Kurri Kurri & Muswellbrook

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

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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Should I be concerned if my strata investment includes a swimming pool?

As the summer heat approaches, prioritising swimming safety takes centre stage for individuals who own strata apartments or townhouses, including investors.

Given the expected rise in temperatures this year, ensuring pool safety has become increasingly paramount. To tackle this challenge, it is imperative that body corporates implement thorough swimming pool safety practices.

But before we dive into the specifics of pool safety protocols, let's explain where responsibilities for the body corporate end or the individual owners and investors begin.

For starters, body corporates are responsible for various aspects of maintenance and repairs. This includes garage doors and associated fittings, such as springs, gears, and other mechanisms. They also oversee the upkeep of common property, including gardens, lawns, and shared facilities such as swimming pools, gyms, and barbeque areas. Additionally, body corporates manage the maintenance of the building's structure, encompassing the foundations, roofing, and essential supporting framework such as load-bearing walls. 

Individual owners, including landlords are generally accountable for maintaining doors and windows leading onto a balcony from their property. They must also look after the interior of their property, including all fixtures and fittings within the apartment or townhouse. Additionally, they must take care of unit-specific utilities, such as pipes, cables, wires, drains, plant, and equipment exclusively servicing their unit or apartment. They are also usually responsible for pest control within their property. 

Pool safety is a community effort

Drowning in swimming pools is a significant cause of preventable death in children under five*. Therefore, pool owners are required by law to maintain the safety of their pool area. Moreover, all pool owners, including landlords, must be aware of the laws.

To this end, landlords and their tenants must actively identify and address potential hazards, such as faulty gates, to ensure a safe pool environment. For example, pool gates must close securely after being opened and remain locked. This involves checking the latch and hinge for suitable functionality.

Moreover, property owners looking to rent or sell a property with a pool or spa bear extra responsibilities depending on your state or territory. For example, in NSW, as part of the tenancy agreement or sales contract, documents such as a pool registration certificate, a valid swimming pool compliance certificate, and an occupation certificate must be provided to the tenant.

For more information about your responsibilities as a landlord, talk to your Raine & Horne Property Manager.

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Is now a good time to spring into a new rental home?

If you're considering a move to a new rental property, it seems that spring 2023 presents a favourable opportunity to explore fresh options, as more properties become available for rent in both our capital cities and regional areas.

According to the latest statistics provided by CoreLogic, in August, national rents increased by 9.0% on an annual basis. While this marks the slowest annual rental growth rate since April 2022, landlords can rest easy that it remains significantly higher than the decade-long average of 3.2%[i].

That said most regions across the country are beginning to offer tenants opportunities to seek new digs, which also might be an opportunity to reduce living expenses.

But before making a move, research thoroughly the suburb or town you’re interested in, to determine what you could expect to pay for your next rental house or apartment. Start by looking at similar rental listings on the Raine & Horne website to figure out the average rental cost in your desired neighbourhood.

You can also talk to your local Raine & Horne Property Manager about rental prices in neighbourhoods of interest. Attending some open for inspections where you can talk to locals living in the apartment block or street about the features of the location such as nearby restaurants, cafes, shopping centres, schools and other amenities is another research idea worth considering.

For those with the flexibility of working remotely, the upcoming spring season presents an enticing proposition. If you find yourself residing in a location that you have limited ties to and an opportunity arises to relocate a few suburbs or towns away to mitigate living expenses and combat inflationary pressures, it may be a compelling option to explore.

Also, by making your move in spring, you can aim to settle into your new abode just in time for the summer holiday season, ensuring a smooth transition.

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Investors urged to capitalise on spring real estate opportunities
  • Raine & Horne urges investors and landlords to capitalise on the upcoming traditional selling season in the spring in Australia, to maximise investment returns.
  • Recent data from Raine & Horne indicates a significant rise in attendance at open for inspections (OFIs), with July seeing a 10% increase compared to autumn and a remarkable 37% surge from the summer months.
  • Maria Milillo, Head of Property Management at Raine & Horne highlights the appeal of milder spring weather for property inspections, emphasising the strategic timing for investors to list their properties due to high demand and reduced competition.

With the impending arrival of the spring season, which traditionally marks the prime period for residential property transactions in many parts of Australia, leading real estate group Raine & Horne is encouraging investors and landlords to capitalise on increased activity to maximise investment returns.

Data from Raine & Horne reveals a notable uptick in attendance at open for inspections (OFIs). In July, the number of groups attending OFIs was approximately 10% higher than in the autumn and an impressive 37% higher when compared to the summer months.

According to Ms Maria Milillo, Head of Property Management at Raine & Horne, during the milder spring months, with lighter and brighter days, property inspections become more appealing for buyers including aspiring investors than the scorching summer or freezing winter months.

“The surge in demand for properties makes this spring a strategic time for investors looking to rebalance their portfolios by listing their properties on the market,” said Ms Milillo.

“Concurrently, a multitude of markets are still grappling with a shortage of property listings, which offers investors considering a sale during spring an exceptional chance to achieve a decent sales results due to reduced competition.”

According to Ms Milillo fewer listings become especially significant for landlords considering a sale given the backdrop of sustained property price increases since the start of the year. Notably, CoreLogic's data reveals a 4.1% rise in the Australian real estate market since hitting a low point in February[i].

Investors seeking to expand their portfolios

According to Raine & Horne’s data, for those investors seeking to broaden their portfolios, there was an approximately 15% uptick in appraisals in July compared to April.

“This means it’s fair to expect that more properties will hit the market as the weather warms up,” noted Ms Milillo.

“Investors and self-managed super funds contemplating expanding their property portfolios should also take note of the Reserve Bank’s decision to halt interest rate rises.

“While there might be more rate rises, we are closer to the end than the beginning of the rate hiking cycle that started 18 months ago. This development presents an excellent opportunity for aspiring landlords to seize the moment this spring and make their moves confidently.”

Mr John Katergarakis, the Head of Property Management at Raine & Horne Green Square and Raine & Horne Bexley/Beverly Hills, concurs that spring presents a favourable opportunity for real estate investment in Eastern Sydney.

As the warmer months approach, Mr Katergarakis anticipates a substantial reduction in vacancy rates for high-quality rental properties. He believes that this transition offers a prime opportunity for potential investors to enter the market. Particularly, he highlights the demand for two-bedroom, two-bathroom apartments valued at approximately $1 million, whether situated in Waterloo or Bexley.

“These types of apartments have gained popularity among professional couples who utilise the second bedroom as a home office, as well as among singles who opt to share rent,” Mr Katergarakis said.

“The presence of a second bathroom enables flat mates to have separate living arrangements, and these apartments also appeal to young families starting out.

“Furthermore, these premium apartments are currently being rented out for approximately $900 to $1,000 per week, translating to an impressive yield of almost 5%.

“Given interest rates are projected to fall in 2024, these popular properties are expected to become even more enticing options for investors this spring.”

In Adelaide, Gwen Levesque, Co-Principal at Raine & Horne Gawler/Munno Para, has noted a growing investor phenomenon.

“Despite many still attending open for inspections (OFIs), investors are increasingly purchasing properties in suburbs like Andrews Farm, Munno Para West, and Gawler without the necessity of a physical property visit,” Ms Levesque said.

“The convenience of virtual tours and online resources has allowed investors to explore properties from the comfort of their own homes.”

According to Ms Levesque the forthcoming spring season holds promise for investors due to several factors.

“With interest rates currently stable, it presents a favourable time for investors to consider acquiring properties.

“We also anticipate a surge in property listings during spring, driven by the pleasant weather and an overall improved mood that encourages both selling and buying. As the temperature rises, so does the activity in the real estate market,” Ms Levesque added.

Investors who are interested to know what their property could achieve in the current market can request an obligation-free property appraisal with the experienced team at Raine & Horne.

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