From Strata to Dream Home: A Winning Auction Strategy

The client

A local couple looking to upsize and transition from strata living into a spacious family home. This property checked all their boxes—but they weren’t the only ones who saw its potential. With strong competition and motivated owners set on auction, securing it wouldn’t be easy.

The property - 7 Queen St Botany

A stunning, move-in-ready family home featuring:
✅ 6 bedrooms, 3 bathrooms
✅ 510 sqm of land
✅ A beautiful pool
✅ A self-contained upstairs retreat for added flexibility

This was a rare find, and demand was high.

The Strategy

The initial price guide was set at $2,300,000, later raised to $2,420,000 after an offer at that level was rejected.

Before auction, I advised my clients that the property’s true value likely sat between $2,600,000 – $2,800,000, meaning we had to be prepared for strong competition.

A snapshot of the email I sent my clients before the auction about where they needed to be to be successful

The Auction

Held in-room by Agents & Co., the atmosphere was intense. The property listed before ours hadn’t sold yet, and its highest bidder was also eyeing this one—adding an extra layer of pressure.

5 registered bidders

• Opening bid: $2,400,000 (just below the revised guide)

• Fast-paced bidding up to $2,600,000 before it slowed to a duel between one other party and myself.

The Winning Strategy

At $2,700,000, I knew there was still room for movement. By implementing a small, unpredictable increment strategy, I aimed to fatigue the other bidder—forcing them into an uncomfortable position.

Then, the golden moment: they declared themselves out. This was key. If they re-entered, it would mean they were at their absolute limit.

Auction bidding is emotional, but in the final stretch, it’s all about strategy. And this one worked like a charm.

💥 SOLD to my clients for $2,772,000.

The Outcome

It was a fierce auction, and my clients didn’t have much left in the tank. But when it counted, we secured the property.

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