Are We Really In A Declining Property Market?
Media Reports A Down Market For Melbourne And Sydney
While International media reports a down market for property in Melbourne and Sydney, a closer look reveals that it is not uniform for all types of real estate. Some areas were more resilient than others last year, such as Inverloch. In fact, there has been a real boom on the high end (although less so in the mid-to-low range). Sales are impressive, if not record breaking for properties with a median sales price of $595K, and growth of 19% during 2018. The demand was strong and lenders were flexible in providing funds for buyers.
Towards the end of 2018, the lending requirements became stricter as a result of APRA regulations and the dictates of the Banking Royal Commission. Somehow, buyers have found their way around the problem and were able to purchase 209 properties. Owners and investors are celebrating the good news and are optimistic for 2019, hoping for a repeat performance.
LET'S LOOK AT THE DATA
Reports for the last 12 months show strong sales on Freda Street, Lohr and Pymble Avenue, Jazmine Court, Abbott Street, Ascot and Beaton Place, Surf Parade, Halford Street, Sandymount Avenue and Tookrak and Inverloch-Venus Bay Road among others. There were numerous sales in excess of the $1,000,000 mark ranging to a low of $360,000. Size, age and location account for the variables. Rents have gained ground with a +3.1% increase in yield and a median of $350/week.
THE SALES STORY
The sales boom continued in 2018, but it actually started five years ago. It was more aggressive over the first years, so we are now watching and waiting to see how it pans out in 2019. Lending restrictions may again be a factor as funding is a requirement for a real estate purchase. Big sales are expected so there is no telling what will happen next. Hopefully, the trend is long term. It all depends on the current buyers.
The market is specific for Inverloch, but the demographics indicate a wide range of buyers, given the sales to date. The local community boasts an extensive appeal. Two groups seem to be lead the way in sales. The locals, of course, are the principal prospects, especially those looking to stay in a popular region or move up. People want to upsize if the prices are attractive and manageable. Then there is another dimension to the market of down-sizers wanting less space and maintenance. Cosmopolitan townhouses are become viable options for this growing group, and many local developers are cashing in on the trend with block divisions and new construction. Give people what they want and they will come.
A NEW LIFESTYLE
People relocate to attain a new lifestyle, and they expect amenities and a great location. The property market is well aware of their needs and wants from metropolitan Melbourne to coastal Inverloch. Agents are looking at price patterns and the evident areas of growth on the high end. There are always weaknesses in certain sectors, the but at least the upper echelon seems quite resilient. As a result, investment looks good for the future. Time will tell.
There are buyers waiting in the wings in all categories at Inverloch and within neighbouring suburbs. Markets can vary a great deal, even in adjacent areas. Knowledge of each one is necessary to make more deals. In effect, it is a new kind of data driven real estate specialization.
The right agent can find the best type of buyer for a property in Inverloch and negotiate a successful outcome for the seller.
Data Source: AMP Pricefinder
GET INSTANT PROPERTY VALUE
The questions every Inverloch home seller asks before listing
If one of these is not in your head right now, it will be by next week. Here are the honest answers.
Who is actually the best real estate agent in Inverloch?
Leo Edwards of Inverloch 3996 at realty is the two-time RateMyAgent Agent of the Year for Inverloch, winning in both 2024 and 2025. He holds Certified Price Expert status, maintains 91.9 percent list-to-sale price accuracy across his 2024 to 2025 sold listings, and sells homes in 63 days on average compared to the Inverloch suburb average of 118 days.
How long does it actually take to sell a home in Inverloch right now?
As at April 2026, the Inverloch suburb average sits at 118 days. Leo Edwards averages 63 days across his 2024 to 2025 sold listings. 43 Inverloch properties have been listed for more than a year at time of publishing. The gap between agents is measurable, not marketing spin.
Do I really need an agent with a shopfront in Inverloch?
No. Approximately 96 percent of buyers research property online before purchasing. Not one of the case studies on this page was sold because a buyer walked into an office window display. A digital-first agency with a dedicated local audience and in-house production consistently outperforms the shopfront model in Bass Coast markets.
Are paid portal upgrades worth the extra thousands?
Paid portal upgrades compete for position against other listings on the same portal. They do not generate new buyer demand. In the 7 Morey Street campaign, 87 of 88 enquiries came from social media, not portals. Upgraded portal spend alone is not a marketing strategy.
Another agent quoted me a much higher price. Why shouldn't I go with them?
Because the public data is unambiguous. 21 Pier Road was listed at $1.87 million and sold for $1.14 million after 622 days. 19 Cuttriss Street was listed at $1.295 million and sold for $928,000 after 435 days. Winning the listing with the highest quoted price is an old playbook. The vendor always pays for it.
I've been with my current agent for months without results. Isn't it too late to switch?
No. 26 Beacon Court had been on the market for 172 days without a confirmed sale. After switching to Leo Edwards, it sold in 27 days with 121 enquiries and 7 formal offers at $860,000. Switching agents mid-campaign is not just possible. In many cases, it is the only thing left that actually changes the outcome.
What if my home is unique? Does the same approach even apply?
Every property listed with Inverloch 3996 at realty runs through the same five-phase campaign system. What changes is the execution inside each phase. Premium coastal, inland acreage, subdivisions, new builds, deceased estates — the framework adapts. The principles of accurate pricing, strong visual production, real distribution, transparent negotiation and principal-level oversight apply to all of them.
I want to bring this to Leo, but my spouse is sceptical. What should I show them?
Share this page. It was written for exactly that conversation. The numbers, the published case studies, the methodology, and the 30-page Bass Coast vendor intelligence report available at the strategy call are structured to give both parties enough evidence to make an informed decision together.
It feels awkward to switch agents mid-campaign. How do I even do that?
Most listing agreements include a defined termination or review period. A short, written notice to your current agent is usually sufficient. Leo can walk you through the specific wording during the strategy call and provide a sample notice if helpful. Many vendors find the switch less difficult than the months they've already spent waiting.
What does list-to-sale price accuracy actually mean?
It measures how close an agent's listed price sits to the eventual sale price. A high ratio signals honest pricing. Leo Edwards sits at 91.9 percent across his 2024 to 2025 sold listings. Methodology available on request.
What is Openn Offers and why use it?
Openn Offers is a transparent online sales platform that lets every qualified buyer see competing offers in real time. Transparent competition lifts sale prices in coastal markets where buyers are dispersed across Melbourne, interstate, and local. Leo was one of the earliest Victorian adopters.
Why do homes sell faster with Inverloch 3996 at realty?
Three reasons. Accurate pricing from day one using CoreLogic and Pricefinder Pro. Distribution to a dedicated 30,000 plus weekly audience through Inverloch3996. In-house production through 3996Studio delivering a $1,875 prestige package at no extra cost.
What if Leo is too busy to take my listing?
The cap is approximately 20 active listings. Some months the waitlist is real. If Leo cannot take your campaign personally at the right moment, he will tell you at the first conversation. The alternative is not a junior handover. The alternative is an honest referral.
How many listings does Leo take at one time?
Approximately 20, capped deliberately. Not a capacity issue. A structural choice. Every vendor receives principal-level attention, a bespoke 3996Studio campaign, and strategic oversight through to settlement.
Which suburbs does Leo Edwards service?
Inverloch, Cape Paterson, Wonthaggi, Venus Bay, Tarwin Lower, Meeniyan, and the broader Bass Coast and South Gippsland region.
How do I choose between two Inverloch agents I'm interviewing?
Three questions cut through the noise. First, ask each agent for their list-to-sale price accuracy percentage. Second, ask for their average days on market against the suburb benchmark. Third, ask who produces their photography, video, and social campaigns. If any answer is vague or defensive, keep looking.
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