FAQ

1. What is the first step to buying a property?
Getting pre-approval from a lender is usually the first step. It helps you understand your borrowing capacity and shows sellers you're a serious buyer.

2. How much deposit do I need to buy a home?
Most lenders require a 5%–20% deposit, though first home buyers may be eligible for government assistance schemes.

3. What is stamp duty, and do I have to pay it?
Stamp duty is a government tax paid when purchasing a property. The amount depends on the property's price and location. Concessions may apply for first home buyers.

4. What does ‘under contract’ mean?
It means the seller has accepted an offer, but the sale hasn’t been finalised yet. Conditions like finance or inspections may still need to be satisfied.

5. Should I get a building and pest inspection?
Yes, it's highly recommended. These inspections can uncover hidden issues that may cost you later.

How do I know what my home is worth?
A real estate agent can provide a market appraisal based on recent sales in your area. You may also consider getting a professional valuation.

1. Do I need to make repairs before selling?
Fixing minor issues (like paint, fixtures, and gardens) can improve your property's appeal and value. Major renovations are not always necessary.

2. What are the costs involved in selling a property?
Common costs include: Agent commissions / Legal fees/ Marketing/advertising/ Settlement fees/ Potential capital gains tax (for investment properties)

3. How long does it take to sell a property?
On average, properties take 4 to 8 weeks to sell, depending on the market, price, and presentation.

4. Should I stage my home for sale?
Staging can help buyers visualise themselves living there and often results in a faster sale at a better price.

When you're preparing to sell your home or investment property, having the right documents in place helps ensure a smooth and legally compliant sale. Here's what you'll typically need:

📝 Essential Documents:

1. Proof of Identity

Driver’s licence or passport

Required by agents, solicitors, and for legal compliance (e.g. 100-point ID check)

2. Certificate of Title

Shows legal ownership of the property

Held by your lender if the home is mortgaged

Your conveyancer/solicitor will access this for the Contract of Sale

3. Contract of Sale

Must be prepared before your property is marketed

Includes key terms: price, settlement date, inclusions/exclusions, zoning, and legal conditions

Usually prepared by your solicitor or conveyancer

4. Vendor Disclosure Documents (Section 32 Statement – VIC, or equivalent in other states)

Includes:

Title search

Zoning certificates

Building approvals

Services and easements

Strata/body corporate details (if applicable)

Outgoings like council or water rates

Legal requirement in most states — failure to disclose can void a sale

📚 Optional (But Useful) Documents:

Building and pest inspection reports (can give buyers peace of mind)

Recent utility and council rate notices

Rental agreement (if selling with a tenant)

Strata by-laws and financials (for apartments or townhouses)

Renovation records or warranties (e.g., roofing, plumbing, electrical work)

Appliance manuals or remotes (if included in the sale)

🏡 Tip:

Your conveyancer or solicitor will help you gather and prepare these documents, especially the legal ones. It's best to engage them early — even before listing — so everything is ready when buyers start showing interest.

There’s no one-size-fits-all answer — the best time to sell depends on your goals, the market, and your personal situation. That said, here are some general trends and tips:

🌸 Spring (September–November)

Most popular time to sell in Australia.

Gardens look their best

Warmer weather encourages inspections

More buyers are actively looking
✅ Pros: High demand, more buyer activity
⚠️ Cons: More competition from other sellers

☀️ Summer (December–February)

Can be quiet during Christmas/New Year

Coastal and holiday homes may do well
✅ Pros: Motivated buyers may act quickly before holidays
⚠️ Cons: Fewer buyers available in late December/early January

🍂 Autumn (March–May)

Often the second-best time to sell.

Mild weather = strong buyer interest

Serious buyers return after holidays
✅ Pros: Balanced market, less competition than spring
⚠️ Cons: Shorter daylight hours in late autumn

❄️ Winter (June–August)

Typically a quieter period

Less stock on the market
✅ Pros: Less competition from other sellers
⚠️ Cons: Fewer buyers, homes can appear dull in cold weather

🏠 It Also Depends On:

Local market conditions (hot suburbs may sell well any time)

Interest rates and lending environment

Your personal timeline (e.g. relocating, upsizing, downsizing)

Your property type (some perform better in specific seasons)

📌 Bottom Line:

The best time to sell is when:

Your home is well-prepared

You have a good agent

Market conditions favour sellers

You're financially and emotionally ready

Want a free-market appraisal or seasonal selling advice?
📲 Contact us today and we’ll help you choose the right time to maximise your result.

Not always — but smart updates can make a big difference.
Renovating before selling isn’t about overhauling your whole home. It’s about making strategic improvements that help you attract more buyers, stand out in the market, and possibly increase your final sale price.

Let’s break it down:

✅ When Renovating Makes Sense

You should consider light renovations or cosmetic upgrades if:

Your home looks tired or outdated compared to others on the market

There are obvious maintenance issues (cracked tiles, peeling paint, broken fixtures)

You want to appeal to a broader buyer pool

You’re in a competitive area where presentation directly impacts price

💡 Even small improvements — like a fresh coat of paint, modern light fixtures, or new cabinet handles — can make a big visual impact.

🚫 When Renovating Might Not Be Worth It

You don’t need to renovate if:

The market is hot and buyers are competing over location

Your home is likely to be knocked down or fully renovated by the buyer

You don’t have the time or budget to renovate properly

The cost of works won’t add enough value to justify the spend

In some cases, it’s smarter to sell “as is” and let the next owner put their own stamp on it.

🧼 What Should You Do Instead?

If you don’t renovate, at least consider:

Decluttering and styling the home

Minor repairs to doors, taps, lights, and walls

Deep cleaning carpets, windows, and outdoor areas

Professional photography to help your property shine online

These small steps can dramatically improve first impressions — and they cost a lot less than a full renovation.

💰 Tip: Renovate for Return, Not Emotion

Don’t renovate based on what you love — think like a buyer. Focus on:

Kitchens and bathrooms (even a light refresh helps)

Fresh paint and flooring

Street appeal and entryways

📊 A good real estate agent can tell you what updates will actually boost your sale price — and which to skip.

🎯 Final Verdict

You don’t need to renovate to sell — but in the right circumstances, targeted improvements can lead to a faster sale and a higher return. It all depends on your property, market conditions, and goals.

Selling your home is a big decision — and choosing the right real estate agent can make all the difference. A great agent doesn’t just list your home — they market it strategically, negotiate the best price, and guide you through every step of the process.

Here’s what to look for when picking the right agent to sell your home:

✅ 1. Local Market Knowledge

Your agent should know your suburb, street trends, and buyer demographics inside out. They should be able to tell you:

Recent sales in your area

What similar homes are worth

Who your likely buyers are (families, investors, downsizers)

💡 Ask: “What recent homes have you sold nearby, and for how much?”

✅ 2. Experience & Track Record

Years in the industry matter — but so does recent performance. Ask about their:

Average days on market

Sale-to-list price ratio

Auction clearance rate (if relevant)

Tip: A good agent will provide a list of past sales or client testimonials.

✅ 3. Marketing Strategy

How will they get your home in front of the right buyers? A strong agent will:

Recommend professional photos, floorplans, and staging

Know where to advertise (realestate.com.au, Domain, social media)

Tailor a strategy to your property type and price bracket

Ask: “Can I see examples of your recent marketing campaigns?”

✅ 4. Communication Style

Selling can be stressful — you need someone who keeps you informed, calm, and in control.

Ask yourself: Do they respond quickly? /Are they transparent and realistic? / Do you feel comfortable with them?

Trust your gut — if something feels off now, it probably will during the sale too.

✅ 5. Fees & Commission

Agent commissions can vary — some charge a flat fee, others a percentage (usually 1.5–3% of the sale price). Ask what’s included: Advertising costs / Photography and signboards / Auctioneer fees (if applicable)

Don’t just pick the cheapest — focus on value and results.

✅ 6. Reviews & Referrals

Check Google reviews or ask friends and neighbours. A great reputation is earned — not claimed.

Bonus: Ask for contact details of a recent seller client you can call.

Final Thoughts

Choosing the right agent isn’t just about selling quickly — it’s about selling smart. With the right professional by your side, you’ll feel supported, confident, and ready to get the best possible result.

Yes—you can absolutely sell your home while still living in it.
In fact, it’s very common, especially for homeowners who haven’t yet bought their next property or want to avoid paying for temporary accommodation.

That said, there are a few things to consider if you want a smooth sale and a strong result while still living on-site.

🧼 1. First Impressions Matter — Presentation Is Key

Buyers will be inspecting your home, both online and in person. When you're still living there, it's crucial to keep the space:

Clean and clutter-free

Neutrally styled (depersonalise a bit—remove excess family photos and bold decor)

Smelling fresh and feeling inviting

🛋️ Tip: Pack away excess furniture, toys, or bulky items to help rooms feel more spacious.

📅 2. Inspections Need Flexibility

Real estate agents will schedule open homes or private viewings, often on weekends and evenings. While you don’t have to move out, you’ll likely be asked to step out during inspections so buyers can explore freely.

Give your agent a list of days/times that work best. And try to keep the home inspection-ready throughout the selling campaign.

🚪 3. Storage and Staging Tips

Living in the home while selling can limit your ability to stage it—but with smart planning, it’s still possible.

You might consider:

✔️Temporary off-site storage for excess belongings ✔️Light staging with your own furniture (enhanced by cushions, lighting, and plants) ✔️Hiring a stylist who can work with your lived-in layout

🧾 4. Your Privacy and Security

You’re still living there—so your belongings, pets, and daily routines matter. Some quick safeguards:

✔️Remove or secure valuables, medications, and sensitive documents ✔️Use a lockbox system with your agent for keys ✔️Keep pets safely contained or off-site during inspections

🔄 5. What About Moving Out After It Sells?

When the property sells, the buyer and seller will agree on a settlement period—commonly 30, 45, or 60 days. This gives you time to:

✔️Organise your next move ✔️Pack up

✔️Finalise your own purchase (if buying another property)

In some cases, you can even negotiate a rent-back agreement and stay a little longer if needed.

📝 Final Word

Yes, you can live in your home while it’s on the market—and many sellers do. With a little planning and help from your real estate agent, you can balance day-to-day life with presenting your property at its best.

You’ve accepted an offer, signed the contract, and started packing boxes—only to find out the buyer’s financing has fallen through. Now what?

It’s a frustrating situation, but not uncommon. Whether you’re a seller wondering about your rights or a buyer navigating the fine print, here’s what you need to know when financing falls apart before settlement.

🔹 Why Does Financing Fall Through?

Even buyers with pre-approval can be declined at final approval stage. Common reasons include:

🤔A drop in income or employment change

🤔New debts or credit issues

🤔Valuation comes in lower than expected

🤔Lender policy changes or stricter lending criteria

🤔Documentation errors or missed deadlines

In short, pre-approval is helpful—but not a guarantee.

In most Australian property contracts, there's a finance clause that protects the buyer.

If the buyer cannot secure finance by the agreed date, they can withdraw from the contract without penalty—provided they give written notice within the specified period.

✅ The deposit is refunded, and the contract is terminated.

This clause gives both parties peace of mind early in the transaction. However, timing and proper communication are crucial.

🔹 What If the Finance Clause Has Expired?

If the finance period has passed and the buyer hasn’t cancelled the contract, or the contract is unconditional, things change significantly.

Here’s what might happen:

The buyer may forfeit their deposit (usually 5–10% of the purchase price).

The seller can relist the property on the market.

If the property sells for less than the original price, the seller may pursue the original buyer for the shortfall and additional costs (subject to legal advice).

🔹 Can the Buyer Request an Extension?

Yes. Buyers sometimes ask for a short finance extension, usually a few days to a week. As the seller, you’re not obligated to agree—but it may be in your interest if:

The buyer is close to approval

You’d prefer to avoid restarting the sales process

You’ve invested time and money into moving or vacating

Your agent and conveyancer can guide you on whether to grant the extension.

🔹 Tips for Sellers: Reducing the Risk

To help avoid surprises:

✅ Ask for pre-approval with any offer

✅ Review contract terms carefully with your solicitor/conveyancer

✅ Consider accepting offers with shorter finance periods

✅ Vet the buyer’s reliability through your agent

🔚 Final Thoughts

A deal falling through due to finance is never ideal—but it’s not the end of the road. With the right contract protections and experienced guidance, you can bounce back and still secure a great result.

Thinking of selling? We can help you manage risk from the very first offer.
📞 Get in touch today for expert advice and personalised support.

Settlement is the final step in the property transaction — when legal ownership officially changes hands. To help the process run smoothly, here’s a handy checklist for both buyers and sellers:

🏡 For Buyers:

Before Settlement:

🔲 Sign and return mortgage documents to your lender

🔲 Arrange building & contents insurance (from the day of settlement)

🔲 Conduct a final inspection (usually 1–2 days before settlement)

🔲 Ensure funds are available for settlement (deposit, stamp duty, fees)

🔲 Confirm all contracts and documents are with your conveyancer/solicitor

🔲 Organise connection of utilities (electricity, gas, internet, water)

🔲 Set up mail redirection

🔲 Book removalist or moving van

🔲 Notify key contacts of your change of address (banks, Medicare, etc.)

On Settlement Day:

✅ Your conveyancer/lawyer and lender will handle the exchange of funds

✅ You'll be notified once the property officially transfers to your name

✅ Collect your keys — usually from the agent once settlement is complete

🏠 For Sellers:

Before Settlement:

🔲 Ensure the property is vacant (unless selling with tenant)

🔲 Complete any agreed repairs or inclusions

🔲 Leave manuals, remotes, and spare keys for the buyer

🔲 Disconnect or transfer your utilities

🔲 Finalise council rates or body corporate fees

🔲 Cancel your building & contents insurance from settlement day

🔲 Confirm move-out date and organise removalist

🔲 Do a final clean of the property

On Settlement Day:

✅ Your solicitor/conveyancer handles the transfer

✅ Funds are received from the buyer (minus any mortgage payout)

✅ You’ll receive confirmation when settlement is complete

✅ Agent will release keys to the buyer

📝 Extra Tip:

Your conveyancer or solicitor will coordinate most of the legal and financial steps — but staying organised ensures fewer surprises and a stress-free transition.

When buying property in Australia, you’ll often hear the terms strata title and freehold. These refer to different types of property ownership, and it’s important to understand the difference—especially if you're buying your first home or investing.

🧱 Strata Title (Also Known as Community Title)

A strata title applies when you buy a property that’s part of a larger complex—like a unit, apartment, or townhouse. You own your individual unit or lot, but you also share ownership of common areas, such as:

🤔Hallways and stairwells

🤔Lifts

🤔Gardens and driveways

🤔Shared facilities (e.g., pools, gyms)

With strata, you’re part of a body corporate (or owners corporation), which manages the upkeep of the building and communal areas. You’ll pay strata levies (fees) to cover maintenance, insurance, and sinking funds.

📌 Great for low-maintenance living, but comes with rules, by-laws, and shared responsibilities.

🏡 Freehold (Also Known as Torrens Title)

Freehold means you own the land and the building on it outright. This is the most common form of ownership for detached houses.

You’re responsible for:

🤔All maintenance and repairs

🤔Property insurance

🤔Any improvements or changes

There’s no body corporate or shared rules—you have full control and full responsibility.

📌 Ideal if you want more freedom, privacy, and long-term independence.

🏁 Final Thought

Choosing between strata and freehold depends on your lifestyle, budget, and future plans.

Want low maintenance and shared facilities? 👉 Go strata.

Want freedom and land ownership? 👉 Freehold is the way.

What is rental yield, and how is it calculated?
Rental yield is the annual rental income expressed as a percentage of the property’s value.
Formula: (Annual rent ÷ Property value) x 100.

1. What is negative gearing?
Negative gearing is when your rental expenses exceed your income, creating a loss. This loss can often be claimed as a tax deduction (check with your accountant).

2. Can I buy property through a self-managed super fund (SMSF)?
Yes, but there are strict rules. You’ll need to speak with a licensed financial advisor or SMSF specialist.

3. What should I look for in a good investment property?
Look for:

High rental demand / Low vacancy rates / Capital growth potential / Proximity to transport, shops, and schools

4. What’s involved in managing an investment property?
You'll need to handle tenant selection, rent collection, maintenance, and legal compliance—or you can hire a property manager to do it for you.

If you own an investment property in Australia, you can claim many of the costs of owning and managing it. These deductions can significantly reduce your taxable income — but it’s important to know what qualifies.

Below is a breakdown of claimable expenses, as recognised by the Australian Taxation Office (ATO).

✅ Immediate Deductions (Claim This Financial Year)

These are ongoing expenses you can usually claim in full for the year they’re incurred:

✔️Loan interest on your investment mortgage

✔️Council rates

✔️Strata fees or body corporate levies

✔️Water charges

✔️Landlord insurance premiums

Property management fees

✔️Advertising for tenants

✔️Repairs and maintenance (e.g. fixing a leaking tap or broken light switch)

✔️Cleaning and gardening

✔️Pest control

✔️Bank charges on the investment loan

✔️Depreciation on furniture/appliances (if fully deductible items under $300)

📝 Tip: Repairs are deductible immediately — but improvements (like new kitchens or extensions) must be depreciated over time.

🏗️ Depreciation & Capital Works (Claim Over Time)

These are larger costs that must be claimed over a number of years:

Building depreciation (for properties built after July 1985)

Renovations, extensions, or structural improvements (claimed over 40 years at 2.5% per year)

New appliances or assets over $300 (e.g., ovens, air conditioning units)

You may need a Quantity Surveyor’s depreciation schedule to maximise these claims.

🚫 What You Can’t Claim

Some costs are not deductible:

✔️Personal use of the property (if you lived in it for any time)

✔️Stamp duty on purchase

✔️Loan principal repayments

✔️Costs related to buying or selling the property (like conveyancing fees or advertising for sale) — though these may affect capital gains tax (CGT) later

📅 Keep Good Records

To claim legally and confidently, always keep:

✔️Receipts and invoices

✔️Property manager statements

✔️Bank statements showing interest payments

✔️Insurance and utility bills

📣 Final Tip

Always speak to a registered tax accountant (ideally one who specialises in property) to ensure you claim everything you’re entitled to — and nothing you're not.

📲 Want help finding a property-savvy accountant or maximising your return?
Contact us — we’re here to help.

Negative gearing is a tax strategy that allows property investors to offset losses on an investment property against their other income — like your salary or business earnings.

🧮 In Simple Terms:

If the cost of owning the property (loan interest, maintenance, rates, etc.) is more than the income you earn from rent, you’re making a loss.

With negative gearing, you can use that loss to reduce your taxable income, which may result in a lower tax bill.

📊 Example:

Let’s say:

Rental income: $25,000/year

Expenses (loan interest, council rates, insurance, etc.): $35,000/year

Net loss: $10,000

If you earn $100,000 a year in your job, negative gearing lets you deduct that $10,000 loss — so you're only taxed on $90,000.

🧾 This can lead to a significant tax refund — especially for higher-income earners.

✅ Why Investors Use It

Tax savings: Helps reduce annual income tax

Long-term gain: Investors hope the property's value increases over time

Entry strategy: Makes it easier to hold a property that’s not yet profitable

⚠️ What to Watch Out For

You’re still making a real loss — it costs you money each year

You’re relying on future capital growth to make up for it

It only works if you have other taxable income to offset

Policy changes or rising interest rates can reduce its benefits

🧠 Final Thought

Negative gearing can be a smart tax tool — but it only makes sense if:

✅You can afford to cover shortfalls

✅You have a clear investment plan

✅You believe the property will grow in value over time

📞 Thinking about using negative gearing in your investment strategy?
Let us connect you with experienced accountants and mortgage advisors who understand property inside-out.

✅ Definition:

Positive gearing occurs when your rental income exceeds your property expenses, such as:

Mortgage interest

✔️Council rates

✔️Maintenance

✔️Insurance

✔️Property management fees

You make a net profit, and that income is added to your taxable earnings.

💡 Example:

Rental income: $30,000/year

Total expenses: $25,000/year

Profit: $5,000/year

You keep the profit — but you’ll pay tax on that $5,000.

🟢 Benefits of Positive Gearing:

Ongoing income (helps pay off your loan or cover living costs)

Lower financial risk — you're not losing money each year

Less reliance on capital growth

Easier to hold long term — especially if interest rates rise

⚠️ Considerations:

You’ll pay income tax on the profit

Positively geared properties are often in regional or high-yield areas, which may grow in value more slowly

Less tax benefit than negatively geared properties

🔍 Who is it suited for?

✅ Definition:

Positive gearing occurs when your rental income exceeds your property expenses, such as:

Mortgage interest

Council rates

Maintenance

Insurance

Property management fees

You make a net profit, and that income is added to your taxable earnings.

💡 Example:

Rental income: $30,000/year

Total expenses: $25,000/year

Profit: $5,000/year

You keep the profit — but you’ll pay tax on that $5,000.

🟢 Benefits of Positive Gearing:

Ongoing income (helps pay off your loan or cover living costs)

Lower financial risk — you're not losing money each year

Less reliance on capital growth

Easier to hold long term — especially if interest rates rise

⚠️ Considerations:

You’ll pay income tax on the profit

Positively geared properties are often in regional or high-yield areas, which may grow in value more slowly

Less tax benefit than negatively geared properties

🔍 Who is it suited for?

✔️Investors seeking cash flow

✔️Retirees wanting passive income

✔️Buyers wanting lower-risk property investments

📌 Tip: A positively geared property may not always grow in value as quickly — but it can help balance your portfolio and provide financial breathing room.

Not always — but for most landlords, the answer is yes.
A property manager saves you time, reduces stress, and helps protect your investment. They take care of the day-to-day tasks so you don’t have to — especially useful if you don’t live near the property or don’t want to be hands-on.

Here’s how to decide if hiring one is right for you:

✅ What a Property Manager Does

A good property manager will:

Advertise your rental and screen tenants

Conduct background checks and rental references

Prepare the lease agreement

Collect rent and follow up arrears

Handle repairs, maintenance, and inspections

Keep you up to date with rental laws and compliance

Represent you at tribunal if needed

📌 They act as a buffer between you and the tenant, ensuring everything runs smoothly.

👎 What Happens If You Self-Manage?

If you choose to manage the property yourself, you’re responsible for:

Finding and vetting tenants

Managing rent collection

Scheduling maintenance

Handling disputes

Staying compliant with tenancy laws (which can be complex and vary by state)

For some experienced or hands-on investors, this works — but for many, it can be time-consuming and risky.

🏷️ What Does a Property Manager Cost?

Typically:

6%–10% of the weekly rent (management fee)

Plus additional fees (leasing, inspections, admin)

💡 It’s tax deductible — and often well worth the peace of mind.

🎯 So, Do You Need One?

You should hire a property manager if:

You don’t live nearby

You’re too busy to handle tenant issues

You’re not across current rental laws

You want the investment to be “set and forget”

You prefer professionals to handle tenant communication

You might not need one if:

You have experience managing rentals

You have the time and interest

Your tenant is long-term and reliable

You’re confident handling legal and financial matters

📞 Final Thought

A property manager isn’t just an expense — they’re an asset.
The right one can help you maximise your returns, minimise risks, and make investing far less stressful.

Whether you're upsizing, downsizing, or relocating, this checklist will help you stay organised and stress-free.

📦 4–6 Weeks Before Moving

✔️Book a removalist or organise a truck hire

✔️Create a moving budget

✔️Declutter — donate, sell, or bin unwanted items

✔️Arrange storage (if needed)

✔️Collect packing supplies (boxes, tape, bubble wrap)

✔️Notify your real estate agent/landlord if applicable

✔️Book cleaners or line up a final clean

🏷️ 2–3 Weeks Before Moving

✔️Start packing non-essentials (books, decor, seasonal items)

✔️Label boxes by room + contents

✔️Organise utilities for your new home (electricity, water, gas, internet)

✔️Arrange redirected mail with Australia Post

✔️Update your address with:

✔️Banks & insurance

✔️Driver’s licence (Service NSW/VIC/Qld)

✔️Medicare & ATO

✔️Subscriptions

✔️Employer & school

📅 1 Week Before Moving

✔️Pack important documents (keep with you)

✔️Confirm removalist date & time

✔️Defrost the fridge & freezer

Create a "moving day essentials" box:
🧼 Toiletries, kettle, snacks, phone chargers, toilet paper, tools, meds

✔️Prepare a box for valuable items to move yourself

🚚 Moving Day

✔️Do a final walk-through of the home

✔️Turn off water, lights, and appliances

✔️Lock windows and doors

✔️Hand over keys (if required)

Welcome to your new home! 🎉

🏠 After You Move

✔️Unpack essentials first (kitchen, bedding, clothes)

✔️Check that all utilities are working

✔️Register your new address with your local council

✔️Update your home and contents insurance

Relax and enjoy your new space!🥰