The Collings Property Advisory service exists for one reason: to give buyers and sellers professional guidance at a fixed fee, without paying full buyers advocacy commissions. These case studies illustrate how the service works in practice — and the difference it can make.
Note: Names and identifying details have been changed to protect client privacy. Scenarios are representative of common advisory engagements.
Case Study 1 — Northcote Buyer: Saved $42,000 on Purchase Price
Situation: A couple found a three-bedroom house in Northcote listed at $1.85M. The agent quoted a range of $1.75M to $1.85M. They had done their own research but were not confident their analysis was accurate.
What Collings did: We completed a comparable sales analysis using the last 6 months of settled transactions in Northcote, Thornbury and Fitzroy North. We identified that the property had a non-standard block configuration and a heritage overlay that would limit development potential — factors the agent had not disclosed prominently. Our assessment put fair market value at $1.78M to $1.82M.
Negotiation: We prepared a written negotiation strategy with an opening offer of $1.74M and a target of $1.78M. We negotiated directly with the selling agent over two rounds. The property settled at $1.808M.
Result: The clients paid $42,000 less than the asking price. Advisory fee: $4,500 + GST. Net saving after fee: approximately $37,000.
Case Study 2 — Ivanhoe Investment Buyer: Avoided a Poor Purchase
Situation: A self-directed investor found a two-bedroom apartment in Ivanhoe listed at $695,000. The agent quoted a rental return of 4.8%. The investor was ready to proceed and contacted Collings for a second opinion before exchanging.
What Collings did: We assessed the body corporate records, reviewed the strata report, and checked comparable recent sales. We found that the building had a special levy outstanding ($8,500 per lot), the quoted rental was based on a previous tenant paying above-market rent, and comparable two-bedders in the area were achieving 4.0 to 4.2% — not 4.8%.
Advice: We advised the investor not to proceed at that price. We identified two comparable properties in the same suburb with cleaner strata records and realistic yields in the same price band, and assisted the investor in acquiring one of them at $668,000.
Result: The investor avoided a $695,000 purchase with hidden liabilities and acquired a better property at $668,000. Advisory fee: $4,500 + GST. Value of avoiding the original purchase: difficult to quantify, but the undisclosed levy alone would have cost $8,500 on settlement.
Case Study 3 — Thornbury Seller: $55,000 Above Initial Appraisal
Situation: A homeowner in Thornbury received an appraisal of $1.35M to $1.42M from an agent. She was unsure whether this was realistic and contacted Collings for an independent second opinion before listing.
What Collings did: We completed a detailed comparable analysis and identified that two key sales the agent had used as comparables were on different street alignments with inferior land size. When adjusted for the subject property’s attributes — corner block, original features, north-facing garden — we assessed a realistic range of $1.45M to $1.55M.
Campaign advice: We recommended a private sale campaign with an asking price of $1.55M and a target of $1.48M. We also identified three specific buyer segments to target in the marketing copy.
Result: The property sold for $1.475M — $55,000 above the agent’s initial appraisal and within the Collings target range. Advisory fee: $4,500 + GST.
Case Study 4 — Preston First Home Buyer: Confidence at Auction
Situation: A first home buyer found a two-bedroom terrace in Preston scheduled for auction. She had never bid at auction before and was uncertain about her limit, bidding strategy, and when to stop.
What Collings did: We assessed comparable sold results for two-bedroom terraces in Preston over the prior 90 days. We identified that properties with similar attributes had been selling between $895,000 and $940,000. We set a client limit of $950,000 based on her finance approval and our assessment of fair value. We prepared a written bidding strategy with opening bid, increment steps, and a clear stop point.
Auction day: We attended the auction, executed the bidding strategy, and secured the property at $918,000 — within the assessment range and $32,000 below the client’s approved limit.
Result: Client purchased her first home with confidence and a clear strategy. Advisory fee: $4,500 + GST.
What the $4,500 Advisory Fee Gets You
| Service | Included |
|---|---|
| Property assessment and market value review | Yes |
| Comparable sales analysis | Yes |
| Investment analysis (yield, cash flow, capital growth) | Yes |
| Negotiation strategy and offer preparation | Yes |
| Agent negotiations on your behalf | Yes |
| Auction strategy and attendance | Yes |
| Contract support guidance | Yes |
| Seller pricing strategy and campaign advice | Yes |
Frequently Asked Questions
Do you guarantee outcomes?
No. No property professional can guarantee a specific price outcome — markets move and vendors have their own motivations. What we guarantee is rigorous analysis, a clear strategy, and professional negotiation support throughout.
What if the property doesn’t proceed?
If you decide not to proceed after our assessment — because we identified issues, or you simply change course — the fee is payable for the work completed. We will always give you our honest assessment, even if that means advising you not to proceed.
How do I engage Collings Property Advisory?
Contact us directly. We will arrange an initial conversation to understand your situation, then confirm the scope and begin the assessment process.
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