Million Dollar Agent
Million Dollar Agent
4 Dumbest Things Agents Do
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The discussion focuses on four primary topics:
- Overpricing listings
- Underquoting
- Absence of price guides, and
- Detrimental social media practices by real estate agents.
(plus, a dash of AFL fun)
Real Estate Agents
Tom PanosJohn Panos , john McGrath , troy , malcolm , million Dollar Agent . The week leading up to spring , and what a day to be doing our podcast . The sun is out , it is a glorious day . Here in Sydney , people can smell that spring is around the corner and the stock's coming in . Hey , john Troy , be honest . As an opening intro to our podcast , what score out of 10's the best , 0's the worst ? Give me a number . What was it like ? Five ?
Troy MalcolmTroy Five , tommy , I would say seven . You got the sun shining on you .
Tom PanosPeople pleasing Troy People pleasing Remember when John said we get to 1,000 episodes . I'm going to take you out to lunch .
John McgrathYeah when are we at .
Troy MalcolmAre we at 1,000 yet ? I don't know .
John McgrathWe've got to become expert . I've heard of stretch goals .
Tom PanosI've heard of stretch goals , john , but I'll be honest with you 300 podcasts in to take us out to lunch to get to a thousand needed more than that , johnny .
John McgrathI'll tell you what , tommy , close to your heart . There's a guy in Sydney on TikTok and he's doing 2000 days , 2000 kebab reviews , one a day for the next 2000 , and of course I'm not very good at math , but that's about 5 to 6 of having a kebab every day on TikTok . I don't see that . That's like that movie .
Tom PanosWhat makes it even worse , Troy , I'm watching every one of the ones he's talking about . I watch this guy .
John McgrathHe's actually very good . He's actually good . He's really good . He's really good . But today we're not talking about kebabs . We're talking about dumb things that real estate agents do , yeah .
Tom PanosWe're going to do four dumb things . So this has been inspired by a guy on TikTok . When he says he goes , he actually says on the video he goes . This is just simply dumb . Why would you quote 800,000 and get me and my wife to show up to a house that sells for $1.5 ? It doesn't make sense . This is what this guy has said .
Tom PanosSo I want to go over four things , four things that dumb agents I shouldn't say dumb agents , because sometimes I don't think they're dumb , I just think that they don't know a better way of doing it Four dumb things that happen in real estate that are unnecessary . And we're also going to give people the solution to the dumb thing like how you could do it differently . So I've hogged this a little bit and I've actually come up with the four things . I want to go through the four things . The first one is overpricing . A listing Absolutely dumb . They go in and they say it's worth two million and then they come back two weeks later with a sledgehammer oh , the bedrooms are too small . They're only thinking one , six . Well , quite frankly , the bedrooms did not change size in those two weeks . The bedrooms were exactly the same size . Oh , the kitchen needs work . Well , it doesn't deteriorate in two weeks . Even if it was a Byron Bay hostel with 300 people in there , right , does not deteriorate in two weeks . So let's talk about that .
Tom PanosWe're also going to talk about price guides . I know it's a favorite of yours , john , and it is a favorite of mine , and all I want everyone to do is to think about walking in to Coles , david Jones , target , any shop , and walk through and pretend that they can't see the price on anything like that is the experience people have when they're looking at a no price listing at all . And then the last thing we're going to touch on is the two or three dumb things that we see on social media . So let's kick it all off , and the first one is the underquoting Unnecessary , doesn't need to get done . It is probably the biggest thing that annoys consumers in the marketplace , I would say , in recent times . So firstly , before we go on , you both agreed it's probably one of the dumbest things that happens in real estate .
John McgrathWell , I think those four are a good collection of the dumbest , most stupid . And look , I think you gave a lot of people the benefit of the doubt by saying they just don't know better . I actually think there's a number of agents that choose some of these stupid actions as part of their strategy , or best case is they're just too bloody lazy to learn how to do it right , which is kind of where you were going , tommy . Overpricing , and now let's exclude . There are going to be occasions where an agent does , and hopefully a number of occasions where an agent honestly quotes the right price and can get it wrong . I mean , that can happen and we're going to talk about underquoting . Do you want to talk about underquoting or overpricing first , because they're interlinked , but did you want to do underquoting to the public or overpricing to the vendor ?
Tom PanosSo let's do John , let's do the overpricing at the listing presentation . Yeah , I think so , yeah .
John McgrathSo what are the reasons you can overprice ? Number one is you actually haven't done your homework . Haven't done your homework , which is stupid , expensive , irresponsible . When someone's about to give you the key to their Rolls Royce , their home , and you can't be bothered doing all the due diligence to come up to speed with what's on the market , what's sold , why they sold for that , you shouldn't be in the industry . That gives our industry a bad name . So , first thing , they do the stupid thing they do . They get it wrong because they don't do the effort . So I think that's really critical .
John McgrathThe worst one , though , as we all know and I see you nodding as we're about to chat about this one , tommy agents have and some of them , sadly , are taught in some classrooms and workshops by some expert brands that you know just tell the vendor what they want to hear , don't worry about it . Whatever they say , nod your head and say that sounds very achievable , sign them up and then we can work on them later . That was never a good strategy , but it might have worked in the 80s and 90s because there weren't , you know , there wasn't the data around , there weren't the good quality agents that are around today . So I think many people sadly do it . They think the biggest lie , the biggest price , is going to get the business . So I'll quote them high At least . Then , if I can sign it up , I got a chance . And I just think , like you were alluding to before , tommy , it's because they're either devious , which is terrible , or they just haven't learnt . Let's have the conversation , tom . The one thing we can't really be conclusive about today is price . What I'm going to do is , I think , the best thing for us today . Let's walk through what similar homes to this , with similar plots of land , similar improvements and similar locations , have been selling . For Once we do that , tom , we're going to be able to then understand in the buyer's eyes where they're likely to see fair value . Then it's my job , tom , to work with you and we team up and let's do everything we can to make sure we maximize the price and try and achieve an above-market result . I'm here to get your premium price , not a fair market , but we have to start at fair market , some sort of iteration of that conversation , whatever it is , and everyone will have their own words and so forth , but that's kind of what I say when I'm at a listing presentation to this day .
John McgrathAnd you're right , you can't take someone's hope away . You don't want to say you're dreaming . If you think this is worth more than $2 million , you're on drugs . This is crazy , because number one , it might be worth who knows , things can happen . But number two is you can't be disrespectful and you don't want a depressive end all , but you certainly don't want to mislead them on purpose . So , troy , I think it's , you know , 80% of the time it's done because agents have just got very bad habits . They should get out of 20% . It's probably either a mistake or just complacency . What says you ?
Troy MalcolmYeah , I actually put it down to a little bit of disorganization as well , John .
Troy MalcolmI think the smart agents are very well researched . They take the time , they understand the product before they meet with the client , and so they don't get put in a position that they have to over-promise what they could possibly achieve . Now how do you do that ? Well , I think it's attending neighboring agents' opens and auctions and seeing what's happening in the market , but also using really valid case studies to go through exactly what you said earlier , to guide them through , to say listen , this is our strategy for success .
Troy MalcolmWe know that these properties are similar to yours . We don't know the definitive price of the property today , but we do know what sales have happened around the area that are recent . That indicates similar value . We would like to go to the market with that same strategy and let the emotional competition come out in an auction environment or whether that be a private treaty , private sale environment , to get that premium result for you , and I think that that's where the good agents are . I think the other side is you know the bad agents . You're exactly right . They go in and they say oh , I love this house , I want this listing because I'm desperate for a commission . I'm desperate for a commission . I'm going to tell them whatever they want to hear , which is obviously setting them up for failure from day one .
Tom PanosYeah , john , I'm just going to quickly just chime in at the end of what Troy just said there , because I know that there are agents that are going to be listening to this and I had one say it to me at a classroom setting . He said , tom , it sounds really good in a training room , but you've got to come out there in real life we're fighting for listings . There's another two or three agents that are going in there . There's a 30 grand fee on the line . Every owner thinks their house is worth more . Every owner thinks their kid's the best looking and smartest kid around . And I actually said to him . I said , listen , I totally get it . I've got to tell you no training course survives collision with reality . But I can pretty much tell you , if you went into an owner and said to an owner listen , you've got a view of value at 1.2 . The comparables are telling me that that is at the upper end At this stage .
Tom PanosI'm not a valuer , I'm a house price maximizer . My job is to go out there to find someone that has the same view on value as you and if I do , I'm going to be really happy to be aligned with that and there is no better person than me in the market . I haven't subscribed to the training course , which is the biggest liar gets the job . I'm going to treat this like it's my own home and I am letting you know that my job is to find someone who sees the same price as you . If we're having challenges , we'll regroup and we'll look at that . I think if you actually tiptoe around that issue , give people hope , not be definitive it will allow you the privilege to come back and talk to them with feedback without them saying to you but you said you'd get us 1.2 , right , I think , if you actually learned the way to word things properly .
John McgrathYeah , and that was beautifully said . Tommy and Troy , they both were . I think people should replay this . There's three different , slightly different but similar approaches to what one might say . But the other thing remember we talked about Ryan Holiday and stoicism in the last couple of weeks .
John McgrathYou've got to have a North Star . If part of your North Star is and I loved what you said , tommy I'm going to treat this like it was my own home or my own family . If you were my family , I'm not going to go out and bullshit you I wouldn't say those words , but I'd be wanting to know . Here's what most of my clients want to know , tom . They want to know what is the bankable price that we can build upon and then what's the strategy to get a premium above that .
John McgrathThat's kind of where you want to go to , and I think that won't secure 100% of listings because there will be people that will listen and will be seduced by , potentially , the liars that go out there and promise them 20% above comparables . But that's okay . You don't actually want every piece of business , because to get every piece of business you'll have to twist and burn yourself inside out and you probably will have to tell some people stuff that may not be aligned with your values . So I think if you use one of those three approaches , if you realize that your job as a trusted advisor is to give them considered , thoughtful , quality information and a process or a plan to maximize price , that's as good as it gets , and if you can get eight out of 10 of the listings , you go for doing that happy days .
Tom PanosOkay , perfect , let's move on to dumb thing number two that real estate agents do , and that is they under quote , and I'm specifically talking about an auction setting has to be probably the thing that most consumers get upset about . This got inspired by a TikTok video I watched from a pundit out there and there's plenty that don't post TikTok videos about how unhappy they are but it was quite interesting because he actually said if it's going to go for 1.3 or over that , just say 1.2 upwards . He said there's no need for you to say 800 or 700 . John , I know that number two and number three , which we're going to cover right after this one , are sort of married to each other , because it's no price guides right , which I know that's another thing . That's not highly intelligent , but let's talk about agents that have this view .
Tom PanosIf I don't quote it low and yes , there is trainers out there that say quote them low , watch them go right , or quote them high , watch them die and the public fed up with it and in fact it made me . I was doing the CPD points . I've just realised they've actually brought in to New South Wales . I wasn't aware
Transparency in Real Estate Pricing
Tom Panosof it . You do a separate course at the TAFE now in addition to your CPD provider , and it's one module on underquoting . I mean , it is a serious issue . So what a better way is Troy and John of handling this issue ?
John McgrathWell , it starts with . The first one is being honest with the seller . I mean , I'll tell you the easiest one say the same thing to the seller as you say to the buyer . I think that if you want to boil it down to a sentence , you quote the comparables to both of them . That are the honest , realistic comparables , and then you use your salesmanship to point out the points of difference with the property and the excitement about that particular listing that you believe sets it apart from the rest . And that's how you build it up . So we had one , and again , this is a 90% strategy . We had one on the weekend .
John McgrathTroy , I don't think you did it . Scotty called the auction . We value the property around 2526 . Bendor said that's about right . They actually put a reserve of 27 on . We had 19 registrations . We just had a bit of X factor . Everyone seemed to like it and it actually went about 700,000 above reserve . This can happen . And again , fraser Turvey did the sale . Great sale , well done . You found a unicorn of a sale .
John McgrathHowever , if this is happening to you every time , if you're constantly underquoting , the market gets sick and tired of you . The OFT wants to chase you , which they should , and it's just a bad strategy . So I'm saying occasionally you'll have such an extraordinary result , it was inexplicable . But most of the time you should have a pretty good idea on where the market's at . So I think realestatecom , you know , talks about price guides and it talks about accuracy of figures and I've got a lot of stats to back up what we're saying .
John McgrathYour name will be mud in the market if you constantly and systematically underquote . So what do you do ? You just tell them it's exactly the same comparables , and if they shift up or down , you have that conversation too . I spoke to one of our agents today . He's been selling a property . He's had 30 groups through it and the market's saying that his original quote was too high . So I said you've got to go back to every single person and say , look , we thought it was worth X to Y , they're now saying it's worth Z to X . And I don't want to let anything slip through the cracks . I just want to come back to you and see if this new range of deals .
John McgrathSo if you actually make a genuine mistake , you can cover it up by going back to people and having another honest conversation , and that can be up . Just to you know , we said it'd be one and a half to two . The market at this stage is at the very upper end of that and I'm now thinking it's probably going to be two plus . That's fine , as your guy on TikTok said , tommy , as long as you're honest and you're in the ballpark , everyone's good . No one expects perfection in any exact science , but people don't expect you to be systematically lying about you know values . It's a waste of time , it erodes your credibility , it screws up the industry for the rest of us that actually believe in telling the truth and just wastes everyone's time , troy .
Troy MalcolmYeah , you're right , john . I think the best way is . Transparency wins you every day of the week . I remember very early on in my career , the agent that I was working for within McGrath . We used to have those recent sales that we presented at the time of listing and we would have the paper signed agency agreement . We would remove the owner's name and the commission selling fee but we'd actually highlight the price range on the agency agreement and laminate that and have that on display at the open for inspection along with those recent sales for full transparency to say to the buyers as they came through . Well , this is what we quoted . These are the recent sales that we indicated to the owner and you can see a copy of the signed agency agreement is also on display that we used at the time of listing .
Troy MalcolmNow , that was back in the days where it was paper signed and all the rest of it . But I think the methodology remains . You have to be honest and transparent . Now you can't go and say one thing to one and not the other because , let's face it , there's two degrees of separation within Australia . The community is very small in the markets we operate . The feedback you're giving to the buyers it's going to get back to the vendor , so why put yourself in that position ? Make sure they're presented very nicely , make sure they're printed out , those recent sales , and actually give them to a copy of the buyers of the property , Troy , that's gold .
John McgrathTommy . What Troy just said then and I know you used to do it , Troy , Matty LaHood used to do it too when he was selling many , many years ago .
Troy MalcolmI think I learned it from .
John McgrathMatt , yeah , matty used to white out the fee and a couple of personal details and he would laminate the agency agreement and it had a price range . He would also then laminate the comparable sales , the exact same that he gave to the vendor , and he'd have both those on the table and he'd say , well , that's what I've quoted the vendor , full transparency . So I mean , yeah , this is not overly complex Like that's a brilliant strategy , but a terrible strategy is telling the vendor 1.2 and the buyer is 900 plus . Not only is it illegal , unethical , it's just a terrible waste of time for the human race .
Tom PanosYou've got to really be really , really , really bad to screw the truth up right . If you say the truth , you can't stuff it up right . But even on that , by the way , troy , that is absolutely outstanding . I hadn't thought that was the first time . I'd never heard of that before , but I'm even thinking to myself that a lot of agents are going to turn around and say , oh . Then they'll say , oh , what if they put in an offer at that level and it doesn't get accepted ?
Tom PanosI think the bottom line is you can actually say and I used to do that when I was in real estate 30 years ago I'd say , listen , I've got to let you know . My owners , like all owners , are hoping to get as much as they can . However , what I do want to tell you is their circumstances also tell me that they're definitely going to be selling this property because of their circumstances mean that they do have to sell the property , and normally property sell at market value . So if this home is suitable and you like it , I'd be coming along , but the bottom line is it's unnecessary . There are ways that you can actually achieve the result that you want without actually being deceptive . Let's move on to .
Troy MalcolmJust as we wrap up , as we wrap that one , tom , what a great message to the market as well . If you're the agency that provides that transparency as a group , imagine if you and all your colleagues go to the market in your local area and you're the people that actually display that information . What a great , powerful position for both buyers and sellers to become those custodians of transparency and truth . I think it's an amazing opportunity for those that embrace it .
Tom PanosTroy , my stock standard solution on any property that doesn't go off under the auction condition and there's a pause , just pull out the reserve . I don't know why more people oh , no , like , keep it a secret , like , don't tell anyone . No , no , no , it's , it's a mate . This is it . This is it black and white . This is what the owner wants , right , yeah , yeah , and and there's no need talking about that because this happened on saturday there's no need for an agent . If you're a good negotiator , you don't show the reserve and say , oh , but don't worry about the reserve , I know that I'll get them down . I mean , that's also unnecessary and dumb . Let's move on to the third thing , which is married to the second thing , and that is price guides . Obviously , properties that are private treaty generally have some indicative figure , whether it's a direct price or a guide , but often with auctions that they don't . John , you were very loud many years ago when this policy was being pushed around by the government . You've got a strong view .
John McgrathOh well , look , it's just , yeah , the Queensland government . It's just absurd . So you know , we apologise to Queensland agents that would like to follow our guidance and put price guides , because the ridiculous government got to be one of the worst piece of legislation I've ever heard says you can't indicate price on an
Effective Real Estate Marketing Strategies
John Mcgrathauction . Anyway , that's a different story . Realestatecom has stats and they generally gravitate between 65% and 75% of people that are searching on REA indicate they pass by or even ignore properties that don't have a price guide . So you are putting at risk your vendor If you just put contact agent price on request , which are these horrible phrases ?
John McgrathAnd , believe me , some of our agents do it and it drives me crazy and I try and coach them , but we haven't reached perfection yet . Do it and it drives me crazy and I try and coach them , but we can't , haven't reached perfection yet . Um but , but it's two , just two out of three or three out of four of your potential buyers move on to the next agent's listing because the next agent gave them a price range and most people they can't be bothered calling you . They're embarrassed that it's going to be too high if you do a good job . By the way , the irony of this story is if you do great job marketing , you should make your property look like it's worth more than it is . They should be looking at saying , oh my God , what a beautiful home . So you know , putting a price guide and a price range , and obviously within the jurisdiction , within the legal limits of your jurisdiction , is just , it's unarguable .
John McgrathNow , what are the exceptions in my world ? Well , the exceptions are when a vendor does have what you might call an overly optimistic starting range and you think a conversation with buyers is a better starting point . I think that can work If a vendor wants 1.5 and you've given them comparables around 1.2 , 1.250 , and they say yeah , I hear what you're saying , but I'd still love to see if we can get . I think sometimes it's probably safer to start with having discussions if you have to . So that's one thing . Obviously , if legislation prevents you from doing it , well , you've just got to do that . The third one is probably uber luxury homes . If you're in the end of 12 or 20 to $25 million range , if you're in the $10 to $12 or $20 to $25 million range , it's probably a better thing at that point to have a discussion with your potential buyers no-transcript .
Troy MalcolmI definitely believe . If you get point one and point two that we discussed in this podcast , if you get those right , point three is actually pretty straightforward and easy , True , true . If you don't get those first two right , then that's part of the reason why you're hesitant or reluctant to put a guide on . So I think they all work very closely together and you can see how one action actually has a domino effect during the course of the whole campaign .
John McgrathNumber four dumb thing .
Tom PanosFourth dumb thing . And fourth dumb thing could be 4A , 4B , 4C , 4D , because there would be about 100 things , and this has been inspired by Reese Witherspoon , Actually .
John McgrathReese Witherspoon . She really , john , that day at Aric .
Tom PanosIt's actually had a profound impact on me because she said the next time you press that send button on your social media feed , just think to yourself how will it make not you feel . How will it make the other person feel ? And it's what people are posting . It might make them feel good , but it's actually doing the exact opposite to the person that's reading it . So number four is stupid posts on Facebook , instagram , linkedin , tiktok all the platforms that agents do . We could go through and talk about all the posts , but a lot of them seem to be , as Troy said off air to me before . They're all sort of under the umbrella of luxe living , luxury car look at me partying Las Vegas , rolex watches that need and desire to show affluence . I mean we simply do not see dentists putting hashtag best agent , hashtag 10th deal , hashtag million dollar . You get the impression Plumbers don't do it , dentists don't do it , but in real estate we seem to do it .
John McgrathI remember you and I were standing together when we both heard Rhys say that a few years ago , tommy , that you think of the customer , you don't think of yourself , and you think of how you want them to feel , not how you want to feel , and you get ego out of the way and you provide something which is of use , of value , and something that's got a humble tone to it , and very rarely do most real estate agents do that . You're right , they're beating the chest . This is my eighth deal for the day , and the sad thing is now , by the way , some of those agents are actually very talented , and this is one of the great concerns I have that sometimes these very talented but very high ego agents put stuff out there . So the other agents that are coming through the ranks are saying , oh , that's how you've got to do it . I saw her do it , I saw him do it , they do this and they're successful . Well , my proposition would be imagine how much more successful they would be if they were humble , and you can still find ways of displaying success . My God , if you drive through a community that's got your soul sign everywhere , that's a great statement in itself .
John McgrathI think the other ones are ego statements and , as you say , troy , some of them the obvious look at my Rolex , look at my trip to Greece , look at all this sort of jewelry hanging off my arms , male and female , and I think , just , guys , you don't need that , our industry doesn't need it . People are sick and tired of it . Trust me , people roll their eyes when they see it . 10% say , oh wow , look at them , how cool are they . The other 90% say grow up . So I just think it's got to be about how can you add value . You can celebrate wins , you can celebrate good sales . You can still be humble . You can educate and add value , which is where I want people to be , and just get off the whole ego thing , troy .
Troy MalcolmIt's just , you know it's really , it's actually embarrassing , I think , yeah , to me , john and Tom , it comes down to framing . I mean , like you said , john , there's ways to display your amazing success that you've had and there's ways to be humble about it but still display it in a way that you know it's educational in the market . I think somewhere along the line to be a successful real estate agent , you had to show that side , uh , and I don't know where it came from , I don't know when it started , but it's , you're right , people are over it . The general feel of people when you see those things is , you know they normally get shared more about you know the reason , the wrong reasons they're being posted as opposed to people being appreciative of their success . Um . So , yeah , not needed frame it , show your success , but doing in a way that adds value to the client . Um , exactly the way reese said it at eric 2023 otherwise tell me you'll end .
John McgrathWhat's that parody site , king of Something where they make fun of all the agents .
Troy MalcolmWhat's that called Troy Lords of the Estate ?
John McgrathYou'll end up there . Beware You'll end up there and so you should end up there .
Tom PanosLet me run through . I asked over a two-week period of auctions I owes . I asked people that were coming to auctions what kind of stuff they'd love to read on social media . So I did a my own mini survey . It's going to take me 10 seconds . I'll read them out .
Tom PanosThey want local community hot spots . They want events in the area . They want highlights in the area . They want to know what the favorite things are in the area , like favorite triad restaurant , favorite event , massage place , favorite whatever New businesses that open up , best place for top things to do . They want to know about what's being listed , what's being sold . They want to know client stories . They love seeing an exciting auction . They love market summaries that are really tied down to a specific suburb . They want economic updates . They love real estate facts Believe it or not . They said they love predictions and I sort of get that and opinions and they like questions being asked and I would say that real estate agents could do so much better by just putting stuff out that meets those needs and maybe spend 10% of the time showing people that you're a human being A few photos of your dog , of your family , your interests that show that you're not just a real estate robot , but a human being .
John McgrathWhich , tommy , one of the ones that I love and I've let you know this before is I love your live auctions . Every Saturday afternoon I sit here and if I see one coming up , I love watching it . It educates me , it entertains me . You've often got a few fun lines to say , but that's information that is useful . I can see in action , I can see a price result . That's all good . So I think , education , information , infotainment , if you will , but just get the ego out of the way , guys , because really everyone's over it . The industry's being ridiculed . Just be humble , just deliver great service , and that's the way we want to go forward .
Troy MalcolmHey , tommy , can I add in one more ? I've just thought of it and I know that we've spoken about this in the past . But the one thing that also comes up and it's probably been a little bit more recent in different markets but the way you deal with other agents and the way you deal with industry professionals , I think people do that the wrong way and it's a dumb thing , right ? You never know when the next tune junction is coming through . You never know where the next team member that joins your business or you join their business comes from . I think we just need to get away from .
Troy MalcolmWe hate each other and because you wear a different jersey , you're the enemy , I think it's a small industry and we should be all working closely together to obviously lift the standard and create an industry that's respected in Australia .
Tom PanosI mean they're a client . They're a client , if you think about it , they influence , they can refer you stuff if they're in other areas . Finally , guys , I just want to ask very quickly , because we're at that time of the year . I want you to tell me , tip who's going to win the NRL grand final I want to put this on video now and who's going to win the AFL grand final . I'd like to have your tips .
John McgrathI'm going to be led by Troy on AFL , because I've been following it . I'm going to say Penrith , I think will come good . They've lost a bit of their luster . I'll guarantee you neither the Roosters nor the Tigers will win , but I reckon it's Penrith .
Troy MalcolmTroy , you're going to say Roosters , no doubt . Yeah , I don't know . I think final footy is a whole new ball game . I do think the professionalism of the Panthers and having the experience of three grand final wins in a row going into their fourth campaign , I think that's going to be important . I think Melbourne is the benchmark . I would essentially say the Roosters Any one of those three teams I think have been the best throughout the year . So I'd love to see and who are we liking ?
John Mcgraththe AFL Troy have been the best throughout the year , so I'd love to see and who are we liking in the AFL Troy ? The Sydney Swans are winning , aren't they ? At the moment , it has to be the Swans .
Troy MalcolmThey went through a lull , but they've bounced back hard . They've just secured the minor premiership , so it has to be the Swans .
AFL Grand Final Predictions
John McgrathThe one game I tuned into about three weeks ago they lost by 100 points .
Troy MalcolmJohn , don't watch them anymore .
John McgrathWhat do you think , Tommy ? Who are your two picks ?
Tom PanosWell , I'll be honest with you . I wasn't too sure who were in the final four teams in the AFL , so I've just Googled it and Sydney is clearly in the lead 68 points to 64 . So Sydney Swans and the Bulldogs are going to win the grand final , and I know that that is total left field Bulldogs yeah , good . I've got to tell you they're not losing any games at the moment . They just keep winning and winning and winning , and yeah .
John McgrathUnder the radar . They could do it , you know they could pull off . That would be , like you know , one of the biggest upsets for as long as I can remember back , because you'd have to say it's Melbourne , it's Penrith , it's maybe Roosters , but they're coming through and no one's beating them . They're really doing good . So we'll see , george . Capos will be very happy . George Capos will be happy if the Bulldogs win .
Troy MalcolmIs he a Bulldog supporter ? He would yeah he would .
John McgrathHe's in the heartland , my friend . He must be Alright everyone .
Tom PanosAlrighty , see you , troy .
John McgrathSee you .