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Raine & Horne Atherton 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
If you’re considering moving into a rental property with friends, there are tried and true rules of engagement to ensure you’re still best buddies at lease end.
Firstly, discuss and decide whose names will be on the lease. Will everyone be listed as a tenant, or will there be a head tenant? If your name is on the lease, you’re equally responsible for rent payments. If your roommates fail to pay, it affects your rental history too, even if you maintain your end of the bargain with rent payments every week. So, before signing up for a rental property, ensure your potential roommates are reliable and financially stable. Trusting that they can consistently pay their share of the rent is crucial.
It’s often best for all tenants to make individual rent payments to avoid confusion or disputes. However, ensure everyone understands that if one person fails to pay, it impacts all roommates. Also, as a collective, determine the right frequency for rental payments with the property manager. One housemate might receive a weekly wage, while another roomie gets his or her salary paid fortnightly or monthly.
Next, clarify that everyone has an obligation not just for the rent but also for utilities such as electricity, internet, and water. Decide how these costs will be divided and ensure everyone agrees. Discuss how rooms will be allocated. If someone gets a bigger room or an ensuite, should they pay more rent? It’s often fair to base rent divisions on room sizes or access to amenities. Likewise, if one of the tenants works from home regularly, factor this into how the utility bills are divvied up. Agree before signing a lease agreement on a fair way to split these household expenses.
Understand the bond arrangements. In some states and territories, the bond isn’t refunded until the end of the tenancy. For example, if a rental property is vacated early in New South Wales, the bond is only refunded at the end of the agreed tenancy period. This means you’ll need to sort out the bond repayment among yourselves if someone leaves early. If a new tenant moves in, they should pay their share of the bond to the departing tenant, assuming the outgoing roomie has left behind no outstanding damage. If no one moves in, the remaining tenants should consider reimbursing the departing tenant, as they will receive the bond at the end of the tenancy, provided there are no damages.
Consider the turnover of tenants. High turnover can be a hassle for landlords and property managers, so in some cases, having one or two head tenants might be preferable to manage the lease and relationships.
Nothing tears rental households apart faster than arguments about cleaning. Moreover, keeping a rental property clean is the responsibility of tenants and is stipulated in the tenancy agreement with the landlord. So, before you move in with buddies, be sure to agree to a schedule that ensures every flatmate does their share of the cleaning and tidying – and the cooking, for that matter. Rules about guests and partners staying over is another must, and at what point, the household extras must start to pay some rent. Also, if a partner of a roommate joins the household permanently, this tenancy change must be communicated to your property manager.
Having transparent and open discussions about these points before moving in together can help prevent misunderstandings and ensure smooth living arrangement.
Your local Raine & Horne Property Manager is always there to guide and support you. Don’t hesitate to contact them for tips on ensuring a shared rental property runs smoothly.
With property prices hitting record highs in several state capitals, demand remains strong. The latest research from Raine & Horne reveals a 16% year-on-year increase in the number of groups attending open inspections. Notably, an increasing number of these groups consist of friends and siblings teaming up to purchase a home. Co-buying can enhance your purchasing power, but planning ahead is essential.
Angus Raine, Executive Chairman of the leading Australasian real estate group Raine & Horne, noted that “property pals” are rapidly becoming a trend.
Industry research indicates that nearly one in two (47%) Australians are open to the idea of purchasing with someone other than a spouse or partner[i]. However, according to Raine & Horne's financial services arm, Our Broker, 5-10% of properties are being secured by property pals, depending on the location.
Co-buying can have a lot going for it. By pooling your financial resources it may be possible to get into the market sooner, or buy a better quality home in a more desirable location.
The flip side is that money and mates can be an oil and water mix. To enjoy a seamless property purchase – and rewarding home ownership experience, it is worth taking five steps:
Have an agreement in writing
Buying a property is exciting. But it's important to go into a co-buying arrangement with your eyes wide open.
Have frank conversations with your co-buyer about how costs (upfront and ongoing) will be divided – and iron out all the other nuts and bolts of property ownership.
Angus advises, “Put your agreement in writing. Better still, have a co-buying agreement drawn up by a legal professional. Yes, it's an additional expense, but it can save a lot of hassle (and possibly the friendship) further down the track.”
Decide your ownership structure
Property is typically owned through one of two different structures.
'Joint tenancy' is where the owners have an equal share of the property. It's a situation that works well for married couples or de facto partners because if one owner dies, the other inherits the entire property.
Co-buyers may want to consider a 'tenants in common' arrangement. This allows each person's interest in the property to reflect how much money they chipped in – it doesn't have to be 50:50 as with joint tenants. You can choose 60:40 or whatever proportions work for you.
Keep good records
It's worth keeping track of who pays for various property-related bills. This can prevent disagreements about who paid what, and if you decide to sell at some stage, it ensures each buyer gets a fair share of the profits on sale.
"Some co-buyers share a bank account that each owner contributes a set amount to each month to pay household costs,” says Angus. “There is also a wide variety of mobile apps available that make bill sharing very straightforward.”
Have a clear exit strategy
Plan ahead by deciding what will happen if one owner wants to sell the place, and the other doesn't. It can be a tricky situation but if you have discussed the issue at an early stage, each co-owner will at least have a starting point of agreement to work from.
Remember to address the exit strategy in your co-buying agreement!
Seek expert help with the home loan
Buying property with a friend is a serious financial commitment – and a very different ball game from shouting a buddy a few drinks at the pub, or even heading off with a mate on a round-the-world trip.
Craig Betalli, Senior Broker from Our Broker, explains that buying a property with a third party, such as a friend or cousin, effectively means entering a business partnership. “This brings joint liability into play," he says. “If you're entering a partnership debt to purchase a property, you're liable for 100% of the debt, even if another party is involved. In other words, if they don't pay their share of the mortgage, you'll have to.”
He adds, “That's why it's critical to speak to a home loan expert, such as Our Broker when it comes to funding your home.
“Generally, buyers have two main options: take out one home loan in joint names or opt for a product like the Commonwealth Bank's Property Share.”
Property Share allows each borrower to manage their loan repayments independently, meaning you have separate loans and cannot see each other's loan details, even though you're guaranteeing each other's security.
“Additionally, if the other party fails to make repayments, your credit file is not impacted. However, you will still need to resolve the payment issue, or the bank will sell the property to recover the debts,” Craig warns.
Having an experienced mortgage broker on board makes a difference, helping co-buyers navigate a crowded home loan market to find the loan that best suits their needs. According to Craig, “Our Broker's service offers tailored advice at no cost to borrowers And co-buyers can be confident they have access to the best value products and rates available.”
One final tip
The ING survey we mentioned earlier suggests the benefits of shared ownership can extend beyond buying a pad to live in.
One in three (32%) Aussies see co-buying as a smart way to kickstart a property portfolio, while a chillaxed 29% would do it for a holiday home.
If it's something you're considering, just be sure to think the arrangement through.
“Open communication, a well-thought-out plan and clear written agreement form the foundations of a successful partnership,” says Angus. “But above all, buy with someone you trust and who shares your goals around property ownership. If you're on the same page at the beginning, you could be well set up for a successful long-term ownership experience.”
To find out more about buying a property with a friend or family member other than a partner or spouse, talk to Our Broker today at 1800 913 677.
[i] https://helphub.ing.com.au/financial-health/how-buying-with-a-mate-could-open-the-door-to-home-ownership/
In a strong sign for the traditional spring selling season, data from Raine & Horne shows that appraisals rose by 18.69% nationally month-on-month in July, indicating a robust market.
Simultaneously, many Australians have already initiated property sales, with listings jumping 23.49% nationally month-on-month, according to Raine & Horne data.
“Often in winter, property markets take a breather, but this year, many homeowners are aware their properties have enjoyed a value surge over the last 12 months and are eager to make a move,” commented Angus Raine, Executive Chairman of Raine & Horne.
CoreLogic reported that national home values rose by 0.5% in July[i], marking the 18th consecutive monthly increase. Since November last year, values have consistently reached new record highs, with a cumulative increase of 13.5%.
“The almost 19% spike in appraisals is very pleasing and serves as a barometer for the level of sales strength two or three months down the track,” Angus added. “Don’t forget that auction clearance rates remain at healthy levels, with Adelaide the best at almost 79%, and Melbourne and Sydney around 60%.”
Meanwhile, Angus is buoyed by the softer-than-expected June quarter inflation and retail sales data for Australia[ii]. Headline inflation rose by 1% over the quarter and 3.8% over the year, matching economists’ expectations and the RBA’s forecasts from May.
Angus added, “However, we must remember that not every property transaction is impacted by interest rates. Many Australians buy and sell properties simply because they have saved enough for a deposit and want to get off the rental treadmill, have growing families, are changing jobs, are empty nesters who no longer need larger houses, or simply desire a lifestyle change.
“None of these decisions are influenced by interest rates.”
That said, 1 in 4 (26%) economists expect to see the first cash rate cut by the Reserve Bank in time for Christmas. Graham Cooke, head of consumer research at Finder, noted that the consensus is that the latest inflation figures aren’t high enough to warrant a rate hike this week.
“This doesn’t mean we will see a rate cut in August, but there is a chance we’ll get one by Christmas,” Graham said.For an obligation-free appraisal of the value of your home or investment property before spring, contact your local Raine & Horne office today.
[i] https://www.corelogic.com.au/news-research/news/2024/three-capital-cities-record-a-fall-in-home-values-as-momentum-leaves-the-cycle
[ii] https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/consumer-price-index-australia/latest-release
Rural property owners have received fantastic news from the Australian Bureau of Agricultural and Resource Economics (ABARES)[i], which reported that historically high dairy prices over the past three years have significantly impacted dairy farmland prices, surging by over 20% annually since 2020.
ABARES Executive Director Dr Jared Greenville said, “Gippsland dairy farmland has the highest price per hectare for Victorian dairy regions at over $41,000 per hectare in 2023, almost reaching the most valuable dairy farmland, Tasmania, at approximately $45,000 per hectare in 2023.
“Forestry farmland prices have risen by over 75% between 2019 and 2023.”
Dr Greenville said hobby farmland prices experienced a rapid increase in 2021 and 2022 as COVID-19 lockdowns eased.
“Hobby farmland prices increased by an average of 10% per year between 2020 and 2023 to around $200,000 per hectare, compared to the growth in all broadacre farmland of 14.8% per year,” Dr Greenville said.
“Prior to this, the average annual growth rate in hobby farmland prices increased about 5.5% between 1992 and 2020.”
According to ABARES, farmland prices are important in helping better understand farm business performance and growth over time. The ABARES Farmland Price Indicator provides this vital information in an easy-to-access and statistically robust platform.
Travis Wentriro, Regional & Rural Network Manager at Raine & Horne, commented on the substantial increases in farmland prices across several categories:
“The significant growth of farmland prices clearly indicates that owning quality, well-located rural real estate is an excellent long-term wealth generation tool.
“The data from ABARES underscores the value and stability of rural property investments. Whether it’s dairy, forestry, or hobby farmland, the consistent price rise reflects these assets’ enduring demand and profitability,” Travis said.
“Investing in rural real estate not only offers potential for significant capital gains but also provides a tangible, resilient asset that can be the cornerstone of wealth creation for savvy investors.”
Travis added, “Given the recent significant growth, if you're thinking about selling a rural property, now might be the perfect time to act. Consider getting an obligation-free appraisal from a Raine & Horne Rural agent.”
[i] https://www.agriculture.gov.au/about/news/strong-growth-dairy-forestry-hobby-farms
For young Australians who want to enter the property market but can’t afford to buy a home in their desired location, ‘rentvesting’ offers a fantastic solution. This strategy is particularly valuable now, as property prices in Australia have risen 8% over the last financial year[i] while rent prices have stabilised[ii].
How rentvesting works
Rentvesting involves renting a property in the area where you want to live while investing in property elsewhere. This approach allows you to get onto the property ladder at reasonable cost by purchasing an investment property in a less expensive location while living in your preferred area.
For instance, if you want to live in Sydney, Melbourne, or Brisbane but lack sufficient savings for a deposit, you could rent a property in the capital city of your choosing while using your savings for a home loan deposit to purchase an investment property in a more affordable city, such as Darwin or Hobart, or a regional growth hub such as Wagga Wagga in NSW or Queensland’s Townsville. Properties in these alternative locations might also generate higher rental yields. According to the latest data from CoreLogic, the median price for an apartment in Sydney is around $855,468, with a gross yield of 4.0%. In Darwin, the median apartment price is $363,748, with a yield of 7.5%.
You can rent the Darwin investment property to tenants, using the rental income to cover the mortgage repayments and other associated costs. Buying an investment property in a more affordable location will mean lower mortgage costs, enabling the rental income to cover more of the loan repayments.
Over time, it may be possible to build up enough equity in the rental property to purchase another investment or to sell it and use the proceeds to buy a home in, or closer to your preferred location.
In NSW, Wagga Wagga, Bathurst, Orange, and Tamworth are good options for rentvestors seeking a first property. In Victoria, Ballarat and Bendigo tick plenty of boxes. In Queensland, coastal regions such as the Sunshine Coast, Gold Coast, Townsville, and Cairns are appealing to rentvestors.
Advantages of rentvesting
Flexibility: Rentvesting allows you to live wherever you want while building wealth through a quality, well-located property investment. A rentvesting strategy also offers flexibility, making moving easier if circumstances change, such as getting a new job in a new town or region.
Affordability: Purchasing an investment property in a more affordable location allows you to enter the property market sooner than if you were trying to buy a home in a more expensive area.
Tax benefits: Owning an investment property may come with tax benefits, such as the ability to claim deductions on expenses related to the property.
However, as you won’t live in the property, you will generally miss out on first-home buyer grants and stamp duty breaks. It’s essential to do your sums with the help of an accountant before committing to a rentvesting strategy.
Is rentvesting right for you?
Rentvesting can be a sensible way to enter the property market, especially for those who want to live in a more expensive area but can’t afford to buy there. By carefully considering the costs and benefits of rentvesting and working with a trusted and experienced real estate agent such as Raine & Horne, you can determine if this strategy is right for you.
[i] https://www.corelogic.com.au/news-research/news/2024/australian-homeowners-gain-$59k-wealth-boost-from-rising-housing-values-in-fy24
[ii] https://www.domain.com.au/news/rents-are-still-rising-across-australia-but-at-a-slower-pace-1298897/
As the flaming Olympic cauldron lights up the “magnifique” Paris skyline, the Brisbane property market is already blazing with excitement for the 2032 Olympics. Experts predict a massive 50% increase in property prices ahead of the global event, capturing the attention of investors and homeowners alike.
According to recent data from PropTrack[i], Brisbane’s property prices are already on a remarkable trajectory, growing at an annual rate of 14.14%. This impressive growth places Brisbane third on the national podium, behind Perth, which leads with a gold medal-winning 22.52% yearly increase, and Adelaide, which follows at 14.61%.
Market activity on the rise
The Queensland market is buzzing with activity as appraisals have surged by almost 14% since April, according to the latest data from Raine & Horne. This uptick indicates a strong interest from property owners looking to capitalise on the current favourable conditions. “Simultaneously, the number of buyers has increased by 15% over the same period, underscoring the heightened demand in the Brisbane market,” said Angus Raine, Executive Chairman, Raine & Horne.
This surge in market activity can be attributed to several factors, according to Angus. “The 2032 Olympics have undoubtedly fuelled optimism, as major infrastructure projects and global attention are expected to boost Brisbane’s economy and attractiveness.”
Angus adds that with perpetual attention focused on the southern capitals of Sydney and Melbourne, it is now time for Brisbane to shine in the run-up to the 2032 Olympics. "Moreover, now is the time to act if you're a homebuyer or investor because Brisbane is very affordable compared to the southern capitals. For example, a two-bedroom, two-bathroom apartment in Pyrmont within a javelin throw of the Sydney CBD will sell for around $900,000. A similar two-bedroom, two-bathroom apartment in Brisbane would cost between $520,000 and $550,000.
Infrastructure developments and economic impact
The Olympics are expected to bring substantial infrastructure developments to Brisbane, including transportation upgrades, new sporting facilities, and improved public amenities. Critical venue infrastructure, for example, is being funded by the Australian and Queensland Governments under the Brisbane 2032 Olympic and Paralympic Games Intergovernmental Agreement. This $7.1 billion venue infrastructure program will transform some of Queensland’s most significant venues and precincts[ii].
Gary Hassett, Queensland State Manager, Raine & Horne said, “These enhancements are not only geared toward the Olympic Games but are also aimed at long-term urban development.”
A prime example is the Olympic Park precinct, the most notable landmark to emerge post-Sydney 2000 Games, which sprung from a recast industrial wasteland. Despite facing challenges after the Games, the Park precinct, about 13 kilometres west of Sydney, has become renowned for its vibrant collection of world-class sports, entertainment, and business facilities. Hosting 230 businesses, Olympic Park accommodates a daily community of approximately 21,600 people and attracts over 14 million visitors annually. The 2030 master plan that aims to revitalise the Park’s legacy aims for zero carbon emissions and is anticipated to create more than 30,000 jobs[iii].
Gary adds, “Infrastructure projects linked to the Games are likely to enhance Brisbane’s liveability and appeal, making it an even more attractive destination for both domestic and international buyers and drive up demand for residential real estate.”
Increased tourism, job creation, and international exposure are among the other benefits that can drive sustained growth in the property market. “Brisbane is poised to leverage these advantages, with the property sector already showing signs of benefiting from the 2032 Games,” Gary concluded.
For a free and no-obligation appraisal of your property, reach out to your local Raine & Horne agent today to discover the true value of your property.
[i] https://www.proptrack.com.au/home-price-index/
[ii] https://www.statedevelopment.qld.gov.au/industry/brisbane-2032
[iii] https://olympics.com/ioc/news/sydney-2000-20-years-on-sydney-s-olympic-legacy-brings-comfort-and-hope-in-turbulent-times