WoledgeHatt Buyer Advocates

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WoledgeHatt Buyer Advocates With over 25 years combined experience we are buyer advocates specialising in personal service for $

Our Advocates:

Adam Woledge

Adam is a registered architect and licensed real estate agent, with nearly two decades of experience in designing, renovating and buying homes in Melbourne. Adam's unique combination of architectural experience, which includes running his own architecture studio for seven years and undertaking more than 500 building inspections for Archicentre, and real estate experience, where he has bought many family homes in Melbourne's desirable inner-east suburbs, gives him an advantage when it comes to assessing and buying homes for clients. When assessing a property to buy, the architect in Adam looks for elements such as floor plan flow, natural light and renovation potential, while the buyer advocate in Adam looks at price, negotiation and strategy aspects. Adam's experience ensures that he can help clients make a fully informed and educated decision about the biggest financial and emotional decision many of us will ever make in our lives - the purchase of a family home. Adam's principal area of focus as a buyer advocate is in high-end family homes, particularly in the areas of Boroondara, Stonnington, Bayside and Port Phillip. Adam works closely with his clients to understand their home-buying needs and to guide them through the process, from finding and assessing properties to auction-day strategy or purchasing on the client's behalf. Adam has good relationships with many of Melbourne's top real estate agents. He inspects many off-market properties, which change owners quietly without advertising. Kristen Hatt

Kristen is a licensed real estate agent, who is well-regarded within the Melbourne real estate industry and known for her approachable and consultative style. Kristen has a thorough knowledge of the real estate industry, having worked as both a buyer advocate and real estate agent, and she now specialises in buyer advocacy. Kristen specialises in buying high-end family homes, providing accurate and objective assessments of homes, combined with open and honest communication with clients. Understanding a client’s home buying needs, and guiding them through the options, from assessing homes to purchasing them on their behalf, Kristen helps people to make educated decisions – the cornerstone of her success as a buyer advocate. As a wife and mother of three, Kristen has a particular understanding of what makes a good family home, and understands the importance of a flexible floor-plan to adjust to changing family dynamics. Kristen inspects many off-market properties, those that change owners quietly without advertising, and she is diligent in maintaining up-to-date insights on the ever-changing property market. A long-time Bayside resident, she enjoys dining out with her family and getting involved in events held around the local community.

Now Victoria’s new quoting regulations are in effect, we could see a spike in ‘over-quoting’. In the past, some agents m...
14/10/2026

Now Victoria’s new quoting regulations are in effect, we could see a spike in ‘over-quoting’. In the past, some agents may have used under-quoting as a tactic to best achieve their vendor’s outcome, but now it’s likely they will instead over-quote.

As a buyer, you will now need to have different strategies to achieve your goal of buying your dream property. Previously a $2 million property would have been quoted at $1.7-1.8 million, creating a strong selling campaign that culminates in auction day of the property selling well above this quoted price. Buyer is happy (they have got a property they love, in a transparent process) and vendor is happy (they’ve sold and got a great price).

Now, with more strict quoting laws and a vendor obligation to disclose their reserve with seven days of auction day, this same property may be quoted at $2.1-2.3 million. This generates limited interest, with low numbers at the first open. Seven days out from auction, the vendor declares their reserve at $2.1 million. On auction day, the property passes in at that number, the vendor negotiates via pass-in (a non-transparent process) and achieves their selling price of $2 million or perhaps a little more. Buyer is happy (they feel they got a bargain, buying below the vendor’s declared reserve) and vendor is happy (they got their price, or perhaps even more).

As a buyer, are you prepared for this scenario? It’s easy to put your hand up at auction but do you have strategies when negotiating one-on-one in a smoke-and-mirrors situation? At WoledgeHatt Buyer Advocates, we have strategies to deal with this. The selling agent is helping the seller. Reach out for a chat about how we can help you.

I had a client ask me this during the week.They had recently purchased a larger home to suit their growing family and we...
06/10/2026

I had a client ask me this during the week.

They had recently purchased a larger home to suit their growing family and were in the process of selling their existing home, which had recently passed in at auction.

The first assumption in all of this is that the market will have improved in five years. It may well have, but the question was whether that increase would be enough to cover the other costs incurred in the meantime.

With some homework set, our client worked through the income and expenses associated with holding the property rather than selling it for a little less now. Some of the items (but not all) considered included:

Rental income over five years

Leasing expenses

Compliance costs

Land tax

Council and water rates

Insurance

The potential increase in income pushing them into the next tax bracket

Additional interest on the new property as a result of not having the sale proceeds available to offset the loan for five years

Assuming the property ultimately sells for approximately 5% less than its current asking price, the numbers showed that it would need to increase in value by at least 15% over the next five years just to break even.

And that is before considering the underlying stress of knowing that, at some point, the property would still need to be sold.

Sometimes, taking a short-term loss can be the better solution than waiting. Time can magnify losses, particularly if the market doesn’t increase at the rate you expect.

On the bright side, there is another side to this. The vendors of the larger home they purchased have likely also sold for less than they had hoped, given the current market. When upsizing, saving money on the more expensive property can therefore offset some of the reduction in the sale price of the smaller home.

Ultimately, it’s the overall transaction that matters, not just the price achieved on the property you’re selling.

Four homes in two weeks? Victorian Planning Minister Sonya Kilkenny has announced that planning applications for those w...
09/09/2026

Four homes in two weeks?

Victorian Planning Minister Sonya Kilkenny has announced that planning applications for those wanting to build four homes on a single block will be able to get approval within just two weeks.
No more complex paperwork, lengthy approval process or opportunity for neighbours to object.

What could this mean for the real estate industry? It provides further certainty for developers and landowners (and potential buyers) for blocks zoned accordingly, so we could see an uptick in sales, especially for old homes on large blocks situated on main roads and/or local arterials.

Coupled with tax incentives for investors to buy new dwellings, this could further provide a kick-start for the townhouse market.

But questions remain. Who will build these homes? How will it impact our leafy neighbourhoods, roads and infrastructure? Will the ‘new’ first home for most people be a townhouse?

The Victorian Government’s new residential property sale legislation comes into effect from 1 October. Is it good news f...
27/08/2026

The Victorian Government’s new residential property sale legislation comes into effect from 1 October. Is it good news for buyers? Will it improve transparency for the property market, as the government has promised?

One of the big changes is that vendor reserves need to be declared at least seven days before an auction or fixed sale date. While this is a good idea in theory, it may encourage sellers to go down a different path that is not covered by legislation: off-markets.

While off-markets sound attractive for buyers, it is a process that can be littered with minefields. For example, what is the real selling price? Are you dealing with the only agent who is selling this property (sometimes there are multiple agents from different agencies looking after the property - and you may never be told this). There is no clear process to run the sale. Just because the vendor asks for a high price, is that really what the market thinks? At least at an auction you can see your competition.

We’ve been made aware of at least 25 off-market opportunities this week. If you need help navigating the Melbourne property market, contact us for a confidential discussion.

14 Susan Street Sandringham Earle/Slade/Bond Quoting $2.2-2.3mOpening $2.2mOn market $2.4mBidders 4Sold $2.578m
22/08/2026

14 Susan Street Sandringham
Earle/Slade/Bond
Quoting $2.2-2.3m
Opening $2.2m
On market $2.4m
Bidders 4
Sold $2.578m

137 Beach Road SandringhamHingston/Sinclair Quoted $1.9-2.09mOpened $1.95mOn market $2.1mBidders 6Sold $2.45m
15/08/2026

137 Beach Road Sandringham
Hingston/Sinclair
Quoted $1.9-2.09m
Opened $1.95m
On market $2.1m
Bidders 6
Sold $2.45m

239 Hampton Street HamptonTickell/Sansom Quoting $1.89-2.07mOpened $1.89mOn market a little before $2.15mBidders 2Sold ...
04/07/2026

239 Hampton Street Hampton
Tickell/Sansom
Quoting $1.89-2.07m
Opened $1.89m
On market a little before $2.15m
Bidders 2
Sold $2.33m

24 Balcombe Park Lane Beaumaris Tickell/Sansom Quoting $1.79-1.96mOpened $1.8m vbOn market $2.0mBidders 3Sold $2.16m ...
27/06/2026

24 Balcombe Park Lane Beaumaris
Tickell/Sansom
Quoting $1.79-1.96m
Opened $1.8m vb
On market $2.0m
Bidders 3
Sold $2.16m

1/42 Edward Street Sandringham Graham/Bongiorno/Rayner Quoting $950k-1.045mOpening $950kOn market well before $1.2mBidd...
27/06/2026

1/42 Edward Street Sandringham
Graham/Bongiorno/Rayner
Quoting $950k-1.045m
Opening $950k
On market well before $1.2m
Bidders 3
Sold $1.302m

11 Davie Avenue Cheltenham Chokshi/Garrido Quoting $2.4-2.5mOpening $2.3m vbOn market $2.425mBidders 1Sold $2.425m ...
13/06/2026

11 Davie Avenue Cheltenham
Chokshi/Garrido
Quoting $2.4-2.5m
Opening $2.3m vb
On market $2.425m
Bidders 1
Sold $2.425m

27 Central Park Road Malvern EastLong/Ansell-Jones Quoted $5.8-6.2m, then $6.0-6.2mOpening $5.8m VBBidders 3On market $...
30/05/2026

27 Central Park Road Malvern East
Long/Ansell-Jones
Quoted $5.8-6.2m, then $6.0-6.2m
Opening $5.8m VB
Bidders 3
On market $-
Passed in $6.2m

Address

2/1002-1004 High Street
Melbourne, VIC
3143

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm
Saturday 9am - 5pm

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