Downsizing rarely feels simple.
Our clients had lived in their Victorian home in Hawthorn for over 30 years. Their children grew up there. The home held deep memories. Their move required care, planning, and clear advice.
The Strategy – Buy First, Then Sell.
We agreed on a clear strategy. Buy first. This removed pressure and allowed our clients to choose the right home without rushing.
We secured a luxury apartment with a six-month settlement. That gave our clients time to prepare their Hawthorn home for sale.
The Apartment Search
The apartment search began in October 2025. Our clients wanted quality, space and long-term comfort. Large internal living areas were essential.
We inspected 15 luxury apartments across Toorak, Armadale, Camberwell & Kew. Five of these opportunities were off-market.
Several apartments looked appealing at first. However, careful analysis revealed compromises.
For example, one apartment in The Carlisle building in Armadale offered a great floor plan and low-density living. The concern was the car park located directly behind the apartment. Upon further due diligence, it became clear that the car park behind was owned by a developer who had been trying to develop the land. It’s only a matter of time before another development comes along and takes away the apartment’s views and natural light.
We should not compromise and proceed with such uncertainty. Other buildings were rejected because they were higher-density or carried owners’ corporation fees that did not match the offering. Downsizers deserve clarity at this stage. Saying no is often the most important advice.
The Toorak Opportunity
During the search, we inspected an apartment in the Paul Conrad-designed ADA building in Toorak.
Our clients loved it immediately. The apartment offered 207 square metres of internal space. High-quality interior finishes, large living zones, a genuine butler’s pantry, and a spacious laundry.
The apartment was first offered to us off-market for $3,100,000 in November 2025. That equated to roughly $14,975 per square metre. We felt the price was too high and advised our clients to wait and keep searching.
Three months later, the property returned to the market with a new agent and a new asking range of $2,690,000 to $2,850,000. At that level, the value started to make sense to our clients.
Negotiation And Purchase
We opened negotiations with a starting offer of $2,500,000 to test the vendor’s position. Several rounds of negotiation followed. The apartment was secured for $2,690,000. That equated to roughly $12,995 per square metre.
We believed this represented strong value. Some off-the-plan apartments in the same building had sold for close to $16,000 per square metre.
Challenges Along The Way
The search was not straightforward. Several factors made the process challenging. Limited supply of apartments larger than 200 square metres. Unrealistic vendor price expectations. Developments with a higher investor ownership level. Emotional considerations after 30 years in a family home.
Throughout the process, we reviewed contracts, assessed building quality and worked closely with key advisers. Most importantly, we helped our clients stay patient and avoid compromised options.
The Outcome
Our clients secured a high-quality apartment in a premium Toorak building. The six-month settlement now gives them valuable time to properly prepare their Hawthorn home for sale.
With strategic improvements and professional staging, the goal is simple: to create a space that feels like home. Present the home at its best and maximise the final sale price.
For clients moving from a long-held family home into apartment living, the process requires careful planning. Buying well and selling well at the same time is where experienced advice makes the difference.
Considering Downsizing In Melbourne?
If you are thinking about selling a family home and moving into a luxury apartment, planning matters. You can read more about how our vendor advisory service works using the case study.
In the next phase, we will help project-manage the preparation works. Trades in Melbourne can be difficult to secure. The right connections matter. Timing matters.
Our team will coordinate key improvements, including internal painting, new carpets and blinds, light fittings, garden improvements, and sanding and polishing the original timber floors.
These floors had not been refinished for 30 years. Restoring them will lift presentation and buyer appeal. Professional staging will complete the preparation before the home goes to market.
I’m Andrew Date from Industry Insider Property.
Our clients consistently say we’re the best decision they made in their property journey. Read our reviews on LinkedIn and Google to see why.
