GOOD MORNING FROM ELITE AGENT 👋

Alfred Nobel may be best known for the prizes that carry his name, but the way those prizes came to exist is a masterclass in spelling things out properly. In his final will, signed on 27 November 1895, he laid out exactly how his fortune should be used, down to the structure and purpose of each award. More than a century later, his instructions are still followed.

Property deals often run into trouble not because people disagree, but because expectations were never written down clearly in the first place. Nobel’s approach shows the value of removing guesswork. When intentions are documented in plain terms, it keeps everyone on steadier ground and avoids the sort of misunderstandings that can derail even the most promising arrangement.

Today’s read time: 9 minutes, 05 seconds

EMERGING CAMPAIGN PRACTICES

The true value of well-managed buyer data

Rethinking the first step in a sales campaign

For years, residential campaigns have followed a familiar pattern: prepare the property, publish it across every major portal, and open the doors on Saturday. Rising vendor costs, however, are prompting some leaders in the field, including Nick Boyd, CEO of Belle Property, to question whether a full public launch needs to be the first step.

The discussion is not about replacing portals; it centres on whether the industry is overlooking a more efficient opening stage that uses assets agents already hold.

Why starting at full scale is being questioned

Agents spend years gathering buyer information and maintaining weekend conversations, yet many campaigns still begin as though none of that groundwork exists. Vendors, meanwhile, are examining marketing costs more closely as living expenses rise. Nick says that in metro areas, it is “not unusual for a seller to spend ten or twelve thousand on campaign costs” before commission is even considered.

The financial pressure has encouraged some to revisit long-standing habits. Instead of activating every channel immediately, there is growing interest in whether the earliest phase of a campaign can be more controlled. As Nick explains, it “never made sense” that agents who know hundreds of qualified buyers begin each listing “as though they’ve just stepped into the industry”.

The untapped strength of buyer databases

Despite the growth of digital platforms, the most regular contact buyers have is with local agents. Nick argues that “a platform might provide an enquiry, but an agent knows the person”, including their needs, their budget and their timeline. This gives agents access to a highly relevant pool of prospects long before a portal placement.

The strength of this foundation depends on disciplined record-keeping: detailed notes, accurate preferences, consent for communication and routine updates. When these elements are handled properly, the opening phase of a campaign feels measured rather than improvised.

It also supports a healthier listing conversation. He points out that when vendors feel overwhelmed by costs, “the agent’s fee becomes the only lever left to pull”, whereas a structured early stage can “change the tone of the conversation”.

A more balanced view of portals

Major portals remain essential, but for years the industry has operated under a single assumption: that a property must be everywhere immediately to be fully “on the market”. Nick challenges that belief, saying the idea “undervalues the work agents do and the knowledge they already possess”.

A more measured release allows sellers to gather early insights, understand buyer reactions and make informed decisions before committing to higher-cost marketing avenues. Some agents experimenting with staggered openings have already seen properties inspected, offered on and placed under contract before the wider launch. This suggests that serious buyers often seek opportunities actively, rather than relying solely on major platforms.

Read the full story here.

ICYMI, we broke down how to become the first agents sellers think of.

TOGETHER WITH LOOKINGTOSELL

New platform aims to give agents earlier access to serious sellers

A new tool called LookingToSell (LTS) is stepping into the 2025 property landscape with a simple aim: give consumers the financial clarity they want, and give agents earlier access to genuine seller intent. The platform offers a detailed buying and selling costs calculator that lays out selling costs, stamp duty, marketing, finance considerations and moving expenses in a personalised report.

With living costs rising and lending conditions tighter, LTS meets consumers at the moment their questions begin, when the first step is no longer “Who should we use” but “Can we afford to make this move”. Unlike comparison sites, LTS positions itself as an independent information tool, which means consumers provide accurate details and engage only when they are seriously planning a move.

Leads are capped at three agent claims, arrive before the seller has chosen an agent, and include context about the consumer’s circumstances. The model is performance based: no subscriptions, no ongoing fees and no cost per lead, with agents paying a 20 per cent referral fee on settlement.

Read more about LookingToSell here.

ECONOMY

Inflation ticks higher as housing and electricity push Monthly CPI to 3.8%

Australia’s new Monthly CPI shows inflation lifting to 3.8 per cent in the year to October, edging up from 3.6 per cent in September. Housing was the strongest contributor at 5.9 per cent, driven by rising rents, new dwelling costs and a sharp 37.1 per cent jump in electricity as government rebates tapered off. Underlying inflation also nudged higher, with the trimmed mean at 3.3 per cent.

Services inflation rose to 3.9 per cent, fuelled by medical costs and domestic travel, while food inflation held steady at 3.2 per cent. For agents, the data points to continued cost-of-living pressure on households, which may influence borrowing behaviour and decision-making as the market moves toward 2026.

COMMERCIAL REAL ESTATE

CBD offices approach a 2026 turning point as supply tightens

Nationally, the CBD office sector is moving closer to stabilisation, with improving vacancy figures and a clear shift in investor confidence. Premium assets in Sydney and Brisbane have already posted stronger performance, supported by firmer income returns and narrowing capital declines. Vacancy is tightening in key markets, helped by steady absorption and limited new stock. Further, construction costs have pushed development economics beyond feasible levels, leaving more than 1.7 million square metres of proposed projects on hold.

NZ RESALE PERFORMANCE

NZ resale gains slip to 12-year low as short hold periods bite

New Zealand’s latest Pain & Gain data shows only 87.8 percent of resales made a profit in Q3, the weakest outcome since 2013. Gains remain solid at a median $270,000, but shorter ownership spells trouble, with loss-making sellers holding for just 3.7 years. Apartments continue to lag, with more than a third reselling at a loss, while standalone houses show firmer results.

Auckland and Wellington remain the softest of the main centres, reflecting peak-period buying and stretched values. Queenstown Lakes stands out with minimal losses and the strongest median gains nationwide. Analysts expect 2026 to bring gradual improvement, though a fast rebound is unlikely as values remain below their peak and listings stay high

CELEBRITY HOMES

Secret lakeside film set hits the market

Hidden behind the trees of Pasadena’s South San Rafael area sits a lakefront home that has doubled as a family retreat and a Hollywood backdrop. The owners first bought on Johnston Lake in the late 1980s, later snapping up the neighbouring property after their daughters became smitten with the spot.

Acclaimed architect Doug Ewing was the clear choice for the rebuild, having designed many of the local homes the couple admired. The result is a warm, timber-rich residence with an 18-foot great room, reclaimed materials and a private dock. It has appeared in productions with Will Ferrell, Kristin Wiig and Halle Berry, thanks to its calm setting and lodge-like atmosphere. With just 18 homes on Pasadena’s only private lake, listings here are rare.

MOVERS + SHAKERS

Uri Ross builds success in Nimbin with @realty.

The Northern Rivers agent has leveraged his local roots and community connections to thrive without a traditional office.

Adrian William raises $31,729 for cancer support.

The Sydney agency installed 61 pink signboards during October, donating $500 per campaign to Chris O'Brien Lifehouse.

BizCover duo wins Rising Star awards.

Pamela Minuto and Kate Bryant have been recognised among the insurance industry's top emerging talent, marking the tenth time BizCover employees have received this prestigious accolade.

AGENTS ON SOCIAL

Being alone at an open home is all fun and fresh flowers until someone dodgy wanders in and suddenly you’re wishing you’d brought a bodyguard instead of a clipboard. Keep your phone on you, let someone know where you are, and position yourself between the visitor and the door rather than the other way round. 🙂🛡️

Wishing you a productive day!

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Elite Agent is crewed by Mark Edwards, Catherine Nikas-Boulos, Rowan Crosby, Charmagne Arrubio and Samantha McLean. We aim to uplift the real estate industry by delivering forward-thinking, hype-free news and education that fosters knowledge and fuels ambition.

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