Loading...
Investors & Landlords
Manage My PropertyWhy choose Us
Raine & Horne Forest 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
Is it a good time to invest in real estate?
Mould is a serious concern in Australian homes, posing risks to both property and health.
Estimates suggest that up to half of all Australian homes may be affected by mould, with renters particularly vulnerable[i]. Poor housing conditions—especially in the rental sector—combined with recent wet weather patterns such as La Niña have created ideal conditions for mould to thrive.
According to Asthma Australia, any level of mould is considered unsafe for health, regardless of whether a person has asthma. Exposure can worsen existing respiratory conditions and even increase the risk of developing asthma.
While it’s commonly believed that mould only grows in warm, humid environments, winter can be just as problematic. Cold temperatures may slow down the growth of mould spores, but poor ventilation and condensation from indoor heating create the damp conditions that mould needs to flourish.
Mould is a type of fungi—part of the same group as yeast and mushrooms—and is found both indoors and outdoors. When airborne mould spores settle on damp surfaces inside the home, they can begin to grow and spread rapidly.
It thrives in moist, poorly ventilated areas such as walls, ceilings, insulation, mattresses, carpets, tiles, and wood.
Ultimately, it is the landlord’s responsibility to provide a mould-free rental. In most states and territories, landlords are legally required to ensure a property meets minimum standards—this includes providing new tenants with a clean, safe, and mould-free environment. These obligations may vary depending on local state or territory legislation.
Even in vacant properties, mould isn’t always visible—so early detection is key. Tenants should promptly report any signs of mould or mildew to their Raine & Horne Property Manager, along with any issues that could lead to mould growth, such as roof leaks, plumbing problems, or water leaks through walls or windows. Poorly sealed windows and inadequate ventilation in bathrooms and kitchens can also contribute to mould formation.
Once notified, your Raine & Horne Property Manager will arrange for qualified tradespeople to assess and address the issue.
Some properties—due to age, structural design, location, or ventilation—may be more susceptible to mould. In these cases, landlords are generally responsible for organising and covering the cost of remediation.
Blocked roof gutters are another common cause of mould, particularly after storms or heavy rainfall. Tenants should report blocked gutters, as landlords are responsible for ensuring they are cleared. Left unchecked, overflowing gutters can cause water damage and promote mould growth, potentially leading to costly structural repairs.
While landlords are responsible for maintaining the property to prevent mould, tenants are responsible for cleaning visible surface mould, as outlined in their tenancy agreement. Fortunately, there are practical and eco-friendly cleaning products available that make this task safer and easier than ever.
To find out more about your obligations as a tenant, reach out to your local Raine & Horne office without delay.
[i] https://asthma.org.au/about-us/media/new-report-goes-inside-australian-homes/#:~:text=50%25%20of%20Australians%20have%20had,people%20with%20and%20without%20asthma.
What steps should I take to ensure I receive my full bond refund?
Great question. Ending a tenancy can feel overwhelming, but with the appropriate preparation, you can ensure a smooth transition and maximise your bond refund.
To make things easier, we’ve prepared a handy step-by-step guide—“How to Ensure the Return of Your Bond”—outlining everything you need to know to help secure your full bond refund. Ask your Raine & Horne Property Manager for a copy today.
- Review your entry condition report
Your Entry Condition Report is your benchmark. Before vacating, review it closely to understand how the property was presented when you moved in. Your goal is to return it in the same condition—allowing for fair wear and tear.
Common areas to check:
- Stains on carpets or marks on walls
- Damaged blinds or fittings
- Scuffed skirting boards, chipped paint, or broken windows
- Outdoor areas, including lawns, gardens, and pools
- Decide on DIY or professional cleaning
Cleaning is the number one reason tenants are asked to return after they vacate or have part of their bond withheld. While a DIY clean is fine, hiring a professional cleaner—especially one recommended by your Property Manager—can save you time and improve your chances of a full bond refund.
Focus on these areas:
- Kitchens and bathrooms
- Skirting boards and exhaust fans
- Air conditioners, ceiling fans, and blinds
- Windows (inside and out), including tracks and flyscreens
If carpets were professionally cleaned at the start of your lease, they must be professionally cleaned again. If you’ve had pets, you’ll also need to arrange pest control in line with your tenancy agreement.
- Check and complete repairs
Check your entry condition report for any wall or floor damage, like chips, dents, or scratches. If repairs are needed, speak with your Property Manager about using a recommended tradesperson to ensure the work meets requirements and supports your bond refund.
- Prepare outdoor areas thoroughly
For those renting a house or townhouse, don’t overlook the property’s outdoor areas:
- Lawns and gardens: Mow, edge, and weed to reflect the condition noted in your Entry Condition Report.
- Rubbish removal: Ensure all indoor and outdoor areas—including the curbside—are completely cleared of rubbish.
- Finalise the last details
Before you hand back the keys, make sure you’ve taken care of these essential final tasks to avoid delays with your bond refund
- Keys and remotes: Return all sets, including garage fobs and access cards
- Outstanding rent or bills: Ensure all payments, including water usage, are settled
- Belongings: Remove everything from the property before the final inspection—leftover items can delay your bond return
- Why every dollar matters
With the rising cost of living—including power bills and health insurance—recouping your full bond is more important than ever. By cleaning thoroughly, repairing damage, and finalising payments, you’re taking smart steps to secure your bond refund.
For more tips on securing a full bond refund, contact your Raine & Horne Property Manager and ask for a copy of our exclusive guide, “How to Ensure the Return of Your Bond.”
Why do I need landlord insurance?
If you already own a rental property or are considering purchasing one, landlord insurance can help protect your investment from unexpected financial setbacks.
What does landlord insurance cover?
- Landlord insurance typically provides cover for:
- Malicious damage or theft caused by tenants or any of their guests
- Loss of cash flow if a tenant defaults on rental payments
- Legal expenses if a dispute with a tenant ends up in court
- Damage to the building or its contents, such as furniture, appliances, light fittings, or carpets, caused by fire, storms, floods, lightning, vandalism, or falling trees.
Most landlord insurance provides public liability style coverage if a tenant suffers injury, death, or property damage where the landlord is deemed at fault. Just be sure to check the fine print.
Not everything is covered
Like most insurance products, landlord insurance isn’t one-size-fits-all. Coverage levels and exclusions vary by provider. For instance:
General wear and tear is not covered
Damage caused by the landlord to the property is excluded
Claim limits and conditions can differ between policies.
Make sure you review the terms and conditions (Ts & Cs) carefully to understand what’s included in your specific landlord insurance policy.
Also, if you own an apartment, townhouse, or villa, some insurance costs may be shared among owners. For example, in strata-titled properties, building insurance is typically arranged by the body corporate and paid for through your regular strata levies. However, it’s essential to understand exactly what this insurance covers—and what it doesn’t. Items such as window furnishings and wall-mounted air conditioning units may not be included under strata insurance.
Landlord insurance and tax time
As a general rule, landlord insurance premiums are tax-deductible—a timely reminder as the end of the financial year approaches. However, deductions apply only to periods when the property is genuinely available for rent.
Need help choosing a policy?
Landlord insurance is a valuable tool to reduce financial and emotional stress, especially when the unexpected happens. To explore your options and expert guidance, speak to Our Broker today about your landlord insurance needs.
Why winter could be the right time to sell your property
With the Bureau of Meteorology (BOM) predicting a milder-than-usual winter this year, now could be a great time to move forward with your real estate plans.
Jack Frost might be taking a back seat this year, with the BOM forecasting that the odds of above-average temperatures exceed 70% across regions including south-western and northern Western Australia, eastern and northern Queensland, Victoria, Tasmania, southern New South Wales, and south-eastern South Australia[i].
While some might jest that the BOM doesn’t always get it right, one thing is clear: the long-held belief that spring is the best time to sell is starting to shift. With warmer-than-average weather on the cards, along with the prospect of more interest rate cuts, this winter is likely to attract strong buyer turnout at open homes in many parts of Australia.
Why winter works for sellers – reduced competition
Spring often brings a surge in new listings, which can dilute buyer interest. In contrast, Raine & Horne research shows that property listings typically drop by 15–20% during the colder months of the year, giving sellers less competition and greater visibility with serious buyers.
In fact, the latest Raine & Horne market data shows that national listings were down more than 23% at the start of May, yet buyer activity—measured by open home attendance—remains on par with levels achieved earlier this year.
6 ways to present your property at its best this winter
1. Maintain the garden for a strong first impression
Don’t let winter become an excuse for garden and lawn neglect. Rake up fallen leaves, trim hedges, and keep the lawn neat. Tidy outdoor spaces create a strong first impression with buyers.
2. Declutter your space to make a strong second impression
No matter the season, clutter can make a home feel smaller, darker, and less inviting.
Take the time to remove unnecessary items such as knick-knacks, family photos, and other unnecessary flotsam and jetsam, storing personal belongings, and organising each space, whether it’s the loungeroom, bedrooms, kitchen, or bathrooms. A clean, open layout enhances the sense of space and helps potential buyers picture themselves living in your property.
3. Make your property warm and welcoming
Colder weather gives you the chance to highlight your property’s comfort. Turn on the heating, light up the fireplace if you have one, or use candles to create a snug and inviting environment. It helps buyers picture themselves living in your property.
4. Maximise the winter light
Shorter days make natural light more valuable. Open blinds and curtains to let in as much daylight as possible and consider adding lamps to brighten darker corners. Bright, well-lit spaces feel bigger and more appealing to buyers.
5. Create a seasonal atmosphere
Add soft furnishings such as throws, cushions, and rugs with warm tones and textures. These are simple styling touches, but they can also enhance the comfort and visual appeal of your property.
6. Handle repairs early
Fix leaking taps, broken tiles, or touch up scuffed walls before inviting buyers to your open home. Also, if there is any mould or mildew, be sure to deal with these blotches before your buyers arrive.
A well-maintained property reassures potential buyers and helps justify your asking price.
Thinking of selling this winter?
With lower competition, strong buyer interest, and a milder winter and more interest rate cuts forecast, the cooler months of 2025 could be the perfect time to sell.
For expert advice on how to present your home in its best light this winter and a no-obligation market appraisal, contact your local Raine & Horne agent today.
[i] http://www.bom.gov.au/climate/ahead/outlooks/#:~:text=Long%2Drange%20forecast%20overview&text=warmer%20than%20average%20days%20are,southern%2C%20northern%20and%20eastern%20Australia
Australian farmland values hit record high in 2024, marking eleven consecutive tears of growth
Australian farmland values have now recorded eleven years of unbroken growth according to Bendigo Bank’s 2025 Farmland Values report[i] with the national median price rising to a record level in 2024 and growth observed in median prices across five of the six states during 2024.
The national median price per hectare increased by 6.9% to a record $10,231/ha with a total of 4.7 million hectares of land traded, representing an area larger in size than Denmark.
The number of farmland sales in Australia rose 5.8% to 7,154 with the combined value of transactions totalling $14.9 billion.
Seven of the top 10 growth regions in 2024 were in Queensland or Western Australia with pace of growth remaining constrained, having plateaued since 2023, with many sellers maintaining high price expectations and consequently, properties sitting on the market for extended periods.
Bendigo Bank Agribusiness Senior Manager Industry Affairs, Neil Burgess said: “The past decade has seen the national median price for Australian farmland triple, rising by 201% at a compound annual growth rate (CAGR) of 11.6% with a 20-year CAGR of 8.6%.
“The underlying drivers of the Australian farmland market were more varied in 2024 with elevated interest rates a constant and with a greater mix of seasonal conditions. Favourable weather in NSW and Queensland has been in stark contrast to the significant lack of rain experienced in southern regions, which has been reflected in farmland prices.
“The sharp rebound in livestock prices across late 2023 and into 2024 drove a substantial improvement in buyer sentiment, particularly across New South Wales and Queensland, with demand for farmland in grazing regions surging after an underwhelming performance throughout 2023.
“Looking to the remainder of the year, anticipated interest rate cuts while supportive, are unlikely to drive widespread resurgence in demand. Farmland availability remains tight and mixed seasonal conditions across the country, combined with ongoing uncertainty in global trade and commodity markets are expected to limit the prospect of substantial growth in 2025, so our outlook is for continuing moderate growth in farmland values across 2025,” Mr Burgess concluded.
Fleurieu Peninsula among Australia’s most valuable farmland
The report also identified the regions with the highest farmland values across Australia’s mainland states. In Victoria, the South and West Gippsland region emerged as the most valuable, with land fetching $29,335 per hectare, significantly above the state median of $14,848 per hectare[i].
In Tasmania, the northwest region recorded a median farmland price of $27,019 per hectare, compared to the state-wide median of $23,202.
Farmland in the southwest of Western Australia commanded $17,236 per hectare, more than twice the state median of $6,799. Meanwhile, in Queensland, the southeast was the highest-value region, with a median of $15,376 per hectare.
South Australia’s Adelaide and Fleurieu region recorded a standout median farmland value of $22,488 per hectare, significantly higher than the state median of $7,825. According to Paul Clifford, Principal of Raine & Horne Rural SA, the Fleurieu Peninsula is especially attractive due to its proximity to Adelaide.
“Our region is only about an hour from the CBD, which makes it ideal for professionals and lifestyle changers seeking a rural retreat,” Paul said. “They can either commute on a daily basis or finish work at 4pm on a Friday and head straight to the farm.”
While demand for rural property in the Fleurieu region had plateaued in recent months, Paul said enquiry levels started to lift immediately after the federal election.
“The day after the election, the phone started ringing again—including interest from interstate buyers, who we haven’t heard from in a while.”
Although the region is still waiting for the seasonal rains to arrive, Paul believes it will be well positioned for a strong rebound once the opening rains start.
“There’s pent-up demand, especially after an average 2024. With promising forecasts for meat exports in 2025, we expect decent listing momentum once the rain hits.”
If you’re considering buying or selling rural property in 2025, contact your local Raine & Horne Rural office for expert advice and more information.
[i] https://www.bendigobank.com.au/media/bendigo-bank-agribusiness-australian-farmland-values-hit-record-high/
From rate cuts to mortgage approvals — why a broker matters more than ever
As widely predicted, the Reserve Bank of Australia (RBA) has cut the cash rate target for the second time this year, lowering it by 25 basis points from 4.10% to 3.85%.
All four major banks—CBA, Westpac, NAB, and ANZ—along with dozens of non-major and regional lenders, have confirmed they will pass on the RBA’s rate cut to variable mortgage customers. CBA, NAB, and ANZ will implement the changes from 30 May, while Westpac’s adjustments will come into effect on 3 June[i].
The decision is welcome news for borrowers and mortgage holders, who could save hundreds of dollars a month—however, Craig Betalli, Senior Broker at Our Broker, while welcoming the RBA’s move, also warned that lower interest rates don’t guarantee easier loan approvals for all borrowers.
“Not every borrower will automatically benefit,” Craig said. “Lenders still apply strict criteria, and that’s where expert support from a broker can make all the difference.”
Craig continued, “People’s lives are complicated,” highlighting how employment type, income structure, and family circumstances can make borrowers “square pegs in round holes” when dealing with lenders.
Craig explains that while falling rates have marginally improved borrowing capacity, many applicants still struggle to fit rigid bank policies—especially self-employed borrowers, people on maternity leave, people receiving bonus and commissions, speciality industry segments such as medical or educators, or borrowers with specific expenses such as child support or private school fees.
“By working with a financial specialist such as Our Broker, who understands the lending policies of more than 20 different institutions, borrowers can identify the right fit before making any financial commitments.”
He added, “That’s the advantage of a broker—we know which lender fits before you commit.”
On the future path for interest rates, Craig believes the Reserve Bank has held rates “too high for too long,” contributing to a rise in stress on small and medium businesses and suppressing consumer spending. He predicts further cuts, with “three or four before Christmas” not off the table.
Craig said a lower interest rate environment could signal opportunities for would-be buyers such as upgraders. “That said, you want to be reasonably confident you’re heading into a lower interest rate environment.
“Therefore, our message is don’t overcommit, but don’t lose sleep either because rates aren’t likely to rise again anytime soon.”
Whether you're a first-home buyer, upgrader, downsizer, or investor, get in touch with Our Broker today on 1800 913 677 for expert home loan support.
[i] https://www.canstar.com.au/home-loans/big-four-banks-pass-second-cash-rate-cut/