What Victoria's New Comparable Sales Rules Mean for Buyers
November 2025
Melbourne Market Update
What Victoria's New Comparable Sales Rules Mean for Buyers
On‑the‑Ground Insight
Step Inside!- This Kew English Revival property
Melbourne Market Update
Melbourne’s housing market continues to show steady progress as the year draws to a close. CoreLogic’s October data recorded a 0.3% rise in dwelling values, marking the fifth month of consecutive growth. Across the eastern suburbs, auction clearance rates remain solid in the low 70% range, led by strong buyer competition in Doncaster East, Box Hill North, and Vermont South.
However, stock remains limited. New listings are still sitting around 12% below the five-year average. This imbalance between supply and demand continues to underpin price resilience across the eastern corridor.
Meanwhile, recent regulatory updates from Consumer Affairs Victoria have shifted attention to quoting practices and transparency, which we unpack in this edition’s feature article.
What Victoria's New Comparable Sales Rules Mean for Buyers (and Why They Might Not Change Much):
Consumer Affairs Victoria has introduced new guidelines tightening how agents must select and justify comparable sales when setting a property’s price guide. The aim is to reduce underquoting and improve transparency for buyers across the Victorian market.
What’s Changed
Agents must now:
Choose properties that are genuinely comparable in condition, location and sale date
Take into account renovation level, land size, school zone and proximity to amenities
Be prepared to provide documentation showing how their chosen comparables were selected
These rules build on requirements that were already in place. Agents have always been expected to use comparable sales to justify their price guides, but in practice, some would reference properties that were not truly similar, such as older homes, inferior locations or sales from different market conditions.
The new guidelines are intended to hold agents to a higher standard and make them more accountable for their selections. However, until compliance and enforcement become more consistent, the practical impact may be limited. The effectiveness of these rules will depend on how actively Consumer Affairs Victoria monitors and audits quoting practices.
How This Could Improve Quoting
For buyers, particularly in Melbourne’s eastern suburbs, the new framework could bring more transparency to pricing. You may start to see:
More realistic price guides based on genuinely comparable sales
Statements of Information that better reflect property condition and location
Fewer instances of quoting that feels disconnected from actual market activity
This should make it easier for buyers to assess value and prepare with more confidence before auctions or negotiations.
Why It Might Not Change Much
Even with tighter rules, quoting will remain an estimate rather than a guarantee. Real estate markets are driven by demand, timing and emotion.
Auction results will still exceed expectations when several motivated buyers compete for the same home
Agent judgment continues to play a role, and no two professionals will interpret “comparable” in exactly the same way
Market conditions can shift faster than regulations can keep up, meaning recent sales may not always reflect current buyer sentiment
Until enforcement becomes more consistent, some agents may continue to stretch the definition of comparable, particularly in high-demand areas such as Doncaster East, Box Hill and Glen Waverley.
* Price Guide section in the Statement of Information
What Buyers Should Do
Review the Statement of Information carefully and look at the three listed comparable sales. Are they truly similar in presentation, location and condition?
Check recent sales in your preferred suburbs to understand what properties are really selling for
Be aware of market momentum and allow for competition if prices are trending upward
Focus on understanding value, not on chasing quotes that may still sit below real market levels
Final Thought
The updated rules are a welcome effort to bring greater accountability to quoting, but change will only be meaningful if compliance is properly enforced. Therefore, quoting should still be treated as a guide, not a certainty.
For buyers, the best approach is to stay informed. Know your local market, understand what comparable sales really mean, and make confident decisions based on evidence rather than emotion.
On-the-Ground Insight:
In conversations with several local agents across Blackburn and Mitcham this week, a consistent theme has emerged: attendance at open homes has eased slightly over the past fortnight. Most agree it’s a combination of factors rather than a change in sentiment. The shorter Cup Week has disrupted some campaigns, and with end-of-year schedules filling up, many buyers are simply finding it harder to make time for inspections.
Agents also noted that while some properties continue to attract strong interest, others are struggling to generate consistent traffic. If a home isn’t priced just right, it tends to sit on the market longer. This reinforces how important it is for buyers to stay well educated and confident in assessing value across Melbourne’s east.
Overall, the market still feels balanced. Serious buyers remain active, particularly for well-presented homes in key school zones, but open-home attendance has become more selective. Even in an improving market, timing, presentation and realistic pricing continue to make all the difference.
Step Inside!
In the heart of Kew’s prestigious Sackville Ward, this recently completed English Revival residence combines timeless architectural elegance with modern sophistication. Every detail has been crafted to the highest standard, blending character and luxury for refined family living.
Key Features:
6 bedrooms, 4 bathrooms and multiple living zones
Premium Miele kitchen with stone benchtops, butler’s pantry and Vintec bar
Expansive open-plan living with gas fireplace and north-facing light
Heated pool, undercover BBQ area and landscaped gardens
Wine cellar, study/music room and secure double garage
Set on a 736 m² corner allotment, this exceptional home delivers family comfort, architectural quality and lifestyle excellence in one of Melbourne’s most sought-after pockets.
Price Guide: $6,990,000
6 Beds | 4 Baths | 3 Cars | 736 m²
Buyer’sTip
When reviewing price guides, focus on the three comparable properties listed in the Statement of Information. Check their sale dates, land sizes and presentation to confirm whether they genuinely reflect the property you’re inspecting. Small differences can make a big impact on value.
Make sure you still go and do your own research and check that they are the most comparable properties.
Closing Thoughts
Stricter quoting rules may improve transparency, but clarity still comes from understanding value at a local level. Whether you are buying your first home or upgrading, the key is to focus on evidence, not emotion.
If you’d like help assessing recent sales or preparing a clear plan for your next purchase, I’m always happy to have a short, no-obligation conversation about your goals and options.
Note: This is general advice and does not take into consideration your objectives, situations or needs. Please consider if this advice is suitable for you and your circumstances and speak to a professional before making any financial decisions.
Justin Valentine
0439 690 248
