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Expert support when you’re renting
Renting your next home should be a smooth and streamlined process.
At Raine & Horne we support you at every stage to find the rental property that suits your needs and your budget – no time wasting, no hassle, just all the help you need to settle into your rental home sooner.
As a fourth-generation 100% Australian-owned family business, Raine & Horne has a reputation for expertise and a commitment to excellence. With over 300 offices around the globe and over 72,000 properties under management, we take the time to understand your rental property needs and aspirations. No matter whether you’re renting for the first time, you’re new to an area, or you’re looking for a professional property manager with local knowledge, Raine & Horne’s rental service can help you enjoy a better rental experience.
Raine & Horne experts understand the real estate market, and we can answer all your questions about the rental process, market rents in your area, and what you can expect as a tenant.
Our professional rental service
Raine & Horne helps you find the perfect rental property solution for your needs backed by:
- An outstanding selection of available rental properties
- Our up-to-date online database that helps you narrow down the choice of properties you’d like to inspect
- A national network of offices – so we've got you covered for a rental property across the country
- The full support of our rental team to inspect properties available for rent
- A streamlined rental application process
- Support negotiating and completing your lease agreement and lodgement of bond
- A prompt and reliable source of assistance to help you settle into and make the most of your rental property.
To enjoy a bigger choice of rental properties, and a better tenant experience, talk to Raine & Horne today – we can help you into your rental home sooner.
Property Management News
Is 2025 a good year to buy an investment property?
If purchasing a rental property is on your New Year bucket list, chances are you’re wondering how the market will shape up in 2025. Let’s take a look.
Investors were a driving force in 2024
Last year saw lending to property investors jump 29.5%[1] - and these investors were handsomely rewarded.
By the end of 2024 home values had jumped 14.3% after almost two years of consecutive monthly price growth[2].
Rental yields pushed total returns even higher last year. Across our state/territory capitals, investors pocketed total returns of 8.3% in 2024, a figure that climbed to 10.6% across regional markets[3].
Factors that will shape the market in 2025
Looking ahead, 2025 sees many of the same drivers for property price growth that were in place last year:
- A serious shortage of housing nationally
- A tight rental market with a vacancy rate of 1.4% nationally[4], and
- Sluggish new home construction, with building approvals falling 3.6% in November[5].
These factors point to an ongoing trend of steadily rising values over time.
A window of opportunity for investors
By late 2024, property prices were cooling in some markets. However, investors who hold out hoping for property prices to fall further could be left disappointed. CoreLogic advises that any downturn in values “is likely to be shallow and short lived”[6].
This is especially the case because interest rates are expected to fall this year, and this could reignite housing demand.
The upshot is that investors may have a narrow window of opportunity to buy today before rate cuts fuel increases in borrowing power, bringing more competition from other buyers to the market.
Long term gains remain impressive
It’s worth bearing in mind that property tends to deliver its best gains over the long term. As the table below shows, every capital city has recorded significant price growth since the start of the pandemic in 2020.
Increase in property values since onset of COVID
Sydney 27.7%
Melbourne 8.4%
Brisbane 67.7%
Adelaide 72.1%
Perth 77.0%
Hobart 26.7%
Darwin 24.8%
Canberra 30.3%
Source: CoreLogic[7]
It’s clear evidence that time in the market is a more reliable way to make impressive gains on property than delaying a purchase in a bid to save a few thousand dollars on the price of a dwelling.
Three factors to look for
When you’re ready to invest, it’s worth looking for locations that meet three important criteria:
Proximity to major infrastructure projects, such as new transport links, that often drive local values higher.
Nearby gentrification or new developments that help to attract tenants and home buyers alike.
Population growth that creates rising demand among tenants and owner occupiers.
The important thing is to talk to your local Raine & Horne property expert, who can explain price trends in the area and identity investment properties that match your goals and budget.
[1] https://www.abs.gov.au/statistics/economy/finance/lending-indicators/latest-release#housing-finance-detailed-
[2] https://www.corelogic.com.au/news-research/news/2025/australias-housing-market-has-just-entered-a-downturn-whats-behind-the-shift
[3] https://www.corelogic.com.au/__data/assets/pdf_file/0022/25456/CoreLogic-HVI-Jan-2025.pdf
[4] https://sqmresearch.com.au/uploads/12_12_24_National_vacancy_rates_November_2024.pdf
[5] https://www.abs.gov.au/media-centre/media-releases/dwelling-approvals-fall-november
[6] https://www.corelogic.com.au/news-research/news/2025/australias-housing-market-has-just-entered-a-downturn-whats-behind-the-shift
[7] https://www.corelogic.com.au/__data/assets/pdf_file/0022/25456/CoreLogic-HVI-Jan-2025.pdf
Am I covered by my landlord’s insurance for my belongings?
This is an important question, particularly for those renting for the first time in 2025, such as university students.
The short answer is no, you’re not covered by the landlord’s insurance. Landlord insurance only covers the landlord and the property, not the tenant’s belongings.
To protect yourself, you’ll need “renters’ insurance”, a type of home contents insurance like what your parents use to cover the contents of their home. It ensures your possessions are protected against unexpected losses.
Renters’ insurance can cover the cost of repairing or replacing your furniture, appliances, clothing and personal items if they are damaged by an insured event such as a flood, fire, lightning, theft, the escape of a liquid (e.g. from a burst pipe) and a fallen tree. It may also cover malicious damage, vandalism, and repairs caused by a riot, an explosion and even an earthquake or tsunami. Many insurers offer renters insurance, such as BudgetDirect, NRMA, AMMI and plenty more.
If you're a current tenant, the end of the year is an ideal time to review your renter’s insurance and explore options to ensure you have the best coverage at the most competitive price.
As the year draws to a close, the holiday season is also a perfect time to review your household expenses and look for ways to save. Consider trimming costs on essentials such as electricity, gas, phone, internet, and even cable TV subscriptions to give yourself a financial boost heading into the new year.
At Raine & Horne, we’ve partnered with DirectConnect to make cost-cutting and shopping around easier. DirectConnect can take the hassle out of shopping around for better deals on your utilities. Visit their website at www.directconnect.com.au and start saving today!
For advice and assistance, don’t hesitate to reach out to your Raine & Horne Property Manager. They’re here to help, whether it’s about renters’ insurance or finding ways to save on your utilities. Contact your local Raine & Horne office today to learn more.
What are some tips to lockdown my tenant for 2025
As we head into 2025, after an impressive run of rental growth and low vacancy rates, we’re now shifting toward a more balanced rental market.
This state of affairs means that landlords can still make decent returns, but tenants can choose from a slighter larger pool of rental properties. With more choice for tenants, landlords must proactively keep their investment properties in demand.
The key to securing long-term returns is ensuring your tenants are happy and comfortable. A satisfied tenant is less likely to move, but with more choices available, staying on top of any maintenance issues is crucial.
Regular property inspections with your Raine & Horne Property Manager are essential to spot potential problems early—whether it’s a faulty door lock or a leaking tap.
Then, after the visit, if you and your Raine & Horne Property Manager identify any repairs or outstanding maintenance issues, be sure to address them immediately.
At Raine & Horne, we prioritise ongoing training for our Property Managers to ensure they remain responsive, respectful, and attentive to tenants’ needs.
Building a positive relationship between your Property Manager and tenant is essential for a smooth, long-term rental experience.
If a lease renewal is around the corner, it’s time to get savvy about the rental market where your property is located. Knowing the local market will help when it’s time to negotiate that next lease.
During negotiations, be open to the tenant’s request for a specific lease term. If you have a long-term tenant, they may favour a longer lease for security. This option might also suit you as it could provide you with a more stable income stream. On the other hand, if the tenant is planning to buy in the next six months, they might request a shorter lease. In the current rental market cycle, the best advice is to be flexible when negotiating lease terms.
Also, if there is some wriggle room in your budget, some enhancements could encourage your tenant to stay longer. Maybe it’s a new air conditioner, a dishwasher, a fresh coat of paint, or new flooring. These small gestures show that you value your tenant’s comfort and well-being, which should be a priority.
Wishing you a successful and hassle-free year as a rental property investor, with well-maintained properties and happy tenants all year long!
Would you like to know more about buying an investment property in 2025? Speak with your local Raine & Horne team for expert insights.
Can my rental history affect your chances of securing a home loan?
This is a great question, and I’ve asked Craig Betalli from Our Broker to help answer it.
While some lenders still consider rental history, Craig notes that it’s less significant for lenders than it used to be. However, having a history of defaulting on your weekly rental payments won’t exactly work in your favour with lenders, either. That said, rental history is becoming a less important factor, especially with the advent of First Homeowner Grants and stamp duty subsidies.
Generally, as a first-time borrower, when you borrow more than 90% of a property’s value, banks want some proof that you have saved your deposit over time by what’s known as a “genuine savings policy”. It is the only way for the bank to assess if you have some financial consistency. Alternatively, suppose your savings are less than 5%, and someone gifted you part, or all of, your deposit. In that case, the banks will look at your other regular repayments - such as rental history, when considering your creditworthiness.
Craig explains that nowadays, rental history is less critical for first-time buyers because there are alternative options available. While many lenders still require genuine savings for over 90% of LVR loans, some lenders are more flexible. Also, first-time buyers can use government schemes such as the First Homeowners Guarantee. Still, keeping up with rental payments is good practice—as it shows lenders you have the financial discipline and readiness for homeownership.
Moreover, family-guarantee products are becoming more common, which reduces the emphasis on rental history. Craig explains that these products can help first-time buyers avoid the need to prove genuine savings.
Setting the issue of rental history to one side, Craig also points out that one of the biggest mistakes renters make is thinking they don’t qualify for a first home loan. Often, the natural barrier to homeownership is the borrower’s insecurity about the likelihood of obtaining an approval rather than a lack of savings. With some suitable government schemes, you may only need a 5% deposit (or 2% for eligible single parents), and if you can do something like selling a car, you might find yourself with enough for a deposit.
Craig stresses that many first-time buyers don’t know what options are available. For instance, some won’t discuss family guarantees with their parents because they fear what their family might think. But it’s vital to have those conversations and explore the options available. If you don’t qualify after those discussions, you’ll know at least what steps to take to get into a property.
We highly recommend seeking the assistance of a finance specialist, such as Our Broker, to help understand what’s required financially and explore the options available to help you buy your first home and jump off the rental treadmill.
To learn more about your finance options, call 1800 913 677 to talk to Our broker today.
Is it worth investing in a regional town?
Investing in a regional property market is a wise choice. As rental growth in higher-priced capital cities slows, regional markets are experiencing significantly higher demand and tighter supply, as highlighted in a new report.
PropTrack’s latest rental report for the September 2024 quarter shows that people in capital cities were paying a median rent of $640 per week in September, an increase of 1.6% over the quarter and 6.8% year-on-year.[i] In contrast, regional rents grew even faster, reaching $540 per week in September, up 1.9% from June and 8% since September 2023.
For instance, in Perth, rental yields stand at 4.2%, while regional WA produces higher yields of 5.9%, according to CoreLogic[ii]. Similarly, Adelaide averages a rental yield of 3.7%, compared to 4.7% in regional areas beyond the South Australian capital. Even in Darwin, where the capital city yields are impressive at 6.8%, regional Northern Territory outperforms with yields of 7.6%.
However, it’s not simply a case of turning up to an open for inspection in a regional investment hotspot to guarantee Melbourne Cup-like returns akin to this year’s $81 “roughie” winner, Knight’s Choice. However, with careful research, decent returns are possible. Take Bathurst in central NSW, where apartment rents have climbed 5.6% over the past year, or Gladstone in Queensland, where house rents are up 6.3%, and weekly apartment rents have surged by 11.4% over the last 12 months.
To succeed when investing in a regional property, you need to consider what amenities tenants typically seek. Features such as home offices or study areas, fenced backyards for pets, and proximity to transport and schools are in high demand.
While regional properties often offer lower purchase prices and higher rental yields than capital cities, they may come with trade-offs, such as potentially slower long-term capital growth. At the same time, there can be a smaller tenant pool and more extended vacancy rates.
To achieve investment property success, selecting a regional area with a diversified economy is essential— not a one-trick pony dependent on agriculture, for instance—to minimise investment risk. Take Bathurst, for example, where the local economy is valued at $3 billion, according to the Bathurst Regional Council[iii]. Key industries such as healthcare, education and training, and construction employ more residents than agriculture, underlining Bathurst’s economic diversity. Local council websites are an invaluable source of data and insights for budding landlords looking to understand the economic landscape of any regional centre.
A regional property can also be a solid choice for a positively geared investment, providing strong yields in markets with balanced tenant demand and economic resilience. But before making a move, talk to your accountant about positively gearing a property.
Would you like to know more about buying a rental property in a regional area? Speak with your local Raine & Horne team for expert insights.
[i] ttps://www.realestate.com.au/news/rents-remain-high-but-theres-a-silver-lining-for-aussie-renters/
[ii] https://www.corelogic.com.au/news-research/news/2024/sydney-home-values-slip-in-october-as-market-cooldown-continues
[iii] https://economy.id.com.au/bathurst/employment-by-industry
How do I calculate yield?
The rental yield generated by an investment property can play a key role in deciding which property to buy. Let’s unpack what ‘yield’ is, how it’s calculated, and what a typical yield looks like around the nation.
One of the great aspects of owning an investment property is that you can expect to earn two types of returns – capital gains plus regular rental income.
As capital gains will be made in the future when you sell the property, it is impossible to say with 100% accuracy what the gain will be.
It’s a very different story with rent returns.
Tenants sign a lease that specifies a regular rent, so investors can work out the ongoing return their asset will generate by looking at the rental yield.
Gross versus net yield
Research companies such as CoreLogic regularly publish figures for property yields. This is always the ‘gross’ (before costs) yield because the ongoing costs will vary between properties.
Even so, gross yield is useful to know as a tool to compare between various investments.
Gross yield is calculated as follows:
Gross yield = Annual rent ÷ property value x 100
For example, let’s say Nicki pays $500,000 for an apartment that she rents out for $450 per week. As there are 52 weeks in a year, her annual rent will be $23,400.
Nicki’s gross yield can be calculated as:
$23,400 ÷ $500,000 x 100 = 4.68%
However, gross yield provides just one part of the picture.
Rental properties come with regular outgoings such as insurance, strata levies and repairs and maintenance. These outgoings are taken into account when it comes to calculating ‘net’ yield, which is calculated in this way:
Net rental yield = Annual rent less property costs ÷ property value
By considering regular costs, net yield can help an investor decide between two different properties. Here’s an example.
We’ll say Lee has narrowed his choice down to two apartments. Both have an asking price of $600,000, and both have similar capital growth prospects. Each apartment is expected to generate annual rent of $24,000.
However, the outgoings of the two apartments are different. Apartment 1 is older so may need more repairs, while Apartment 2 is newer and has more facilities, so the strata levies are higher.
The table below shows how Lee can calculate which property will deliver the higher net yield. It turns out that Apartment 1 has a higher net yield of 3.08% compared to 2.9% for Apartment 2.
|
Apartment 1
|
Apartment 2
|
Property value
|
$600,000
|
$600,000
|
Annual rent
|
$24,000
|
$24,000
|
|
$2,000
|
$2,500
|
|
$2,000
|
$3,500
|
|
$2,500
|
$500
|
Total outgoings
|
$5,500
|
$6,500
|
Net yield
|
3.08%
|
2.9%
|
Of course, a variety of factors will shape your choice of investment property – not just yield. But it’s handy to have an idea of the net yield when comparing potential properties.
Gross yields around Australia
Gross yields vary across locations and also between different types of properties. As a general rule, houses tend to have lower rental yields though the upside can be higher long term capital growth.
The table below shows the gross yields across Australia’s capital cities for October 2024. Bear in mind, yields will change in line with shifts in rent and property values.
Gross yields – October 2024
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||||||||
|
Sydney
|
Melbourne
|
Brisbane
|
Adelaide
|
Perth
|
Hobart
|
Darwin
|
Canberra
|
Houses
|
2.7%
|
3.2%
|
3.5%
|
3.5%
|
4.0%
|
4.2%
|
6.1%
|
3.7%
|
Units
|
4.0%
|
4.8%
|
4.6%
|
4.7%
|
5.6%
|
4.5%
|
7.9%
|
5.1%
|
Source: CoreLogic Hedonic Home Value Index 1 October 2024[1]
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||||||||
Like to know more about how rental yields work? Speak with your local Raine & Horne team for expert insights in your neighbourhood.
[1] https://www.corelogic.com.au/__data/assets/pdf_file/0012/24303/CoreLogic-HVI-Oct-2024-FINAL.pdf