The Block auction 2025: date, stakes and the late twists set to shape Daylesford’s grand finale

With The Block auction just days away, momentum has shifted again in the last 24 hours: judges have signalled a “two-horse race” for the crown, buyer advocates are warning that published price guides may not tell the whole story, and a high-profile Daylesford property has landed on the market in the same price band—threatening to siphon attention from at least one of the five homes. All eyes now turn to how reserves are set and in what order the houses go under the hammer, two levers that have decided tight seasons before.

When is The Block auction and how it works

The real-world auctions are scheduled for Saturday, 25 October in Daylesford, with the televised finale airing Sunday, 26 October at 7:00pm AEDT. Final reserves will be revealed on auction day. As ever, the winning team is determined by profit above reserve, not absolute sale price, so even a mid-pack house can win if the reserve is sharp and bidding is lively. Seasoned advocates will study comparable sales in the Hepburn/Daylesford corridor, recent rate moves, and buyer mix (owner-occupiers vs investors vs tree-change cash buyers) to gauge likely clearance.

The Block auction price guides and the “competition next door”

Over the past day, industry chatter has zeroed in on the stated $3.0–$3.3 million guides attached to the five homes. Some buyer agents argue those figures may prove optimistic once reserves and auction-day nerves collide; others say the bespoke architecture, turnkey finish and TV halo justify the band—especially for homes positioned on larger blocks or with superior outlooks. Complicating matters, a competing Daylesford listing has hit the market within the same guide. That second option gives high-net-worth buyers a non-TV alternative and could split demand if auction-room energy dips.

What to watch in the room

• Depth of bidders at each home: more than three serious paddles typically correlates with a result above reserve.

• Vendor bids and pauses: signals about reserve flexibility and seller confidence.

• Gaps between homes: if one sale stalls, momentum can lag for the next property unless the order is reset.

Judges tip a two-horse race—does the form guide stack up?

Judges have been unusually aligned this week, floating the idea that two teams are out in front heading into The Block auction. Their logic mirrors the season’s scorecards: consistent room-reveal performance, cohesive landscaping, and buyer-friendly floor plans that don’t punish furniture placement or natural light. Historically, that profile does translate to stronger inspections and bidder intent. But auctions turn on psychology; a single deep-pocketed underbidder can push any house well beyond expectations if emotion kicks in or if a prestige buyer decides they “must” have a particular outlook or kitchen.

Strategy will decide the finale: reserves, order and advocate gamesmanship

Two decisions will shape the night more than any styling tweak:

1. Reserves: Teams lobby hard for realistic reserves; too high and bidders evaporate, too low and profit leaves on the table. Smart reserves anchor expectations while leaving daylight for at least two bidding increments beyond the final underbidder’s ceiling.

2. Auction order: Going first can capture fresh buyer enthusiasm, but the “anchor” slot can benefit if fear of missing out builds through earlier sales. Producers have alternated approaches over the years; this season’s market conditions may favour starting with a crowd-pleaser to set a comp everyone believes.

Expect advocates to triangulate: they’ll test vendors’ flexibility during pauses, probe whether inclusions (furniture, appliances, landscaping extras) can be bundled to keep a skittish bidder engaged, and quietly steer clients away from bidding wars where the emotional premium looks unsustainable.

The Block auction cheat sheet

• Location: Daylesford, VIC (regional prestige market with strong lifestyle demand).

• Guide band: Commonly cited at $3.0–$3.3 million, subject to final reserves.

• Buyer mix to watch: Melbourne downsizers seeking space; regional upgraders; cashed-up tree-changers; select investors hedging against inner-city supply.

• Swing features: Northern light to living zones, garaging, landscaping maturity, flexible work-from-home spaces, and thermal performance (winters in Daylesford are cold).

• Risk factors: Guide-to-reserve gaps, interest-rate sensitivity at the $3m+ level, and a competing local listing diluting urgency.

What a winning result will look like

The champion on Sunday night is likely to pair a reserve that meets the market with a bidding pool at least three deep, building in steady $25k–$50k rises and a final, emotional push above reserve. Houses with clear zoning (separate kid/guest wings), livable kitchens (island orientation, pantry flow), and finished outdoor rooms tend to unlock that last $100k–$200k. Conversely, any property with a tricky floor-plate or compromised facade may need sharper reserves to spark competition.

Final word before paddles up

In the last 24 hours, sentiment around The Block auction has sharpened: guides are under the microscope, the two-horse narrative has hardened, and rival stock has emerged to tempt premium buyers. That cocktail sets up a finale where craft and psychology matter as much as square metres. If reserves are disciplined and the order amplifies momentum, expect at least one sale to sprint past reserve—and a season decided not by the biggest house, but by the one that keeps the bidding war alive the longest.