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Investors & Landlords
Manage My PropertyWhy choose Us
Raine & Horne Richmond, NSW 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
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/
NSW tenancy law changes every landlord and renter should know
Landlords and tenants across New South Wales are urged to get to grips with the sweeping changes to the state’s tenancy laws with the introduction of the Residential Tenancies Amendment Bill 2024.
The updated legislation, which amends the Residential Tenancies Act 2010, will significantly impact how rental agreements are managed, particularly regarding pets, lease terminations, and rent increases.
Maria Milillo, Head of Property Management, Raine & Horne Group, breaks down the key reforms and what they mean for you:
Easier for tenants to keep pets
The new laws make it easier for renters to keep pets in their homes. For instance, landlords must provide a written response to a pet request within 21 days. If they do not respond, the request will be automatically approved.
A landlord will only be able to refuse a pet for specific reasons:
- There would be too many animals on the property
- The property is unsuitable for the animal
- The animal(s) will likely cause more damage than the bond could repair
- The landlord lives at the property
- keeping the animal or animals would break other laws, local council rules, strata or community scheme by-laws, or a residential community rule
No more “no grounds” evictions
Landlords can no longer terminate a tenancy without valid grounds, and appropriate evidence must be provided to support the reason. Valid reasons for ending a tenancy include:
- Sale of the property
- Significant renovations or demolition
- Property required for family use or key worker accommodation
- Tenant breach of agreement
Wrongful termination is now an offence, with strict penalties for non-compliance.
Re-letting restriction apply
If a landlord ends a tenancy for a specific reason, the legislation imposes mandatory re-letting bans based on the reason for ending the lease:
- 12 months if the property is to be withdrawn from the rental market.
- 6 months for a sale or if the landlord or a family member occupies the property, or it is to be demolished.
- 4 weeks if the tenancy ends due to significant renovations or repairs.
Financial and legal penalties may apply if a new lease is entered into during these restriction periods without formal exemption from NSW Fair Trading.
Rent increases capped
Rent increases can only occur once every 12 months, and this applies to both fixed and periodic agreements.
Extended notice periods for lease terminations
Notice periods required to terminate tenancies are also increasing:
- Periodic leases: minimum of 90 days’ notice.
- Fixed-term lease of 6 months or less: At least 60 days’ notice, and the lease can’t end before the agreed term
- Fixed-term lease of more than 6 months: A minimum of 90 days’ notice must be given, and the lease cannot end before the fixed term expires.
Specific grounds, such as a breach of the agreement, may require a shorter notice period.
Whether you're a landlord or tenant seeking clarity on these legislative changes in NSW, don’t hesitate to contact your local Raine & Horne Property Manager for expert guidance.
What happens when a housemate flies the coop?
Great question — and to be clear, this isn’t about “subletting”. It’s simply a case of one housemate moving out and another one moving in.
But it’s also not as casual as swapping keys and moving on. If the outgoing housemate is listed on the lease, they remain legally responsible for the rent and property condition until either:
- A new lease is signed with the incoming housemate or
- The current lease ends.
Moreover, the new housemate doesn’t have to go on the lease – but it’s in everyone’s best interest if they do.
At the end of the day, if your departing housemate wants to remove themselves from any legal obligation, the incoming tenant should be added to the lease. That means filling out a standard rental application form from your Raine & Horne Property Manager, just like any new tenant would. The landlord or agent then decides whether to approve the change and issue an updated lease.
However, there are exceptions to the rule. In some states, such as Queensland, a new housemate can be approved by the landlord as an “approved occupant” rather than being formally added to the lease. This means they can live at the property but aren’t legally listed on the lease agreement. In this arrangement, the existing tenants effectively become “head tenants” and retain responsibility for the tenancy. The new occupant is still required to complete an application form for the landlord’s approval.
If you can’t find a replacement, the outgoing housemate is still responsible for their share of rent until the lease ends. There are legal ways to break a lease early, but they typically apply to the whole tenancy, not just one person leaving.
If things get messy between housemates, the landlord or property manager typically won’t get involved. However, if needed, tenancy disputes can be escalated to your local tribunal, such as NCAT in NSW.
There are a few other matters to keep in mind when changing housemates such as:
- Bond arrangements: If the outgoing housemate contributed to the bond, it’s up to all parties to sort out their share and how and when it’s repaid — the property manager won’t release part of the bond automatically.
- Room condition check: Do a quick check of the room’s condition when someone leaves and before the new housemate moves in, even if it’s informal. It helps avoid disputes down the track.
- Shared expenses: Make sure the new housemate is clear on their share of rent, bills, and household expenses from day one.
Contact your Raine & Horne Property Manager immediately if one or more housemates plan to move out, so you can work through the next steps together.
Why should I start tax planning for my investment property now?
With elections, potential rate cuts, tariff chatter and the super April school holidays diverting our attention over the past month, it’s easy to forget that the end of the 2024/25 financial year (EOFY) is now just weeks away.
So, while you’re picking up your 2025–26 financial year diary, now’s also the perfect time to start thinking about whether you’re getting the full tax benefits of your investment property.
The number one tip for landlords? Don’t leave tax planning until the last minute—and certainly not until 30 June. Here are some practical steps to take now:
- Organise your rental income and expense
Fortunately, the days of shoeboxes full of receipts are behind us—your Raine & Horne Property Manager tracks these expenses throughout the year and provides a comprehensive end-of-financial-year statement to make tax time easier.
- Know your eligible deductions
You may be able to claim for depreciation (more on this later), loan interest, repairs, council rates, insurance, and even travel costs (if allowed). If you’re using a Raine & Horne Property Manager, you’ll be able to claim their fees too.
- Keep detailed record
Make sure any receipts and invoices for work or repairs on an investment property you have organised independently of your property manager are stored securely and clearly labelled. This makes life easier for both you and your accountant.
- Engage a tax professional
If you don’t have a tax accountant – now is the time to consider engaging one. An accountant can help you claim every deduction you’re entitled to—legitimately and confidently. The accountant’s fee for this service is also tax deductible.
- Understand the power of depreciation
If you haven’t already, it’s worth arranging a depreciation schedule for your investment property. This report details all the depreciable components—such as the building structure, fixtures, and fittings—that can be claimed over time. Depreciation can deliver substantial tax savings and boost your cash flow. Most accountants will strongly recommend having a schedule in place, as it not only streamlines the process but can also help reduce your taxable income—earning them a few brownie points by trimming your tax bill in the process.
Why a depreciation schedule matters
Prepared by quantity surveyors such as BMT (www.bmtqs.com.au), a depreciation schedule identifies all eligible claims not just for this year—but for up to 40 years into the future. Typically, you could expect to pay a few hundred dollars for a depreciation schedule. However, the savings will pay for the cost of the schedule many times over.
To get an idea of how much you could save with a depreciation schedule, try BMT’s free depreciation calculator at www.bmtqs.com.au/tax-depreciation-calculator.
So, as the clock ticks down to 30 June, taking action now as a landlord can deliver big benefits.
Speak with your accountant or property manager today to ensure you're making the most of every available tax benefit. After all, smart planning now means more money in your pocket later.