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Raine & Horne Coomera | Pimpama 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.
Our team is highly trained in all facets of property management including constantly changing legislation
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
We have invested in various systems and technologies to ensure we deliver the best results for our customers
Our Property Managers understand market conditions and how this will impact the rental yield of your investment
Our local knowledge is backed by our collective strength and the comprehensive resources offered to our Property Managers by the Raine & Horne network
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
Australia’s favourite asset class continues to motor along at a steady pace, with residential real estate recording growth of 0.4% in September, according to CoreLogic.
Perth led the charge in September with a 1.9% growth, followed by Adelaide at 1.3%. Brisbane was next, posting just under 1% growth for the month, while Sydney continued its steady rise, remaining in positive territory.
Though CoreLogic’s research shows an easing trend, regional housing markets remain in positive growth territory. The combined regionals index saw a 1.0% increase over the September quarter. Like the capital cities, regional areas in WA (+3.6%), SA (+2.3%), and Queensland (+2.0%) are driving growth in regional housing markets.
Meanwhile, spring listings coming onto the market are tracking 14% higher than a year ago nationally, according to data from Raine & Horne, as savvy property owners seek to take advantage of real estate’s almost two-year run of growth.
More vendors choosing to list properties now makes sense on several levels, according to Angus Raine, Executive Chairman, Raine & Horne. “Spring is traditionally the peak season for real estate, as many vendors believe their properties show at their best during this time, and buyer demand remains strong, despite the persistence of the Reserve Bank in keeping interest rates at their current high levels.” According to Raine & Horne data, groups at open for inspections are higher than September 2023, and over 36% higher than two years ago.
According to Angus Raine, the immediate outlook for housing markets is for further growth. “With inflation heading in the right direction, a rate cut will eventually come sooner rather than later.
“The supply of new properties appears to be gridlocked due to several factors, including government red tape, lack of tradespeople, and higher building costs, which will underpin real estate values in the long term.
Angus continues, “While I’d like to see stamp duty tax breaks considered by state governments to encourage empty nesters or people over the age of 70 to sell up family homes that are now superfluous to needs to help address supply issues, I’m encouraged that the Federal Government appears to be stepping back from talk of proposed changes to property tax incentives, such as the 50% capital gains discount for investment properties and adjustments to negative gearing.
“However, after the challenges our industry faced during the 2016 and 2019 federal elections, we must stay vigilant. It would be a bold move to change the current investment property taxation regime.”
For an obligation-free appraisal of your home’s or investment property’s value for a spring sale, contact your local Raine & Horne office today.
Purchasing a property is a significant investment, so the last thing you want is to be stuck with unexpected expenses to fix faults such as rising dampness, movement or cracking in the walls, safety hazards or a defective roof.
That said, most contracts require a buyer to obtain a building report and a pest report to check for creepy crawlies such as termites, white ants, and other pests that can damage the property.
A building inspection by a licensed building inspector will reveal any potentially costly structural or safety issues within a property. It will also outline what work needs to be completed to return a property to a safe and comfortable standard and the estimated cost for completing the repairs. For a buyer, it can give you some understanding of whether it’s a good buy or a lemon. It’s a little like buying a used car from a private seller. Getting a mechanic to look under the bonnet before you hand over your hard-earned money is always advisable. Likewise, before buying a house, get a building inspector to run their eye over the property. According to Hipages, there is no flat rate for building inspection costs. The fee will largely depend on the size of the property. Expect to pay around $200–$300 for a smaller property and $400–$500 for an average-sized house. Pest inspections can be completed simultaneously for $100 and $150 extra[i].
In most states and territories, buyers must pay for building and pest inspections. Additionally, when house hunting, you might need to order inspection reports for multiple properties, so it’s important to factor this expense into your budget.
If you are buying a brand-new property with new fixtures and fittings, don’t take it as gospel that everything is in perfect working order. The trouble is that new properties won’t immediately reveal any structural issues, and if you have recently secured a property off-the-plan from a developer, it is recommended that you organise a “handover report.”
A “handover report” is a comprehensive report of a newly built property by an independent builder and covers the interior of the apartment and external areas where possible and includes items such as the quality of the final finishes, including paintwork, plastering and tiling, as well as external cladding and finishes to balconies, as well as walls, ceilings and floors. Its purpose is to ensure that you are protected from any substandard workmanship while it also assesses the structural integrity of the building by highlighting, in detail, any defects and imperfections.
Prices to carry out a handover inspection report start at $380 for a unit[ii], and depend on your state or territory and the builder you hire. However, it is a worthwhile investment that can spare you the financial burden of fixing possible defects to a brand new property in the future.
To discuss your property buying options, speak to a Raine & Horne agent today.
[i] https://hipages.com.au/article/how_much_does_a_building_inspection_cost
[ii] https://www.inspectmyhome.com.au/handover-inspections-reports.html#:~:text=Prices%20to%20carry%20out%20a,office%20for%20an%20accurate%20quote.
When you move into a rental property, it’s natural to want to personalise the living spaces. But what changes can you make freely, and which ones require permission?
You might want to install hooks for wall hangings, set up phone or internet lines, install a satellite dish, pay television services, or add extra power points. Other potential changes include water-saving or hand-held shower heads, new window coverings such as curtains or blinds, flyscreens for doors and windows, or even starting a herb or vegetable garden if you have a green thumb. The changes you can make depend on where you live and the specific rules for the property you’re leasing.
In NSW, for example, tenants must request permission to make changes, but landlords cannot refuse minor alterations. However, tenants must restore the property to its original condition at the end of the tenancy, ensuring it’s returned to the same state as when they moved in.
In Queensland, the tenant can only attach a fixture or make a structural change if the property manager/owner agrees. Requests for approval should be in writing and describe the change and whether the fixture will be removed.
Tenants can ask their landlord for permission to make minor alterations or safety modifications in South Australia as long as they don’t affect the structure of the premises. Alterations or additions that are minor, necessary for disability assistance, or needed for mobility and access due to age cannot be unreasonably refused by the landlord. When requesting changes, tenants should provide details about the nature of the modifications and how the property will be restored afterwards. Consent must be given by the landlord in writing.
In Western Australia, a tenant can make small changes, called minor modifications, with the landlord’s permission. The tenant must ask for permission using Form 26 (Minor Modification request form). The landlord can refuse for limited reasons. For example, a landlord can refuse if a law or strata rule prevents the change, the change will disturb asbestos, or the home is heritage listed.
As a rule of thumb, it’s always a good idea to check with your Raine & Horne Property Manager if you’re unsure whether an improvement might breach your tenancy agreement.
In real estate, timing can be significant – just like in rugby.
Just as savvy investors in Australia and New Zealand look for the next real estate hotspot before the rest of the market catches on, the Wallabies will be hoping to get the jump with their rising stars before the All Blacks unleash their full power in Saturday’s Bledisloe Cup match up.
It’s all about spotting an opportunity early, whether in a suburb or town or on the rugby pitch at Sydney’s Olympic Stadium and then making sure you’re ahead of the game when things heat up.
The Wallabies are bracing for a fired-up All Blacks outfit, fresh from their winless tour of South Africa, to come hard at them in the first game of the Bledisloe Cup in Sydney on Saturday.
The Australians, who last sipped sweet victory from the massive silverware that is the Bledisloe Cup, was way back in 2002 when star halfback George Gregan was leading the charge and the other George…. Smith was the incredibly talented openside flanker and the Wallabies rising star. The Wallabies probably wish they had 15 rising stars like Smith to take on the world-famous ABs this weekend. But let’s be honest – ending the 22-year Bledisloe Cup series drought is probably a bridge too far.
Flashback to 2002, and things were different. Vodafone sponsored the Cadbury Wallabies, and real estate prices were almost unrecognisable – a bit like the Wallaby backline in 2024. Back in the rugby union stronghold of Sydney, the median house price was $413,000, but now it’s edging closer to $1.4 million[i]. In Brisbane, another long-term source of Wallaby players, prices have skyrocketed from $198,000 to $885,500 over the last 22 years of All Black’s dominance. When the ABs started their winning streak, average house values in the rugby stronghold of Auckland were around $270,000[ii] – now they’re a thumping $1.062 million[iii]. In Wellington where the second leg of the Bledisloe Cup will be held on 28 September, average asking prices are a flick pass above $842,000[iv].
Lessons from rugby and real estate
Everyone is hunting for the next rising star in rugby and real estate. Like All Black rugby scouts on the hunt for the next Ardie Savea or a long-lost talented Barrett, real estate investors know the thrill of uncovering up-and-coming star turn. These exciting hotspots are often areas that are underperforming, and usually lying in the shadows of more popular suburbs.
Meanwhile, the wise old heads in the property engine room, like seasoned rugby pros, stay calm when interest rates are rising, vacancy rates are jumping, and values are softening. These investors play it safe, avoiding risky passes and focussing on long-term gains.
For savvy property investors, having the right mix of properties is like building a rugby squad. So, while your team should have a balance of different types of properties, quality, well-located properties are more likely to perform when the going gets tough and holding the fort when the try line is under siege. A sound investment portfolio will start with quality, well-located properties with appealing features such as a second bathroom, a garage, and access to schools, shops, and transport.
Like an expert rugby coach constantly adapting to the International Rugby Board’s never-ending flow of law changes, savvy investors will know about proposed planning changes in the suburb, or major infrastructure projects such as new railway stations, major roads, and even aviation improvements.
Flexibility can also be pivotal in rugby and real estate investing, with different approaches required in various conditions. While a fast-paced style of play with lots of long cutout passes might work well in the sun, the old ‘keep it in the forwards’ approach might be more appropriate during a downpour. The same is true with investing in property. You need to factor in that the spring might bring more properties onto the market for sale, while also factoring in the costs of ownership such as council and water rates, building insurance, landlord insurance, body corporate fees, land tax, land tax, property management fees and repairs and maintenance costs.
Like a skilled rugby coach, experienced investors understand that outstanding results depend on treating their tenants with respect, maintaining clear and transparent communication, and trusting their support teams led by their Raine & Horne property manager to keep the game running smoothly.
Finally, as a fan, getting home from Accor Stadium in Sydney or Wellington’s Sky Stadium takes ages. Of course, you could leave early, but then you risk missing a winning five-pointer. However, smart phones allow you to leave early and continue to watch the match as you exit the stadium. The property investing equivalent of beating the crowds out of the ground early, is trying to make your real estate move before everyone else jumps in – by doing your market research, getting a preapproved investment property loan and taking advice from your local Raine & Horne agent.
With the RBNZ already reducing rates and with some predicting up to four rate cuts from the RBA in 2025, now is the ideal time for property investors to act – especially with real estate experts on both sides of the Tasman believing that markets have bottomed and are beginning to recover.
If you are considering selling or buying a property as the end-of-season rugby internationals heat up, contact your local Raine & Horne office today.
[i] https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/total-value-dwellings/latest-release#data-downloads
[ii] https://www.stuff.co.nz/life-style/homed/real-estate/127773204/how-much-harder-is-it-to-buy-a-house-in-2022-than-in-2002
[iii] https://news.realestate.co.nz/blog/new-zealand-property-market-2024-august
[iv] https://news.realestate.co.nz/blog/new-zealand-property-market-2024-august
Some renters may be tempted to search for new digs with many rental markets around Australia showing signs of growing vacancy rates. However, staying put has several benefits, particularly if your current rental arrangement works well for you.
One reason against shifting rental digs is to avoid the time-consuming and expensive moving process. Packing, organising, and transporting your belongings saps your time and money. Moreover, the need to update utilities, change address details, organise a new bond, and take time off from work can be side-stepped by simply renewing your current lease. According to hireamover.com.au, a typical four-bedroom house in Sydney takes between 7-10 hours with three movers and a truck and would cost between $1800 and $2,520 – and don’t forget the time it will take you to pack up the property and return it to the state it was in when you first signed your rental agreement.
There are even more reasons to stay if you enjoy a good relationship with your landlord and property manager. A responsive, fair landlord is worth their weight in gold. Accordingly, if your current situation is comfortable, it may be worth negotiating the terms of your lease rather than seeking a new property. You may also be able to negotiate a longer or shorter lease to suit your needs, and you can even request a rent review to ensure you’re getting a fair deal. Staying in your current rental also means avoiding the uncertainty of moving into a new property where you don’t know the landlord or property manager.
Having a property, you can truly call home shouldn’t be underestimated – and a long-term tenancy can be the next best thing to owning a property. As a long-term renter, you can enjoy stability. At the same time, this tenure allows you to build relationships within your local community, all without the pressures of homeownership, such as paying a mortgage.
Finding a new rental can also be stressful and competitive in suburbs and towns with low vacancy rates. Therefore, you can avoid the stress of house hunting in a tight market by staying in your current rental home.
Ultimately, if your current rental is meeting your needs staying put can be a wise decision as it can save you time, money, and unnecessary stress – and more importantly, a sense of security and familiarity.
Your local Raine & Horne Property Manager can provide further insights into why staying in your current rental might prove a sensible move.
Australia’s $10.9 trillion behemoth asset class—shares, which have a relatively modest market cap of $3.1 trillion—continued to power on in August with a 19th consecutive month of growth. Meanwhile, the latest data from Raine & Horne reveals that buyers are eagerly eyeing the powerhouse brick-and-mortar market and are eager to make their move.
According to CoreLogic, while the national median growth was a modest 0.5%, Perth (2%) and Adelaide (1.4%) led the way for the capital cities. Perth’s impressive real estate growth continued, with the WA capital reaching a median dwelling value of $785,250, surpassing Melbourne ($776,044) for the first time since February 2015. Adelaide, with a median dwelling value of $790,789, also finished ahead of the Victorian capital but still well behind Sydney, which clocked up a median value of $1,180,463.
Given the strength of Australian real estate and a record-high savings war chest of $1.5 trillion held in the bank by Australian households, according to the Australian Prudential Regulation Authority (APRA)[i], it’s little wonder that demand is higher now than at the start of spring in 2023 and 2022. The latest data from Raine & Horne shows that open home attendance is up by 21% compared to the beginning of spring last year and nearly 38% higher than early September 2022.
On the flip side, supply needs help keeping pace with demand. Raine & Horne report that appraisals are down nationally by -10.59 % compared to the start of September 2023 and listings by -10.88 %. Angus Raine, Executive Chairman of Raine & Horne, noted that while many markets experienced a very cold winter, which impacted sales activity, the arrival of spring will bring a surge in appraisals and listings as the weather heats up.
“Given the robust buyer demand, now is a fantastic time for vendors to consider selling a property, as competition from other listings is currently lower than later in spring. This is especially advantageous for those planning to move into a new home in time for the start of summer,” Angus said.
Reflecting on the strong buyer demand, Angus draws parallels to the COVID-19 years. “We witnessed the impact of overflowing household savings during COVID-19, with much of that money being funnelled into real estate. Due to recent concerns about interest rates, many buyers have delayed their real estate plans, but it now appears that pent-up demand is set to unleash a significant spring selling season rush, carrying momentum through to Christmas and even into the new year.”
The strong demand for quality real estate is especially evident in the rapidly emerging Adelaide market, which now boasts Australia’s second-highest median dwelling price. Open home attendances in Adelaide are currently 32.34% higher than at the start of spring 2023, underscoring the SA capital’s growing real estate appeal. Yet, appraisals and listings are significantly lower than last year.
James Trimble, General Manager, SA Raine & Horne, adds, “The key is to act quickly before more listings hit the market. Early September typically sees fewer properties on the market for sale and a disproportionate number of buyers to sellers. So right now, vendors considering a sale have more chance of achieving a stronger result.”
For an obligation-free appraisal of your home’s or investment property’s value for a spring sale, contact your local Raine & Horne office today.
[i] https://www.apra.gov.au/monthly-authorised-deposit-taking-institution-statistics
