Melbourne Real Estate Agency Fined $600,000 for Underquoting Nine Properties

Apr 24, 2026, 08:11
A2

Melbourne Real Estate Agency Fined $600,000 for Underquoting Nine Properties

Introduction

A real estate agency in Melbourne, Ray White Oakleigh, must pay $600,000. The Federal Court gave this fine. The agency told people that houses cost less than their real price. This is called underquoting. The agency did this for nine houses in 2022 and 2023.

Main Body

The court said the agency was wrong. It gave wrong information to people. The agency said some houses cost 30% less than the real price. People looked at these houses. They spent time and money. But the houses sold for more money. The agency made more than $200,000 from these sales. The judge looked at the company. It is a small business. It made $4 million last year. But its profit was only $215,000. The judge also said the agency did this on purpose. It was the first time the agency did something wrong. The agency now has new owners. They started in August. The old owner, Chris Kelepouris, still works for Ray White. Ray White now uses new computer systems. These systems help find problems. A different agent, Nick Strilakos, also had problems. He agreed to stop selling houses for one year. He also took a class about prices. The government started looking at this agency after many people complained. The government minister, Paul Edbrooke, said this fine is a big win. It tells people that underquoting is not allowed. The government wants to change the law. Sellers must tell the lowest price before a sale. They must give free building and pest reports. They cannot hide the sale price.

Conclusion

The Federal Court fined the old owner of Ray White Oakleigh $600,000. This is the biggest fine for underquoting. The agency has new owners now. They are using new rules to follow the law.

Vocabulary Learning

fine
Money you must pay because you did something wrong.罰款
Example:The court gave a fine of $600,000.
law
A rule that people must follow.法律
Example:The government wants to change the law.
price
The amount of money you pay to buy something.價格
Example:The house price was very high.
sell
To give something to someone for money.賣
Example:They want to sell their house.
wrong
Not correct or not right.錯誤的
Example:The information was wrong.

Sentence Learning

A real estate agency in Melbourne, Ray White Oakleigh, must pay $600,000.
This sentence uses 'must pay' to show an obligation or a rule.本句使用 'must pay' 來表示一個義務或規則。
The agency told people that houses cost less than their real price.
This sentence uses 'told people that' to report what the agency said.本句使用 'told people that' 來報告該機構所說的話。
People looked at these houses.
This sentence uses the past tense verb 'looked' to describe a finished action.本句使用過去式動詞 'looked' 來描述一個已完成的動作。
The judge also said the agency did this on purpose.
This sentence uses 'on purpose' to mean the agency did it intentionally.本句使用 'on purpose' 來表示該機構是故意這樣做的。
Sellers must tell the lowest price before a sale.
This sentence uses 'must tell' to show a future rule or requirement.本句使用 'must tell' 來表示一個未來的規則或要求。
B2

Melbourne Real Estate Agency Fined $600,000 for Underquoting Nine Properties

Introduction

A Melbourne real estate agency, Ray White Oakleigh, has been fined $600,000 by the Federal Court for underquoting properties. The agency admitted to advertising nine properties at prices it knew were substantially below their true market value during sales campaigns in 2022 and 2023.

Main Body

The fine was imposed on the former licensee of Ray White Oakleigh, White Ray (Oakleigh) Pty Ltd, following a judgment delivered on Friday. The court found the agency engaged in misleading or deceptive conduct. In some instances, properties were advertised more than 30% below the price agents expected them to achieve. As anticipated by the agents, the homes sold for significantly more than their advertised listings. Justice John Snaden stated that these misrepresentations created false expectations among potential buyers, wasting their time and incurring unnecessary costs as they investigated properties they might not have otherwise considered. The agency earned over $200,000 in commissions from these sales, including bonuses from properties selling above the reserve price. In determining the fine, Justice Snaden considered the company''s status as a small business, noting that while it earned over $4 million in revenue last financial year, its profit was only approximately $215,000. The judgment also accounted for the agency being a first-time offender, the deliberateness of its conduct, and its willingness to address the systemic shortfalls that permitted the underquoting. A Ray White spokesperson confirmed that Ray White Oakleigh now has new owners and licensees who have managed the business since August. The spokesperson acknowledged that under the previous owners, the agency had inadequate systems. The former licensee, Chris Kelepouris, remains with Ray White as founder and principal director of Ray White Ashburton. The spokesperson stated that Ray White has invested heavily in technology systems since the matter arose to assist business owners in identifying potential risk areas and enhancing compliance. Consumer Affairs Victoria had also taken former agent Nick Strilakos to court over alleged misleading conduct; those proceedings were dismissed in June last year after Strilakos agreed to a one-year ban from selling real estate and to undergo price quoting training. Strilakos now works as head of performance at VICPROP. The investigation was initiated following multiple complaints from homebuyers. When announcing court action in 2024, the regulator alleged agents had exchanged messages indicating they believed properties would sell for considerably higher prices and sometimes placed bets on the highest sale price. Victoria''s consumer affairs minister, Paul Edbrooke, described the judgment as a significant win for the underquoting taskforce, noting it was the largest fine imposed since the taskforce began in September 2022. He stated that the penalty sends a message that underquoting is illegal and will have consequences. The judgment precedes planned law reforms aimed at eliminating underquoting. These reforms, prompted by an investigation, will require vendors to disclose reserve prices before auction, mandate free building and pest reports for prospective buyers, and ban the withholding of sale prices. The reforms have bipartisan support, although the Allan government and Consumer Affairs Victoria have faced criticism for insufficient enforcement of existing laws.

Conclusion

The Federal Court has imposed a $600,000 fine on the former licensee of Ray White Oakleigh for underquoting nine properties, marking the largest penalty issued by the underquoting taskforce since its inception. The agency has since changed ownership, and new compliance measures are being implemented.

Vocabulary Learning

bipartisan support
Agreement or approval from two major political parties or opposing groups.兩黨支持（兩個主要政黨或對立群體達成的共識或認可）。
Example:The proposed law reforms have bipartisan support, meaning both major parties agree on the changes.
compliance
The act of obeying rules, laws, or standards, especially in a professional or regulatory context.合規（遵守規則、法律或標準的行為，尤其在專業或監管領域）。
Example:The company invested in new technology systems to improve compliance with real estate laws.
misleading or deceptive conduct
Actions or statements that cause someone to believe something that is not true, especially in business or legal contexts.誤導或欺騙行為（在商業或法律環境中使人產生錯誤信念的行為或陳述）。
Example:The court found the real estate agency guilty of misleading or deceptive conduct by advertising false prices.
reserve price
The minimum price that a seller is willing to accept for an item at auction.保留價（拍賣中賣方願意接受的最低價格）。
Example:Under the new reforms, vendors must disclose the reserve price before the auction begins.
underquoting
The illegal practice of advertising a property for sale at a price lower than the estimated selling price or the seller's expectations.低報價格（指將物業廣告價格報低於實際預期售價的違規行為）。
Example:The agency was fined for underquoting, as it listed homes 30% below their expected sale price.

Sentence Learning

The court found the agency engaged in misleading or deceptive conduct.
Passive voice is used to report the court's finding formally, focusing on the agency's action rather than the court.被動語態用於正式報導法院的裁決，焦點放在機構的行為而非法院本身。
In some instances, properties were advertised more than 30% below the price agents expected them to achieve.
Passive voice ('were advertised') and a relative clause ('agents expected them to achieve') combine to describe the underquoting practice clearly and concisely.被動語態（「被廣告」）和關係從句（「經紀預期它們能達到的價格」）結合，清晰簡潔地描述了低報價格的做法。
As anticipated by the agents, the homes sold for significantly more than their advertised listings.
The linking phrase 'As anticipated by the agents' introduces a cause-effect relationship, showing that agents' expectations matched the actual outcome.連接短語「正如經紀所預期」引入了因果關係，顯示經紀的預期與實際結果一致。
The judgment also accounted for the agency being a first-time offender, the deliberateness of its conduct, and its willingness to address the systemic shortfalls that permitted the underquoting.
This sentence uses a list structure with parallel noun phrases and a relative clause ('that permitted the underquoting') to organize multiple factors considered in the fine.此句使用並列名詞短語的列表結構和關係從句（「導致低報價格的」），組織了罰款中考慮的多個因素。
The reforms have bipartisan support, although the Allan government and Consumer Affairs Victoria have faced criticism for insufficient enforcement of existing laws.
The linking word 'although' shows contrast between the support for reforms and the criticism of enforcement, creating a balanced and nuanced statement.連接詞「although」顯示了改革的支持與執法批評之間的對比，形成平衡且細緻的陳述。
C2

Melbourne Real Estate Agency Fined $600,000 for Underquoting Nine Properties

Introduction

A Melbourne real estate agency, Ray White Oakleigh, has been fined $600,000 by the Federal Court for underquoting properties. The agency admitted to advertising nine properties at prices it knew were substantially below their true market value during sales campaigns in 2022 and 2023.

Main Body

The fine was imposed on the former licensee of Ray White Oakleigh, White Ray (Oakleigh) Pty Ltd, following a judgment delivered on Friday. The court found the agency engaged in misleading or deceptive conduct. In some instances, properties were advertised more than 30% below the price agents expected them to achieve. As anticipated by the agents, the homes sold for significantly more than their advertised listings. Justice John Snaden stated that these misrepresentations created false expectations among potential buyers, wasting their time and incurring unnecessary costs as they investigated properties they might not have otherwise considered. The agency earned over $200,000 in commissions from these sales, including bonuses from properties selling above the reserve price. In determining the fine, Justice Snaden considered the company''s status as a small business, noting that while it earned over $4 million in revenue last financial year, its profit was only approximately $215,000. The judgment also accounted for the agency being a first-time offender, the deliberateness of its conduct, and its willingness to address the systemic shortfalls that permitted the underquoting. A Ray White spokesperson confirmed that Ray White Oakleigh now has new owners and licensees who have managed the business since August. The spokesperson acknowledged that under the previous owners, the agency had inadequate systems. The former licensee, Chris Kelepouris, remains with Ray White as founder and principal director of Ray White Ashburton. The spokesperson stated that Ray White has invested heavily in technology systems since the matter arose to assist business owners in identifying potential risk areas and enhancing compliance. Consumer Affairs Victoria had also taken former agent Nick Strilakos to court over alleged misleading conduct; those proceedings were dismissed in June last year after Strilakos agreed to a one-year ban from selling real estate and to undergo price quoting training. Strilakos now works as head of performance at VICPROP. The investigation was initiated following multiple complaints from homebuyers. When announcing court action in 2024, the regulator alleged agents had exchanged messages indicating they believed properties would sell for considerably higher prices and sometimes placed bets on the highest sale price. Victoria''s consumer affairs minister, Paul Edbrooke, described the judgment as a significant win for the underquoting taskforce, noting it was the largest fine imposed since the taskforce began in September 2022. He stated that the penalty sends a message that underquoting is illegal and will have consequences. The judgment precedes planned law reforms aimed at eliminating underquoting. These reforms, prompted by an investigation, will require vendors to disclose reserve prices before auction, mandate free building and pest reports for prospective buyers, and ban the withholding of sale prices. The reforms have bipartisan support, although the Allan government and Consumer Affairs Victoria have faced criticism for insufficient enforcement of existing laws.

Conclusion

The Federal Court has imposed a $600,000 fine on the former licensee of Ray White Oakleigh for underquoting nine properties, marking the largest penalty issued by the underquoting taskforce since its inception. The agency has since changed ownership, and new compliance measures are being implemented.

Vocabulary Learning

bipartisan support
Agreement or cooperation between two major political parties that usually oppose each other's policies.兩黨支持：兩個通常互相反對對方政策的政黨之間達成的協議或合作。
Example:The reforms aimed at eliminating underquoting have bipartisan support, although the government has faced criticism for insufficient enforcement.
deliberateness
The quality of being done consciously and intentionally, with full awareness of the consequences; willfulness.故意性：有意識地、蓄意地行事，並完全知悉後果的性質；蓄意。
Example:The court considered the deliberateness of the agency's conduct when determining the fine.
misrepresentation
A false or misleading statement of fact made by one party to another, which induces the other party to enter into a contract or take action to their detriment.虛假陳述：一方對另一方作出的事實性虛假或誤導性陳述，誘使對方訂立合約或採取對其不利的行動。
Example:Justice Snaden stated that these misrepresentations created false expectations among potential buyers, wasting their time and incurring unnecessary costs.
systemic shortfalls
Fundamental weaknesses or deficiencies inherent in the structure, processes, or procedures of an organization or system, rather than isolated errors.系統性缺陷：組織或系統的結構、流程或程序中固有的根本性弱點或不足，而非個別錯誤。
Example:The judgment accounted for the agency's willingness to address the systemic shortfalls that permitted the underquoting.
underquoting
The practice of deliberately advertising a property for sale at a price lower than the seller's estimated selling price or the agent's realistic expectation, to attract more buyers.低報價格：故意將物業的廣告價格報低於賣家的預期售價或代理的實際估價，以吸引更多買家的行為。
Example:The agency was fined for underquoting nine properties, advertising them at prices more than 30% below what agents expected them to achieve.

Sentence Learning

Justice John Snaden stated that these misrepresentations created false expectations among potential buyers, wasting their time and incurring unnecessary costs as they investigated properties they might not have otherwise considered.
The main clause is 'Justice John Snaden stated'. A noun clause ('that these misrepresentations created false expectations among potential buyers') acts as the direct object. This is followed by two participial phrases ('wasting their time' and 'incurring unnecessary costs') functioning as adverbials of result. A subordinate adverbial clause ('as they investigated properties') is embedded, which itself contains a reduced relative clause ('they might not have otherwise considered') modifying 'properties', featuring a past counterfactual conditional ('might not have otherwise considered').主句為「Justice John Snaden stated」。名詞子句（「that these misrepresentations created false expectations among potential buyers」）充當直接賓語。其後接兩個分詞短語（「wasting their time」和「incurring unnecessary costs」），作為結果狀語。句中嵌入一個從屬狀語子句（「as they investigated properties」），該子句本身又包含一個簡化關係子句（「they might not have otherwise considered」）修飾「properties」，並使用了過去反事實條件句（「might not have otherwise considered」）。
In determining the fine, Justice Snaden considered the company's status as a small business, noting that while it earned over $4 million in revenue last financial year, its profit was only approximately $215,000.
The sentence opens with a fronted participial phrase ('In determining the fine') acting as an adverbial of time/context. The main clause is 'Justice Snaden considered the company's status as a small business'. A present participial phrase ('noting...') provides additional detail. Within this phrase, a noun clause ('that while it earned over $4 million... its profit was only...') serves as the object of 'noting'. This noun clause itself contains a concessive adverbial clause ('while it earned over $4 million in revenue last financial year') that contrasts with the main idea of the clause ('its profit was only approximately $215,000').句子以句首分詞短語（「In determining the fine」）開頭，作為時間/背景狀語。主句為「Justice Snaden considered the company's status as a small business」。現在分詞短語（「noting...」）提供補充細節。在此短語內，一個名詞子句（「that while it earned over $4 million... its profit was only...」）作為「noting」的賓語。這個名詞子句本身包含一個讓步狀語子句（「while it earned over $4 million in revenue last financial year」），與該子句的主要意思（「its profit was only approximately $215,000」）形成對比。
The judgment also accounted for the agency being a first-time offender, the deliberateness of its conduct, and its willingness to address the systemic shortfalls that permitted the underquoting.
The main clause is 'The judgment also accounted for'. The object of 'accounted for' is a series of three noun phrases in a list: 'the agency being a first-time offender' (a gerund phrase with a possessive subject), 'the deliberateness of its conduct' (a simple noun phrase), and 'its willingness to address the systemic shortfalls' (a noun phrase with an infinitive complement). This final noun phrase contains a restrictive relative clause ('that permitted the underquoting') modifying 'systemic shortfalls'. The sentence demonstrates high lexical density through nominalization and complex noun phrase structures.主句為「The judgment also accounted for」。「accounted for」的賓語是一系列三個名詞短語組成的列表：「the agency being a first-time offender」（帶有所有格主語的動名詞短語）、「the deliberateness of its conduct」（簡單名詞短語）以及「its willingness to address the systemic shortfalls」（帶有不定式補語的名詞短語）。最後一個名詞短語包含一個限制性關係子句（「that permitted the underquoting」）修飾「systemic shortfalls」。該句子通過名詞化和複雜名詞短語結構展現了高詞彙密度。
When announcing court action in 2024, the regulator alleged agents had exchanged messages indicating they believed properties would sell for considerably higher prices and sometimes placed bets on the highest sale price.
The sentence begins with a fronted adverbial clause reduced to a participial phrase ('When announcing court action in 2024'). The main clause is 'the regulator alleged'. The object of 'alleged' is a noun clause with a dropped 'that' ('agents had exchanged messages...'). This noun clause contains a present participial phrase ('indicating...') modifying 'messages'. The object of 'indicating' is another noun clause with a dropped 'that' ('they believed properties would sell for considerably higher prices and sometimes placed bets on the highest sale price'), which itself contains a compound verb phrase ('would sell' and 'placed bets'). This layered embedding of noun clauses and participial phrases creates significant syntactic complexity.句子以一個簡化為分詞短語的句首狀語子句（「When announcing court action in 2024」）開頭。主句為「the regulator alleged」。「alleged」的賓語是一個省略了「that」的名詞子句（「agents had exchanged messages...」）。這個名詞子句包含一個現在分詞短語（「indicating...」）修飾「messages」。「indicating」的賓語是另一個省略了「that」的名詞子句（「they believed properties would sell for considerably higher prices and sometimes placed bets on the highest sale price」），該子句本身包含一個複合動詞短語（「would sell」和「placed bets」）。名詞子句和分詞短語的這種分層嵌套創造了顯著的句法複雜性。
These reforms, prompted by an investigation, will require vendors to disclose reserve prices before auction, mandate free building and pest reports for prospective buyers, and ban the withholding of sale prices.
The subject is 'These reforms', which is modified by a reduced relative clause (a past participial phrase: 'prompted by an investigation'). The main verb phrase is a compound predicate consisting of three parallel infinitive structures: 'will require vendors to disclose reserve prices before auction', '(will) mandate free building and pest reports for prospective buyers', and '(will) ban the withholding of sale prices'. This parallelism, combined with the fronted reduced relative clause and the use of formal, legalistic vocabulary ('disclose', 'mandate', 'ban', 'withholding'), exemplifies high lexical density and sophisticated rhetorical structure.主語為「These reforms」，由一個簡化關係子句（過去分詞短語：「prompted by an investigation」）修飾。主要動詞短語是一個由三個平行不定式結構組成的複合謂語：「will require vendors to disclose reserve prices before auction」、「(will) mandate free building and pest reports for prospective buyers」以及「(will) ban the withholding of sale prices」。這種平行結構，加上句首的簡化關係子句以及正式、法律性詞彙（「disclose」、「mandate」、「ban」、「withholding」）的使用，體現了高詞彙密度和精妙的修辭結構。