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Investors & Landlords
Manage My PropertyWhy choose Us
Raine & Horne Toukley | Budgewoi 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
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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
Half of investment properties change hands within two years of being tenanted
Half of all investment properties are resold within two years of being tenanted, according to new data from the Australian Housing and Urban Research Institute (AHURI)[i].
The research report, Modelling landlord behaviour and its impact on rental affordability: Insights across two decades, explores what drives small-scale landlords to buy, sell, or hold onto their rental properties.
Interestingly, nearly a third of landlords hold a rental property for more than 20 years. This suggests there are at least two distinct investment strategies at play—short-term investors and long-term holders.
Senior lecturer from Curtin University and lead author of the research Dr Ranjodh Singh said those who are well-positioned to buy and retain rental investments contribute to a more stable supply of long-term private rental housing.
“However, landlords who are ill-positioned to retain their rental investments for long can disrupt the supply of private rental housing, with potentially negative impacts on tenant affordability and security,” Dr Singh said.
Long-term landlords are likely to be wealthier than non-landlords
Unsurprisingly, landlords who buy or keep their rental investments for longer tend to be in their late 40s or early 50s, married, employed full-time, and have higher incomes and homeownership rates than the general population.
Perhaps more unexpectedly, younger people aged 25–34 years are more likely to buy a rental property compared to other age groups. However, these younger landlords are also likely to sell their property sooner, in essence becoming ‘short-term’ landlords.
“The evidence suggests that either they are more willing than older groups to cycle in and out of rental property investment or that they are more susceptible to becoming financially stretched and are forced to sell,” Dr Singh said.
Landlords sell rental properties due to life transitions or financial difficulty
According to the research, landlords are generally more likely to sell their investment properties if they are separated, unemployed, own a home with a mortgage, live in a low or moderate-income household, or do not have post-school qualifications. The report recommends education programs to help less-qualified landlords retain properties and support long-term rental supply stability.
Investment property sales disrupt rental stability and leave tenants feeling unsettled
On the flipside, Dr Singh told the ABC that selling a property often brings a rental agreement to an end, which can be "quite distressing" for tenants living in the home.
"You have to move out and look for another place to live and that happens at a very short cycle, about two years or less.
"It gives you that precarious feeling that you're not quite settled … you might have kids going to the school, or you might have an employment that's next door, and it seemed like a perfect fit, but now you have to move out and possibly move far away from all these things."
Considering buying an investment property this autumn? Contact your local Raine & Horne agent to find out more about what’s available in your suburb, town or region.
[i] https://www.ahuri.edu.au/analysis/news/landlords-are-key-rental-housing-stability-new-research-finds-two-very-different-investing-behaviours
What are some of the legislative changes that have impacted rental properties over the last few years?
Over the past 24 months, every state and territory in Australia has introduced some form of legislative change affecting rental laws—many with significant implications for landlords and tenants.
One of the most recent updates is Queensland’s new standardised tenancy application form, which becomes mandatory for all general tenancies from 1 May 2025. This reform, introduced under the former state government and now carried forward by the LNP, has raised serious concerns from the Real Estate Institute of Queensland (REIQ). In particular, the level of personal detail required for identity verification (VOI) may increase risks for landlords and property managers while making it harder for tenants to secure a property.
More broadly, across the country, we’ve seen over the last few years:
- A nationwide crackdown on rent bidding: This practice involved pressing applicants to offer above the advertised rent. This practice is now forbidden in most Australian jurisdictions.
- Limits on rent increases: Most states and territories prohibit rent increases to once every 12 months.
- Changes around pets: It’s generally more challenging for landlords to refuse a pet without a valid reason, and there are stricter timeframes in which they must respond to a tenant’s request.
- Extended notice periods and prescribed grounds for ending tenancies: Now landlords must provide a valid reason, such as selling the property, moving in a family member, or tenant misconduct. In New South Wales, landlords can no longer end a tenancy simply because the lease is up.
- Minimum housing standards and tenant rights to request modifications: Many states now allow tenants to request fixtures or structural changes, such as accessibility improvements, provided the request is reasonable.
To help our landlords stay informed and compliant, Raine & Horne is rolling out a suite of resources explaining how these changes affect property owners.
The guide for Queensland is already available, with New South Wales to follow shortly. Additional resources for other states and territories are scheduled throughout 2025.
Talk to your Raine & Horne property manager for more information on changes to rental laws in your state or territory.
Securing your rental property these Easter Holidays?
Before you hop away for a quick Easter break, take a moment to check your home security—so the Easter Bunny is the only unexpected visitor these holidays.
- Lock up before you leave
Crooks often enter homes through windows and doors left ajar. So, be sure to double-check that all doors and windows—including sheds, garages, and side gates — are securely locked before heading away for the Easter break.
Likewise, if you’re worried about faulty locks, reach out to your property manager immediately.
- Secure all entry points
Remember to secure less obvious access points. This means locking your power box to prevent tampering with alarms and outdoor lighting. Also, make sure any side and back gates are locked and the garden shed is secured to stop thieves using your tools to break into the property.
- Leave spare keys with someone you trust
Avoid hiding spare keys under doormats or in pot plants, as these are the first places thieves will check. Instead, leave a spare key with someone trustworthy.
If you’re leaving a car at home, park it in a garage, carport, or behind a locked gate—and take the keys with you to avoid break-ins and vehicle theft.
- Pause deliveries and manage mail
Ask a neighbour or friend to collect your mail while you’re away. If you still receive newspaper deliveries, suspend them to prevent a paper pile-up, which signals that no one is home.
Maybe the friend or neighbour will also wheel out the bins out and bring them in to make it seem like someone is at home.
- Put away outdoor equipment
Outdoor items can tempt opportunistic thieves. Therefore, lock away bikes, sports gear, toys, garden tools, and outdoor furniture. Also, lock away ladders and bins, as they can be used to access second-storey windows or balconies.
Need more tips?
For more security advice this Easter, contact your Raine & Horne Property Manager. Staying one step ahead can make all the difference in protecting your home while you’re away.
What impact will the Federal Election have on property investors?
As Australia gears up for a federal election on 3 May, property investors will be keeping a close eye on potential policy changes. While neither major party is proposing to remove capital gains tax discounts or other key investor incentives, the election could still have ripple effects on the market.
A continued focus on first home buyers
A key focus for both sides of politics is improving housing affordability, particularly for first-home buyers. While this could mean increased government incentives for new buyers, it’s unlikely to come at the expense of property investors. In fact, policies aimed at boosting housing supply—such as encouraging new developments—may eventually benefit the investment property market by increasing rental stock and stabilising prices.
Rental market pressures
According to PropTrack, rental prices have surged by 27% in recent years, while unit prices have jumped 38%. A significant portion of these increases stem from the post-pandemic market correction, allowing landlords to recoup some cash flow losses. Investors will be watching to see if rental growth continues, or if election policies—such as increased housing supply—help to ease pressure on the market.
The role of migration policy
One area where the election could impact investors is migration policy. While there has been public pushback on immigration, most Australians support skilled migration and maintaining international student visa numbers. For property investors, particularly those with rental properties in university hubs, a stable or increasing student population is crucial to maintaining demand. Any policy changes that restrict student visas could impact rental yields in those areas.
Why investors matter in the housing market
Despite some negative perceptions, property investors play a vital role in Australia’s housing market. The Australian Housing and Urban Research Institute reports that around 90% of property investors are small-scale, "mum and dad" landlords who provide essential rental housing[i]. With homeownership becoming increasingly difficult for many Australians, investors help fill the gap by supplying rental properties.
Additionally, the concept of "rentvesting"—where people rent in areas they want to live while investing in more affordable locations—has grown in popularity. Recent data suggests that 10-15% of renters in Australia are also landlords, showing that property investment isn’t just for the wealthy but is an important financial strategy for many Australians.
Stability in tax benefits
For now, it’s positive news that both major parties seem committed to retaining current tax incentives for property investors. Maintaining these benefits is crucial to encouraging investment, which ultimately supports rental supply and housing affordability.
Looking ahead
With the election now called for 3 May, property investors should stay informed about policy announcements. While no dramatic changes appear to be on the horizon, factors like migration settings, housing supply initiatives, and rental market conditions will continue to shape investment opportunities in the years ahead.
Are you considering investing in property? Stay tuned for updates from Raine & Horne as the election campaign unfolds.
[i] https://australianpropertyupdate.com.au/apu/how-investors-can-ease-the-rental-crisis#:~:text=With%20the%20Build%2Dto%2DRent,to%20as%20%E2%80%9Cproperty%20flipping%E2%80%9D.
Why is autumn a good time for tenants looking for rental properties?
Autumn often presents a golden opportunity for renters, as competition tends to ease after the summer rush.
Many people move at the start of the year to align with new jobs and school terms. Once these goals are achieved, the rental market naturally slows by autumn. With fewer tenants actively searching, the good news is that renters often enjoy more choices and greater negotiating power.
While Australia’s vacancy rate remains low—recently hitting a record 0.7%—the number of views per rental listing has declined, according to a report from Domain. This research suggests that while overall supply remains tight, demand is softening. Fewer tenants competing for available rentals means renters have a better chance of securing a suitable property this autumn.
There are several advantages to searching for a rental in autumn compared to other seasons. As we said earlier, summer often sees a surge in rental activity as people relocate for work or school, but by autumn, that frenzy subsides. With reduced tenant demand, renters can access a broader selection of properties. While rental prices remain strong, landlords may be more flexible in securing a tenant quickly in autumn.
However, finding a rental in autumn isn’t effortless – nor can you expect a property manager to hand you the keys to a property. First, building a relationship with property managers can give you an edge, as they can alert you to upcoming listings before they hit the market. Preparation is also key having all your application documents ready, including proof of income and rental history, will put you in front of less organised competition.
Additionally, making a good impression at inspections is essential. Even in a less competitive market, first impressions matter. And while competition may be lower, desirable properties can still move quickly, so be prepared to act fast when you find the right rental.
Contact your local Raine & Horne property manager for more tips on finding the right rental property this autumn.
Australian agribusinesses are well-placed for 2025 which bodes well for rural real estate values
Australian agribusinesses are well-positioned for 2025 despite anticipated rising geopolitical tensions, a sluggish Asian economy leading to low consumer confidence, and a volatile energy market. According to Rabobank’s January 2025 Food and Agribusiness report, these factors are expected to create a dynamic and challenging year.
Travis Wentriro, Regional & Rural Network Manager at Raine & Horne Group, commented that the Rabobank report provides key insights for the agricultural industry, noting, “These factors can significantly influence the buying and selling of agricultural holdings in 2025.”
Livestock product prices are predicted to perform well in 2025, with grain prices also showing upside potential, according to the rising RaboResearch Australia Commodity Price Index forecast. However, soil moisture levels are lower than last year, with most cropping and dairy regions along Australia’s southern coastline too dry. Recent rains in sheep and cattle areas have improved feed availability. The rain forecast for the next three months suggests similar conditions, but this may be mitigated if rainfall arrives during the growing season.
Farm input costs, such as fertilisers and plant protection chemicals, might remain stable but hold upside price risk, while crude oil prices might come off their recent five-month high.
Rabobank successfully predicted that the RBA would cut interest rates in February. “We expect the RBA to make three small 0.25 basis point reductions in 2025, as global geopolitical headwinds might keep inflation and interest rates higher for longer. The global economic outlook for 2025 is subdued in many regions of the world, with Australia’s GDP growth recovery to 2.3% in 2025 being almost an exception,” noted Rabobank.
Major economies, including the US (2.0% growth versus 2.7% in 2024) and China (4.7% versus 4.8%), are expected to struggle, dampening consumer confidence. The Australian dollar is forecast to stay weak near US0.60, benefiting Australian exports but raising import costs. Australia’s tight labour market may soften.
Australia’s major agricultural sectors are poised for a strong year. The recently harvested grain crop surpassed last year’s, though soil moisture levels in South Australia, southern WA, and western Victoria need monitoring for planting. Beef and sheep producers have a positive outlook for farm-grown feed in early 2025. Commodity prices are expected to remain stable, avoiding the extreme highs and lows seen in recent years.
Geopolitical issues and some shipping routes impacted by piracy also remain areas of concern. Moreover, Rabobank noted that Donald Trump’s return to the US presidency and the potential for US import duties on Australian beef, a key export, will create some uncertainties.
Likewise, the Middle East conflict and Red Sea piracy will impact shipping routes and drive volatility in 2025. Russia’s actions in Ukraine could also disrupt grain exports, further impacting global grain markets.
Globally, farm input prices for fertilisers and plant protection products are forecast to remain stable or increase slightly. Global urea and phosphate prices have moved upward from their Q2 2024 lows in Australian dollar terms. As Australia imports most fertilisers, the weaker Australian dollar has been a key driver in this increase.
Looking ahead to 2025, Rabobank doesn’t expect very significant price swings but sees more upside than downside price risk. Costs on Australian farms are expected to remain well above pre-pandemic levels.
Travis Wentriro added, “While geopolitical and economic uncertainties may create volatility, the strength of Australia’s major agricultural sectors and the positive outlook for livestock and grain prices should support rural property values.
“A steady demand for high-performing agricultural holdings is likely, particularly in regions with strong rainfall and feed availability. However, areas facing ongoing dry conditions may see more cautious buyer sentiment.”
If you’re considering buying or selling rural property in 2025, contact your local Raine & Horne Rural office for expert advice and more information.