Valuations in Melbourne’s prestige market are becoming harder to pin down as pricing diverges across suburbs, property types and sale conditions.

According to Domain, Boroondara listings rose 52.1% month-on-month in March, increasing supply as buyer activity becomes more measured. Clearance rates are sitting between 56%–58%, well below last year, with agents reporting that some auctions are being withdrawn where outcomes are uncertain.

Price performance is also inconsistent. Canterbury’s median house price rose 22.5% to $3.675 million, while Toorak fell 14.2% to $4.125 million. This spread shows how unreliable broad market averages can be at the top end.

Property quality is a key factor. Renovated homes are still attracting demand, while properties requiring work are softening, creating very different outcomes within the same suburb.

This creates risk in valuations. Comparable sales are no longer directly comparable if condition, timing and vendor motivation are not closely matched.

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Valuations must reflect differences in property quality and current selling conditions.

For accurate reports, call Mason’s Valuation Office on 0417 741 481 or visit