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Prepared for Ib & Ally · d36 property · 22 October 2026

Selling 76-78 Easey Street, and what you get back

Here's how I'd run the sale as your vendor's advocate, what it costs, and what you genuinely get back from it: your time, a better result, and a network you don't have to build yourselves. You bought it in 2009 and did the reno yourselves, so you know every corner of it better than anyone. You told me in July you want it sold cleanly, with no mess, and you're not in a rush. This is built around that.

Floor plan of 76-78 Easey Street
307m²Land, on title
3 bed, 2 bathMaster with WIR and ensuite
6×7m front roomRoom for a 4th bedroom or second living
Rear accessRight-of-way off Little Abbott St, parking and garage
No heritage overlayOne of two on your stretch
Leased to mid Jan$1,000 a week
60+ hours
Time back

Agent interviews, the tenant notice, trades, inspections, buyer calls, negotiation, contract. I do all of it. You take two calls a week.

$78k to $85k
Money made

Over the benchmark on the last two measurable Melbourne sales. Agents are paid to sell; I'm paid to sell at your number.

One network, every channel
Connections brought

Off-market buyer channels, the online campaign through the appointed office, and the trades for the prep. The whole package under one roof.

1What's being solved

What's getting in the way of selling this the way you want to.

Time
60+ hours
That's what selling a tenanted house properly takes. Agents, the tenant notice, trades, buyers, the contract. You told me you don't want to put the work in, so I do it.
Money
2.7% return
$1,000 a week on a house worth around $1.9M, with about $1M still owing. Selling it right clears the debt and frees up the rest for shares and wholesale.
Connections
1 agent
Right now it's just the managing agent, and his valuation came in at the same $1.9M as the offer he floated a couple of months earlier. That's one opinion, not the market.

Two agents for the price of one

  • A selling agent chosen on evidence, working to our brief, plus me on your side of the table.
  • My share comes out of their commission. You pay what you'd pay going direct, and get both of us.
  • A renovation lens, not a sales pitch. Years hands-on across dozens of renovations. I only recommend spend that comes back with interest.
  • One point of contact. Weekly update with names and numbers. No agent calls unless you want them.

Where the price sits

  • Your gut said nothing without a 2 in front. The agent's $1.9M matched his own earlier offer, and my $2.1M in July was a desktop. Data points, not sales.
  • Seven houses on 260 to 362m² within 1.6km sold $1.72M to $2.14M since April. The next page adjusts every one of them to your house.
  • Collingwood's own $1.5M to $1.95M sales sit on 116 to 187m². Yours is close to double, with parking, two bathrooms, the big front room and no heritage overlay. That's what buyers pay more for.
  • Down the street, 91 Easey made $1.54M in June on 243m², not updated, one bathroom and no parking. Buyers will bring it up, so we need to be ready to show why yours is worth more.
  • If the room doesn't reach your number, it doesn't sell. That's the point of having someone who isn't paid to close.
Three numbers, agreed before anything goes out: acceptable, target and blue sky. You said you'd give a little if it all happened easily and you could walk away with no mess. That's a fair call to make, and the acceptable number is what tells us when easy is good enough.

2The comparable sales, properly

Houses near you on similar land, sold since April, each one checked against its listing and photos. Every sale is adjusted to your house, and the settings are yours to move. Tap any house, dot or card.

76-78 Easey Street, what the evidence says
$0
0
sales in the set
$0
presentation lift
$0
strongest adjusted sale
Your three numbers, from the same evidence
Acceptable
$0
as it is, lower end
Target
$0
presented, middle
Blue sky
$0
presented, top of the room

Where they are

PresentedRenovatedDated

Land vs sale price. Dots are the sales, the blue bar is your range at 307m²

The sales

Houses near you on similar land, sold since April. Tap one to see it next to yours on the next page.

The assumptions behind every adjustment

My starting numbers. Move any of them and everything on this page updates.

How to read this. Every sale goes through the same steps you can see above, so each one becomes a price for your house. The big number at the top is the middle of all of them, and the range is the middle half. Untick any house you don't think is fair and it drops out.
Left out on purpose.
  • 141-143 Keele St, 354m². The price only appears in an agent's sales document, not a listing.
  • 75 Budd, 73 Gold, 19 Otter. $1.75M to $1.94M, but on 136 to 187m². A different house.
  • 41 Heidelberg Rd, main road. 7-9 Mason St, a development site.

Prices, dates and land sizes from Domain and realestate.com.au sold listings, checked 23 October 2026. Condition judged from each listing's photos. This is a guide for our conversation, not a valuation.

3Your house next to each sale

Pick a sale. It starts at what that house sold for, then moves for every difference between it and yours. The settings on the last page drive every step.

One sale, turned into a price for yours

Yours
76-78 Easey Street
76-78 Easey St307m² · 3 bed · 2 bath · off-street parkingGoogle Street View, Easey St
This sale

Start with what it sold for, add what yours has that it didn't, take off what it had that yours doesn't. What's left is what that sale says your house is worth.

4The last four vendor's advocacy clients we've helped

Different houses, same way of working. Pick the agent on their numbers, only spend what comes back, line up buyers before launch, and hold the vendor's price on the day.

Sydney CBD
Sydney CBD · October 2026
Sold off-market in 7 days

Interstate client. Agent shortlisted and campaign mapped, then a buyer from the building appeared. Opening offer $1.1M, done at $1.15M on his terms, settles 1 December.

Zero calls made by himNo campaign spendBuyer through the building
Kilsyth
Kilsyth · sale and renovation
$85k above expectations

Owners interstate, home left as a rental. Targeted refresh, agent chosen, campaign run. 17 offers across 3 inspections, an area record, eight weeks.

Managed from interstateArea recordTrades and agent brought in
Preston
Preston · sale
Above the quoted range

Couple upsizing. Prep, agent selection, pricing and timeline run end to end. 25 groups at the first open, an offer two days later.

Clients moved on to buyingAbove rangeAgent competition
Thomastown
Thomastown · renovation and sale
$78.5k above the median

Exterior restored, gardens rebuilt, facade refreshed, then agent selection and auction-day guidance. Twice the suburb's average bidders.

Project managed end to end$78.5k over medianTrades at our rates

5The roadmap, start to settlement

Click any stage. Blue is what I do, green is what you do.

The one hard date. To have the house empty when the lease ends in mid-January, the tenants need 60 days' written notice that it's being sold, so it goes out by Monday 16 November. The notice has to come with an agent's authority to sell or a contract prepared by a conveyancer, which is why the agent and the contract come first.

6The renovation lens

I can't call this off photos, so the first step is a walk through the house, which we can do with the tenants still in on proper notice. From there every dollar is judged the same way: does it come back in the sale price with interest. If it doesn't, it doesn't happen.

1

Inspect

Walk the house room by room with the sale in mind, not a wish list.

2

Scope and score

Each item gets a cost and an expected lift. Anything that doesn't clear the bar is dropped.

3

You approve

Every quote across your desk first. You see the spend and the reason beside it.

4

I run it

Trades, timing and sign-off handled by me, billed at $175 an hour plus GST and scoped to the works.

Thomastown before
Before
Thomastown after
After
Thomastown
$78.5k above the median

Exterior only. Roof, fascia and gutters restored, 30 new trees and shrubs, new doors, concrete and windows restored, a new front timber wall, and a colour refresh on the garage, patio and fences. Twice the suburb's average bidders at auction.

Kilsyth exterior
Exterior
Kilsyth lounge
Inside
Kilsyth
$85k above expectations

A tired rental the owners had left behind when they moved interstate. Targeted updates only, tired areas refreshed and the original features brought back. Seventeen offers across three inspections and an area record, eight weeks start to finish.

What that means for Easey Street. You said you'll spend some money for a result, just not a stack of it. That's exactly the test above. From what you described in July, my guess is presentation, not building work, and tired but neat is a good place to start from. Before a dollar goes in, I'll mock up the finished look with AI renders, the same way you did the shed, so you can see the lift first. If the walk-through says "do very little", that's what I'll tell you.

7Who's in the room

Connections brought. Five buyer pools worked at once, before launch, not during.

Builders and growing families

307m², rear access, no heritage overlay, and a front room big enough for a fourth bedroom. People who see what it becomes.

This year's underbidders

Everyone who bid and lost on a 3-bed in Collingwood, Abbotsford, Fitzroy or Clifton Hill. Sitting in the shortlisted agents' books.

Buyers' agents with a brief

Inner-north briefs at $1.7M to $2.1M, through my network across off-market and buyer channels.

The $1.9M buyer

The managing agent's buyer, if they're real. Invited to put it in writing, in a room with competition.

Targeted digital

Yarra and inner-north professionals browsing $1.7M+, alongside the agent's portal campaign.

Agents. I've already started the hitlist from this year's inner-north results. The shortlist and the interviews get completed once we're formally engaged, and the managing agent is welcome to pitch on the same terms as everyone else. You see the top two with my pick and the reasons before anyone is appointed.

8What it costs, and next steps

The money

My fee to you$0
Selling agent's commissionNegotiated by me, agreed before appointment
My sharePaid by the agent from that commission
Styling, photography, campaign, conveyancingAt cost, quotes first
Renovation advice and execution, scoped to the works$175/hr + GST

The commission is what you'd pay a selling agent anyway. The difference is what sits on top of it: the agent working to our brief, the buyer network, the price held, and the prep planned and run, all through one person.

Five things from you

  • A beer: an hour together to go through this and land your three numbers.
  • Accountant: a quick word on which financial year you'd like settlement to land in, since the capital gains comes either way.
  • Managing agent: no lease renewal, and hold any notice until the agent's appointed.
  • Conveyancer: yours, or I'll line one up. The contract starts early because the tenant notice needs it.
  • A yes, or the parts you want changed. Then the agreement comes over and the agent interviews start.

Happy to go through any of it in person, whichever day suits you both.

Dineth Ekanayake · Director, d36 property · 0404 901 345 · dineth@d36property.com.au
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