoria just made it faster to build up to 4 homes.

If subdividing or developing your property has ever crossed your mind, this is worth paying attention to.

The Victorian Government has introduced a fast-track pathway that allows eligible developments of up to four homes on a single block to have their planning application assessed in just 10 business days. For anyone who's dealt with council timelines in the past, you'll know what a shift that is from the lengthy assessments, uncertainty and delays that used to come standard with this process.

For eligible projects, this could mean:
✅ Faster planning decisions
✅ Less time waiting on council
✅ Potentially lower holding and professional costs
✅ Greater certainty when planning your development
✅ Getting your project moving sooner

But here's the catch — does your property actually qualify?

The 10-day pathway doesn't mean every block can automatically fit four homes. Your development still needs to comply with Victoria's Townhouse and Low-Rise Code, covering things like setbacks, landscaping, privacy and design. Heritage overlays, environmental controls and other restrictions can also affect what's achievable on your site.

That's exactly why it pays to understand your property's potential before spending thousands on plans, consultants and applications.

If you're sitting on a block and wondering "could this work?" — let's have that conversation first.

Another win for our buyers!Auction day isn't the place to guess.When you're up against experienced negotiators, you need...
07/10/2026

Another win for our buyers!
Auction day isn't the place to guess.

When you're up against experienced negotiators, you need a clear plan and a clear number before you ever raise a paddle — not a gut feeling on the day.

That's the whole point of having an advocate in your corner. We don't walk into a negotiation hoping. We walk in knowing the property's true value, so every offer is backed by data, not emotion.

This week, we helped our clients secure a beautiful home in Mentone at auction — a great outcome built on preparation, not pressure.

No more guessing what a property is worth. No more wondering if you paid too much. Just a clear strategy, and an expert in your corner when it counts.

Ready to negotiate with confidence? Let's talk.

From 1 October 2026, Victoria’s real estate laws have changed, with sellers’ reserve prices required to be publicly disc...
06/10/2026

From 1 October 2026, Victoria’s real estate laws have changed, with sellers’ reserve prices required to be publicly disclosed at least seven days before an auction or fixed-date sale. The new rules are designed to give buyers clearer pricing information and greater transparency.

There’s already been discussion that greater transparency could damage the auction system.

Our question is: why?

If telling buyers the truth about where a property needs to sell is enough to damage an auction, perhaps the problem isn’t transparency. Perhaps it’s the way auctions have traditionally been run.

As buyer and vendor advocates, we see the value in buyers and sellers having clear, honest information before making one of the biggest financial decisions of their lives.

For buyers, knowing the reserve gives them the opportunity to decide whether a property is genuinely within reach before spending money on inspections, valuations and due diligence.

For vendors, transparency means everyone arrives at auction with a clearer understanding of the playing field.

Auctions should be about competition, strategy and genuine market demand.

Not keeping buyers guessing.

Congratulations Darren and Denice on their new purchase! Another proud moment helping clients downsize the right way — b...
05/10/2026

Congratulations Darren and Denice on their new purchase! Another proud moment helping clients downsize the right way — because downsizing doesn't mean downgrading.

There's a real shift happening across Bayside, with more people choosing to live on less land. And it makes sense. New townhouses today are low-maintenance and energy efficient, which means real savings on running costs and far less weekend upkeep. No more chasing the lawn or patching up an ageing family home.

But less land doesn't mean fewer comforts. Modern townhouses are built with quality finishes, smart layouts and all the conveniences you're used to, they just come without the compromise.

For Darren and Denice, it was about finding a home that suits this next chapter: more freedom, more time, and a lifestyle that actually fits how they want to live now.

If you're weighing up whether downsizing is right for you, let's chat.

Grateful to have kicked things off with Brooke Alexander (Finance Broker) and Tracey Francis at T M Conveyancing Service...
01/10/2026

Grateful to have kicked things off with Brooke Alexander (Finance Broker) and Tracey Francis at T M Conveyancing Services for a fantastic and inspiring breakfast at Sandringham Yacht Club business networking recently.

The takeaway? Hard work and dedication will always rise above — especially in small business. But it's having a plan and a destination that makes the journey worth enjoying along the way.

Surrounding yourself with people who bring the same drive to their corner of the industry (finance, conveyancing, buyer advocacy) makes all the difference for our clients. When we all move with purpose, the whole process is smoother — and a lot more enjoyable.

Great way to start the day!

From 1 October, 2026 new Victorian real estate rules come into effect - here's what buyers and sellers need to know.Thes...
30/09/2026

From 1 October, 2026 new Victorian real estate rules come into effect - here's what buyers and sellers need to know.

These changes are designed to make property pricing clearer, reduce underquoting, and give buyers and sellers more confidence throughout a campaign.

Below is a simple breakdown of what’s changing — and how it affects you.

1. Clearer Price Transparency
Agents must now publish a single, accurate price guide and display it consistently across all advertising.

No more “offers above”, “from”, or price ranges.

What this means for you:
- Sellers: You’ll set your price expectations earlier, and buyers will see a clear figure from day one.
- Buyers: You’ll have a more reliable guide when assessing value and planning your offer or bidding strategy.

2. A New Property Price Statement (PPS)
The old Statement of Information (SOI) has been replaced with the Property Price Statement.
The PPS must include:
- A single advertised price.
- Key features of the property.
- Key features of each comparable sale.
- Prominent display in all online advertising.

What this means for you:
- Sellers: Your agent must justify the price guide with accurate, relevant comparable sales.
- Buyers: You’ll see exactly how the agent arrived at the advertised price.

3. Sold Prices Must Be Published
Once a property sells, the agent must update the PPS with the actual sold price within 7 days. This information stays publicly available for 18 months.

What this means for you:
- Sellers: Greater transparency for future appraisals and market comparisons.
- Buyers: More reliable data when researching neighbourhood values.

4. Stronger Underquoting Rules
Agents must avoid quoting below:
- The estimated selling price.
- The vendor’s asking price.
- Any written offer rejected as too low.
- The final reserve price (once set).

What this means for you:
- Sellers: Your campaign will be more consistent and compliant.
- Buyers: Less price “games” and more predictable campaigns.

5. Off‑Market Sales
These new rules apply to public campaigns (auction or fixed‑date sales).

Off‑market transactions are not directly affected.
However, if an off‑market campaign transitions to on‑market, the new rules apply immediately.

As your buyer or vendor advocate, we can help you navigate these changes smoothly:
- Ensuring price guides and PPS documents are accurate and compliant.
- Advising on early reserve setting and pricing strategy.
- Providing clearer, data‑driven guidance for buyers.
- Managing expectations and communication throughout the campaign.
- Protecting you from underquoting, mispricing, or poor comparables.

These reforms aim to make the market fairer and more transparent — and my role is to help you benefit from that clarity.

29/09/2026

OFF MARKET | CHELTENHAM
A beautifully presented four-bedroom townhouse in the sought-after Pennydale Estate.

Featuring:
• 4 bedrooms
• 2 bathrooms
• Double garage
• Prime Cheltenham location

Priced at $1.35M – $1.4M

Want to take a look before it hits the market? Call Nicole on 0407 775 592 for more information or to arrange a private tour.

Address

Beaumaris, VIC
3193

Opening Hours

Monday 8:30am - 7pm
Tuesday 8:30am - 7pm
Wednesday 8:30am - 7pm
Thursday 8:30am - 7pm
Friday 8:30am - 7pm
Saturday 8:30am - 7pm

Telephone

+61407775592

Website

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