Instagram story viewer> @select10__buysell> Posts

SELECT10 - Aquisition Intelligence

@select10__buysell

2K

followers

2632

following

S10 Clarity & Confidence Before Commitment.
Independent judgement for significant property decisions.
S10 PDR & Score Nationally

POSTS STORIES REELS TAGGED

daniel.rap_re Any property is for sale. Nobody’s asked the right way yet.

Select10 doesn’t just score what’s listed - for Full Acquisition Mandate clients, we identify, score, and approach the properties that aren’t on the market at all.

Where the Value Is Actually Created.
Buyer side and vendor side - the knock only works because both get something.

For the buyer: no competitive price discovery (no second bidder pushing the number), access to the actual best-fit property rather than the best available substitute, and negotiation room on more than price - settlement timing, inclusions, even a leaseback - all things a formal campaign’s standard contract terms remove.

For the vendor: no campaign cost, no strangers through the house for six weekends, and timing on their own schedule rather than the market’s.

The real commercial leverage: off-market sourcing doesn’t just find a property faster - it expands the addressable inventory for a specific client brief. A narrow brief (“north-facing, walk to the village, under $3.2M, this exact pocket”) is a liability against public-listings-only sourcing. It’s an asset against off-market sourcing, because the brief is precisely what tells us which door to knock on. taken in South Yarra, Victoria, Australia by @select10__buysell

8

0

17 days ago

Select10 mission is to give every buyer the same advantage the market denies them.
The Australian residential property market is structurally weighted against the buyer. Selling agents are paid by vendors. Auction floors are set to maximise competition. Price guides are calibrated to strategy, not evidence. And the buyer - who is making the largest financial decision of their life - is expected to navigate all of it with an internet connection and a feeling.
Select10™ exists to correct this imbalance. Not with better listings. Not with faster alerts. With structured, evidence-anchored acquisition intelligence that gives the buyer the one thing the market withholds: a clear, defensible verdict on what to do before any offer is made.
Our mission is singular. Every buyer who commissions a PDR™ should finish the process knowing more about their target property - its true value, its risks, its vendor’s motivation, and its exact acquisition ceiling - than the agent who is selling it. taken in Melbourne, Victoria, Australia by @select10__buysell

8

1

a month ago

22 Mozart St, St Kilda PDR™ 7.9 - ACQUIRE (deepest value gap in this found by
S10): 531m2 for a $1.95M-$2.1M guide works out to roughly $3,814/m2 - well under half the $8K-$12K/m2 that recent Port Phillip settled sales support. A 5-bedroom, 2-car configuration on this much land rarely appears under $2.1M in this corridor. The EOl band leaves some price discovery still to happen, so this is a value case that needs confirming at the negotiation table, not a done deal at the guide.
#stkildabeach #aquisitionintelligence #realestate #melbournerealestate taken in St Kilda, Victoria by @select10__buysell

6

0

a month ago

88 Sutherland Rd Armadale

Why this is an off-market target, not a pass - PDR™ 7.6: 88 Sutherland Road isn't for sale, and that's exactly the point. It last transacted for $2,700,000 in March 2024 after a 25-day campaign through Jellis Craig Stonnington - already above the current $2,338,333
Armadale 3-bedroom median, which tells you the buyer paid for genuine quality. Two doors down the street, 76 Sutherland Road sold in May 2026 for $4,150,000 on a renovated four-bedroom terrace, confirming Sutherland Road itself is trading well ahead of the suburb average. Domain's automated estimate has drifted to $2.15M-$2.81M - below the 2024 sale price - which is a data artefact, not a market signal; automated models lag on tightly-held streets with thin transaction volume. The case for an approach: no listed competition, a natural introduction path through the agency that sold it last time, and a street with demonstrated upside since 2024. The case against: the renovation is already complete, so there's no obvious value-unlock lever, and there is currently no signal the owner wants to sell. Recommended action: request Jellis Craig Stonnington make a discreet introduction rather than a cold approach, opening around $2.9M-$3.2M as a starting reference - high enough to be taken seriously, low enough to leave room to move. Commission a PDR™ Standard if the owner engages, to properly benchmark against the 76 Sutherland Rd result before any figure is put in writing. taken in Armadale, Victoria, Australia by @select10__buysell

6

0

a month ago

62 Edward St Bondi
- S10 PDR™ 8.2 - ACQUIRE: A genuinely well-executed Art Deco renovation on the high side of
one of Bondi’s best-loved beachside streets, with a configuration - 4 bedrooms, 2 bathrooms, secure gated double parking - that is scarce in this part of the market. The score’s one real cation sits entirely in L3: the $5,000,000 guide is barely above the $5,050,000 the property sold for in 2021, despite a high-end renovation completed since, and it sits roughly $310,000 above Domain’s own automated estimate. That combination usually means one of two things - either deliberately conservative underquoting to spark competitive bidding on the day, or a genuine sign that renovated character stock in this specific price band hasn’t moved as much as the adress alone would suggest.
Recommended action: request the agent’s pre-action guidance and register to bid - but treat the $5.OM guide as a floor to test, not a fair-value anchor, and have the 2021 sale price and AVM range ready as leverage in any pre-auction conversation.

#bondibeach #sydneyrealestate #realestate #easternsuburbs taken in Bondi Beach, Sydney by @select10__buysell

6

0

a month ago

Fairlie Court, South Yarra

#select10 #realestate #buyright #southyarra taken in South Yarra, Victoria, Australia by @select10__buysell

4

0

2 months ago

Why #1: 1 Canberra Grove, Malvern
910m’ in Malvern’s premium residential belt is exceptional for the corridor - the land quantum alone justifies the position. New listing this week (mod 260819). EOl format with a well-calibrated guide range suits an evidence-prepared buyer. At 910m’ and $4.7M-$5.1M, pool and established gardens are virtually certain at this specification level.
Will Bennison (JC Stonnington) is a top-20 Stonnington operator. The brief match on land, pool likelihood, 4-bed, and Malvern position is near-perfect. Action: inspect Saturday 1pm. Call Bennison today to pre-register and understand EOl process. taken in Malvern, Victoria, Australia by @select10__buysell

6

0

2 months ago

7

0

2 months ago

TOP PICK - WHY #1
6 Summerhill Road, Templestowe
* NEW 6b 5ba 4car 4car. $8.0M-$8.8M
New listing this week. 6 bedrooms, 5 bathrooms, 4 car spaces on 4,001m2 in Templestowe at $8.OM-$8.8M. RT Edgar Manningham (James Hatzolos / Keith Stoikos). Summerhill Road is a premium Templestowe address - elevated position with likely Yarra Valley views across the 4,001m2 holding. The evidence ceiling anchors: 17 Colonsay Street sold $4,620,000 (5b 3ba 2car) and 5 Princely Terrace sold $6,250,000 (5b 4ba 8car). The $8.0M-$8.8M guide implies a significant improvement premium above the comparable sales. The critical question for any buyer: what is the land rate implied if the dwelling is treated as a holding structure? At 4,001m2 and guide midpoint $8.4M, the implied land rate is ~$2,100/m? - appropriate for a premium Templestowe position but requiring validation against the Colonsay and Princely Terrace comps. taken in Templestowe, Victoria, Australia by @select10__buysell

5

0

2 months ago

TOP PICK — WHY #1
9 Blackwood Avenue, Clovelly
Buyers Guide $7,700,000 · The Evidence Anchor
A PPD Real Estate buyers guide of $7,700,000 on a 4-bedroom 3-bathroom house in Clovelly is the most evidence-anchored listing on the page. Alexander Phillips and Thomas Fuller are PPD’s two most active Eastern Beaches operators — their buyers guides consistently calibrate within 5–10% of the eventual sale outcome. The primary evidence comp: 16 Northumberland Street, Clovelly sold $6,770,000 (5b 2ba 2car house). 9 Blackwood Avenue is a 4-bed 3-bath specification — note the 2-bathroom step down from the Northumberland comp, but the 3-bath upgrade from median stock. The $7.7M guide implies a premium position, ocean views, or superior presentation relative to the Northumberland comparable. Inspect tomorrow (Sun) 11:45am. Call Thomas Fuller today to understand the property’s position, views, and campaign format before the Sunday inspect.

#clovellybeach #sydney taken in Clovelly Beach by @select10__buysell

6

0

2 months ago

S10 on Risk
Missing out feels devastating in the moment. It fades in 6 weeks. Buying the wrong property at the wrong price lasts 10 years. Or longer, if you cant sell without taking a loss.
The fear that drives most property decisions is the fear of missing out. The risk that actually damages wealth is the risk of buying wrong.
A property that scores 5.8 on the Select10 framework is a property with structural problems: wrong orientation, main road exposure, vendor markup unsupported by evidence, or a configuration that limits the future buyer pool.
Buying it because you’re afraid of missing it is not a property strategy.
It’s emotion with a mortgage.
The right property at the right price exists. You need the intelligence to identify it - and the discipline to walk away from the ones that don’t quality.
That’s what Select10 is for.

#select10 #buyright #propertyFOMO #propertyintelligence #buyersadvice taken in Australia by @select10__buysell

7

0

2 months ago

TOP PICK — WHY #1
34 Wallaroy Road, Woollahra
★ NEW · 758m² · Auction 22 Aug · 7 Days
Wallaroy Road is one of Woollahra’s most prestigious residential addresses. 758m² of freestanding land in the Eastern Suburbs going to public auction on Saturday 22 August — 7 days from today. The Agency (Ben Collier). No guide listed — which makes the evidence brief essential before bidding. Sold comps: 13 Pickering Lane $6,800,000 (4b 2ba 2car) and 304 Jersey Road $13,800,000 (5b 5ba 2car) anchor the evidence range. A 5b 4ba 2car on 758m² at Wallaroy Road — assuming well-presented contemporary or period renovation — sits in the $7.5M–$10M+ evidence range depending on finishes and aspect. Call Ben Collier today. Inspect in the coming week before the auction. Evidence brief must be ready by Tuesday if the auction ceiling is to be reliably constructed.#sydney #realestate #buyersagent taken in Woollahra, New South Wales by @select10__buysell

6

0

2 months ago