R&H

Investors & Landlords

Manage My Property

Why choose Us

Raine & Horne Marrickville is a full service real estate agency with a reputation for expertise and a commitment to excellence. We take the management of your investment property seriously and believe our proactive approach is what sets us apart from our competitors. The consistent growth of our business is due to our proven track record of providing owners with service in which they have 100% confidence that their property is being well cared for.

Our focus is to maximise your return on investment and our trained staff with a hands on approach, together with our fine-tuned systems and cutting edge technology, will guarantee your peace of mind throughout your property investment journey. We are committed to providing a level of service unmatched in the industry and will communicate with you regularly about all the important matters relating to the leasing and management of your rental property.

Specialist Team

Our team is highly trained in all facets of property management including constantly changing legislation

Regular Communication

We believe communication is an integral part of our service to you and we will ensure you are involved in all decisions regarding your property

Technology and Systems

We have invested in various systems and technologies to ensure we deliver the best results for our customers

Market Knowledge

Our Property Managers understand market conditions and how this will impact the rental yield of your investment

Global Brand

Our local knowledge is backed by our collective strength and the comprehensive resources offered to our Property Managers by the Raine & Horne network

Raine & Horne in numbers

Properties under managements across the network

New tenants moved into their new Raine & Horne managed properties

Property Managers ready to support you through your property investment journey

Property Management News

How can I enhance the appeal of my investment property for tenants during the upcoming colder months?

If your current tenancy agreement is approaching its end and the tenants have expressed their intention to vacate, this presents a favourable opportunity to enhance the property’s tenant appeal.

 

Typically, the recommendations for improving the property remain consistent regardless of the season. However, for houses, it’s worth considering investing in improved insulation, especially during the colder months. Improved insulation can significantly benefit renters during winter by retaining heat for extended periods, reducing the need for excessive heater usage.

 

Moreover, integrating extra sustainable elements into a property proves to be a prudent investment approach, given that various surveys highlight millennials’ willingness to invest more in products with sustainable attributes. On a related note, optimising your lighting ahead of the winter’s shorter days is another strategy to contemplate. Consider switching to LED light bulbs, which provide enhanced brightness and usually have a longer lifespan compared to traditional globes.

If you have a fireplace, make sure to hire a chimney sweep. The worst scenario would be for your new tenants to start a fire only to have a blocked chimney fill the house with smoke.

 

Typically, enhancements to an investment property don’t need to cost an arm and leg. It might be as simple as giving the kitchen a facelift with new cupboards and fittings. 

 

If your budget allows, it could be worthwhile to enhance your property by investing in an air conditioner, especially if it gets really chilly in winter. Upgrading tatty carpets is another option to consider. Moreover, new carpet can help keep your home cosier during winter while potentially reducing your electricity expenses. Carpets also offer superior acoustics, creating a quieter environment compared to floorboards.

 

Improving the look of your bathroom or kitchen is crucial, as issues such as cracked tiles can give the impression of neglect towards the property. Replacing loose tiles is a simple yet effective way to enhance tenant appeal while conveying the right message about your care for the property.

 

Also, don’t forget to focus your improvement lens on outdoor areas such as balconies and gardens. Evaluate the state of these spaces and the building exterior, considering how they might influence the first impressions of those attending your open for inspections. If the exterior fails to mirror the property’s quality, this might put off some tenants. Consider potential improvements such as repairing broken windows or railings while presenting well-maintained lawns and gardens is a must. Ensure, at the very least, that any fallen autumn leaves are raked up.

 

Moreover, adding some plants to outdoor spaces, such as balconies, can create a more inviting atmosphere for the property.

 

For additional information regarding the property market in a suburb or town you are contemplating for investment, contact your local Raine & Horne office today. 

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How can I secure my rental property and belongings this Easter?

With Easter hopping madly towards us like hyperactive toddlers on a sugar rush, there are plenty of ways to ensure the only uninvited guest at your place is the one with floppy ears and a fluffy tail.

With the addition of school holidays and Anzac Day, many Australians are likely to opt to take a vacation this autumn. Regrettably, this opens the door for criminals to escalate the occurrence of felonies that already appear to be increasing.

Recent data from the Australian Bureau of Statistics reveals a notable increase in break-ins since the end of the pandemic. Approximately 2.0% of households (194,100) encountered a home invasion in 2021-22, marking a rise from the lowest recorded rate of 1.7% (171,600) in 2020-21[i]. This shift coincided with sustained periods of lockdowns and COVID-19 restrictions across Australia.

Protecting your belongings is crucial for homeowners and renters, especially as Easter approaches. Criminals do not discriminate between the two. As the holidays draw near, it’s wise to consider renter’s insurance to safeguard your possessions and mitigate potential losses from burglaries and other unexpected incidents.  

Tailored for tenants, the renter’s insurance shields against financial losses from theft, weather-related harm, or accidental loss. It extends protection to fixtures within the rental property, covering unintended damage. 

Renter’s insurance covers all items within your residence, such as furniture, carpets, rugs, clothing, jewellery, toys, and tools. However, it’s important to note that items in the pantry, including your stash of Easter eggs, can’t be insured – so take them or eat them!

Furthermore, fittings and fixtures are excluded from the coverage, and your car is not included in the protection offered by renter’s insurance.

Some insurers will put claim limits on expensive items such as jewellery, art, cameras, and other pricier items. If you have possessions that fall into these categories, listing and insuring them separately on your policy might be worth listing and insuring them separately. 

Like many other insurance types, renter’s insurance policies differ among insurers. Therefore, comparing policies to identify the coverage level that aligns best with your requirements is beneficial. Moreover, premiums are influenced by factors such as the perceived value of your belongings, the location of your rented property, the type of property, and the extent of home security measures in place.

Aside from securing renter’s insurance, security-conscious tenants can take a few straightforward measures before embarking on an Easter break. 

First, be sure to tell friendly neighbours about your holiday plans so they can keep watch on your property and grab any mail from your letterbox. Additionally, ask if they could possibly put your garbage bins out on collection day and bring them back in. 

The key is to give off the impression that your rental home is still inhabited during your vacation, aiming to discourage potential burglars and guarantee a happy autumn holiday season for yourself.

For additional tips for safeguarding your rental home this Easter holiday season, contact your local Raine & Horne office today. 

https://www.abs.gov.au/media-centre/media-releases/break-ins-increase-after-record-low

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Why should I invest in real estate in 2024?

Over the years, a perpetual debate has centred around investing in residential property versus shares. While opinions vary, both investments exhibit distinct characteristics and can diversify your investment portfolio. 

For starters, informed observers generally agree that property and shares offer comparable returns over an investment cycle of at least ten years, often achieving annual gross returns of 8 – 10%.

However, on a risk-weighted basis, residential property tends to outperform shares, primarily due to the lower volatility of the bricks and mortar market. Unlike the share market, which experiences daily price fluctuations due to constant buying and selling, the property market is characterised by greater stability. The transparency of share prices, influenced by factors such as company performance, external political and economic conditions, and the lack of investor control over these variables, contributes to the higher volatility of shares.

The uncertainties and frequent swings in the stock market have prompted a shift among self-funded retirees, self-managed superannuation funds, and individual investors towards less risky alternatives, such as residential property.

Residential real estate returns have even defied higher interest rates over the past year or so, with average values across the nation up by more than 8% and 12.8% when you add returns from rents, according to the latest from CoreLogic[i]. Drilling down, the results are best in Perth, where values are up 16.7% (total returns 22.2%) and Brisbane, where values increased by 14.8% and total returns by 19.5%.

Moreover, the increases in values and total returns during this period can partly be attributed to a shortage of long-term rental accommodation and heightened rental demand.

Furthermore, Australia is presently facing a significant housing scarcity, as data shows a 2.1% decrease in home starts for the 2023-24 period, totalling around 170,100. This figure must catch up to 200,000 homes required annually to accommodate population growth. This shortage has contributed to rising house prices and rental rates. Therefore, with consumer confidence on the rise and financial markets predicting interest rate cuts by mid-year, history suggests that the current climate presents an opportune time for residential real estate as an investment option.

However, it would help to consider consulting with your financial advisor before deciding on your upcoming investment strategy.

For additional information regarding the property market in a suburb or town you are contemplating for investment, contact your local Raine & Horne office today. 

https://www.corelogic.com.au/__data/assets/pdf_file/0012/21207/CoreLogic-HVI-FEB-2024-FINAL-wCPI.pdf

https://masterbuilders.com.au/housing-accord-targets-within-reach/

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Should my first property purchase be an investment?

It’s easy to assume home buying should be your first step on the property ladder. But there’s a lot to be said for making your first property a rental investment.

Here’s what to consider.

  • Vacancy rates Australia-wide are at a tiny 1.1%*

Today’s super-tight rental market means your rental property should have no trouble attracting tenants. It lets you earn rent from day one –that’s extra income to pay your mortgage!

  • Pick from a wider range of locations

Buying as an investor means you can choose to buy anywhere including interstate. This can open up opportunities to buy in more affordable locations that are better suited to your budget.

  • Rental income + tax savings = more cash

As an investor you can expect to receive rental income as well as generous tax savings. In 2023, rents climbed by 8.3% according to CoreLogic, while property investors often enjoy valuable tax deductions through ‘negative gearing’. That’s where the ongoing property costs outweigh the rental income you receive. This creates an annual loss that can be offset against your regular wage or salary, potentially delivering substantial yearly tax savings.

  • Your mortgage interest is tax deductible

What’s not to love about claiming mortgage interest on tax? It can make an investment property a lot more affordable than buying as an owner occupier (in which case property costs are not usually tax deductible). That said, be sure to speak with your tax professional to know which property costs you may be able to claim on tax.

  • You won’t be eligible for first home buyer support schemes

Buying your first property as an investor means you won’t be eligible for first home buyer support schemes. However, the likelihood is that the ongoing tax savings of negative gearing will far outweigh the one-off support offered to eligible first home buyers.

  • You need to plan where you’ll live

Buying as an investor gives you a head start on the property ladder so you can benefit from upticks in values. But you’ll still need somewhere to live. That may mean living at home for longer or rentvesting. Either way, check that your personal cash flow can handle the financial demands of property ownership.

The bottom line is that making your first property a rental investment can be a cost-effective (and tax-friendly) way to get started in the housing market. A well-chosen rental property can help you grow equity – a resource that can help you buy a home to live in at a later stage, often without the need to stump up a cash deposit. 

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Why should I use a property manager to look after my investment property?

This is a great question, particularly as many landlords now face the disturbing trend of 'professional tenants'—renters who are well-versed in the tenancy laws in their state or territory.

This trend was underscored by a high-profile media report about a homeowner who encountered a distressing situation with such a tenant. Seeking to renovate their new property, the owner and her family decided to lease out the property and manage the tenant themselves temporarily. Despite a formal tenancy agreement, their tenant's initially promising facade soon crumbled.

The tenant, claiming single parenthood with two kids, misrepresented herself. She didn't have custody of the children and instead allowed multiple people and dogs on the property, violating the lease. The owner's attempts to inspect the premises were thwarted, and the tenant stopped paying rent. Worse, the property became a hub for illegal activities, causing disturbances in the neighbourhood. 

The landlord sought legal recourse through the NSW Civil and Administrative Tribunal (NCAT), citing unpaid rent and lease breaches. Despite the tenant's absence at the hearing, the tribunal favoured the renter. Subsequently, the tenant accused the owner of harassment, delaying legal proceedings and extending their stay.

Only upon the lease conclusion did the tribunal rule in the owner's favour, ordering the tenant to repay the owed rent. However, the tenant vanished post-eviction, making it impossible to reclaim the owed money. The ordeal lasted four months, resulting in $8,000 of lost rent for the owner and untold stress.

The owner could have saved herself a lot of money and heartache by using a property manager. The first thing an experienced property manager will be able to do on a landlord’s behalf is find, vet and secure the right tenants. One of the owner's mistakes was asking for employer's references without completing any checks on the renter's past history. 

Securing the right tenant starts with advertising your property online to reach potential tenants. From there, a property manager will organise inspections to allow the interested parties to view the property. Post inspections, each applicant will be carefully assessed. Property managers have access to tenancy databases that enable them to view prospective tenants' rental history. Your property manager can also advise you on the best application for your situation. 

Then, before the tenant moves in, a property manager conducts an entry inspection. Afterwards, routine inspections occur every three months to ensure the property's upkeep. These inspections include detailed reports and photographs documenting any repairs needed. A Raine & Horne Property Manager keeps comprehensive records, safeguarding your property's condition throughout the tenancy.

For more information about how to best safeguard your real estate investment, talk to your local Raine & Horne Property Manager. 

 

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How can I find a more affordable rental property?

According to a recent CoreLogic report, rent values in Australia’s capital cities rose by 10% in the year leading up to September, driven by factors like limited housing supply, net overseas migration, and shifts in population between cities and regions. Yet, it’s not all doom and gloom, with affordable suburbs within 20 kilometres of CBDs offering opportunities for tenants seeking more budget-friendly options.

The lowest rents within 20 km of the Sydney CBD were concentrated across Parramatta and the Inner Southwest. Weekly house rents in this region ranged from $648 in Auburn to $676 in Granville, around 15% lower than the greater capital city median of $775 per week. The unit markets pose excellent value, with median rents averaging around 27% lower than the Greater Sydney median unit rent of $680 per week.

In Melbourne, eight of the ten markets with the lowest rents 20 km from the CBD were in the city’s west. The lowest house rents averaged $442 per week or 23% below the Greater Melbourne weekly rent value of $575.

Within 20 kilometres of the CBD, suburbs like Albanvale and Kings Park have hour-long door-to-desk commutes to the city via public transport. It is not ideal for city-working students or young professionals, but attractive for young families due to affordable house rents. Nearby employment hubs in the city’s west, including industrial and warehousing precincts, make these suburbs viable, while a half-hour car commute to the city is possible.

The most affordable median weekly rents within a 20-kilometre radius of Brisbane’s CBD were predominantly concentrated in the Ipswich and Logan–Beaudesert areas. House rents in these regions averaged approximately 19% less than the median rent in Greater Brisbane, while unit rentals were about 22% lower in price.

According to CoreLogic, eight of the ten most affordable housing markets within 20 kilometres of Adelaide’s CBD are in North Adelaide, with St. Marys and Taperoo as exceptions. Adelaide’s rents increased by 7.2% in the past year and 32.9% since the pandemic began, with median house and unit rents at $568 and $463 per week, respectively. 

Taperoo, at $502 a week, also stands out as one of the most unique suburbs to make CoreLogic’s list of affordable rentals. With its stunning foreshore and beach, it’s just an 8-minute drive from the vibrant Port Adelaide, known for its breweries and cafes.

The lowest weekly unit rents in Adelaide ranged from $361 per week in Salisbury East to $403 in St Marys, averaging 16% below the city-wide median.

The most affordable house rentals within 20 km of Perth CBD varied from $491 in Girrawheen to $519 in Koondoola, just 12 km from the CBD and a half-hour drive away. Koondoola offers space and includes the Koondoola Regional Bushland, with rents averaging 17% below Greater Perth’s median rent of $613.

Within 20 km of Hobart’s centre, Bridgewater and Berriedale boast the lowest median house rents at $485 and $516 per week, respectively, averaging 7% below Greater Hobart’s median. Berriedale offers the closest housing market to the city CBD, with a half-hour bus ride or a 20-minute drive for easy access.

In the Nation’s Capital, median house rents vary from $597 weekly in Higgins to $599 weekly in Holt, Page, and Charnwood. These suburbs average 12.7% below the city-wide median. Page, the nearest to Canberra’s centre, enjoys proximity to the vibrant Belconnen commercial hub and is less than a 10-minute drive from the University of Canberra. Higgins and Scullin, with slightly lower median rents, are situated just west of Page.

In Darwin, the lowest house rents identified by CoreLogic were across Moulden, Gray, Driver, Woodroffe, and Bakewell. Median rents in these house markets ranged from $539 per week to $591, averaging 16% below the median house rent across greater Darwin. Each of these suburbs is in the Palmerston region.

For more information about rents in your suburb, talk to your local Raine & Horne Property Manager. 

 

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