A Word From Our Directors
As we move further into the year, we are proud to reflect on the progress, growth and exciting changes shaping PH Property Thanks to the continued trust and support of our clients, investors and community partners, the year has already built strong momentum It has been a period of transition, expansion and renewed energy across all areas of the business, and we are incredibly grateful to be sharing this journey with you
Growing Our Team
One of the most significant developments has been the expansion of our team We are delighted to welcome Ava Scott, who has joined PH Property while completing her traineeship alongside her VCE at Bendigo Senior Secondary College Ava brings enthusiasm, fresh perspective and a strong willingness to learn, and we are excited to support her as she develops her career within the industry
We are also pleased to welcome Lucy Trewick, who has joined our team in Reception Lucy will be the friendly face greeting clients and supporting the day to day operations of the office
In March, we are thrilled to welcome back Emily Wiegard, returning to PH Property after welcoming baby Tilly to her family in 2025 Emily’s experience and dedication have always been highly valued, and we look forward to having her back as part of our team
Farewell and Gratitude
With change also comes moments of reflection In February, we said farewell to Simon Dean, who has been a loyal and valued member of our team for the past 11 years
Simon’s contribution to PH Property has been significant, and we sincerely thank him for his commitment, professionalism and dedication over more than a decade. We wish Simon every success in his future endeavours and know he will continue to achieve great things.
Our Office Move
Another exciting milestone for PH Property is our upcoming move into a new office space after Easter This new location will provide a modern, collaborative environment designed to support innovation, teamwork and continued growth With improved facilities and room to expand, this move represents an important investment in both our people and the long term future of our business. We look forward to welcoming you into the new space soon
Growth, Community and Giving Back
From a business perspective, we have seen steady growth across both sales and property management This growth reflects the confidence our clients place in us and the consistent effort of our team to deliver outstanding service
Community involvement remains a key priority We are proud to again be a donation point for the Share the Dignity Drive throughout March and encourage anyone wishing to contribute to drop donations into the office Supporting meaningful causes continues to be an important part of who we are.
This March, one of our directors will also be taking part in The March Charge, raising funds for cancer research and support through themarchcharge com au In addition, Brad hosted his annual fundraiser in late February, bringing great energy and community spirit with a memorable punk themed event
Thank You
Most importantly, we extend our sincere thanks to our clients and partners Your continued confidence, referrals and collaboration are the foundation of everything we do We look forward to building on this strong start and achieving even more together in the months ahead
Summer Activity Recap
Sales Market Update
Our sales team has seen remarkable results, with average days on market sitting at just 21 days Many properties have generated significant buyer interest, often resulting in multiple offers Homes priced under $700,000 have been particularly active, with several selling within a week through our database to both owner occupiers and investors
This activity is now beginning to flow through to higher price points, as buyers who have recently sold look to upgrade into their next property When priced correctly, properties across all price ranges are attracting solid interest, with enquiries increasingly coming through additional channels such as Facebook and our database email alerts
Summer Sales Stats
49 unconditional sales
$32,991,750 total property value
$673,301 average sale price
21 days average time on market
Property Management Update
Our rental team has recently undergone a restructure which has proven to be highly successful Over the past three months the department has continued to grow steadily, supported by improved internal processes and additional support across the team
We now have a full time Investment Relationship Manager assisting rental providers, while our Property Managers benefit from increased administrative support to help ensure operations continue to run efficiently
While there remains strong demand for rental accommodation, the market has cooled slightly compared to previous periods This is largely due to the significant number of investment properties purchased over the past twelve months entering the rental pool.
Inspection numbers remain consistent and we anticipate this level of demand to continue throughout the year
Summer Rental Stats
24 properties leased
11 new managements
$540 average weekly rent
987 enquiries received
73 inspections conducted
248 potential tenants registered
241 applications processed
81 rent increases completed
56 lease renewals finalised
169 routine inspections conducted
Brad Hinton Director
Bendigo Market Update Department Insights
Bendigo in Autumn
As autumn settles across Bendigo, the region transforms into a stunning display of golden leaves and crisp mornings It is a season that inspires fresh starts, making it an ideal time to explore new opportunities in the local property market Traditionally, autumn brings renewed focus, with buyers and sellers approaching the market with clear intent and realistic expectations
Opportunities for Sellers
For sellers, autumn presents a valuable opportunity With the busy summer period behind us, serious buyers remain active and motivated. Reduced competition means your property can stand out more clearly, particularly when supported by thoughtful presentation, strategic pricing and professional marketing
Homes photograph beautifully at this time of year, with softer natural light and established gardens adding warmth and character Combined with well planned campaigns and strong buyer engagement, autumn can deliver excellent outcomes for vendors ready to make their move
A Measured Market for Buyers
For buyers, the autumn market provides a more measured pace Whether upsizing, downsizing, investing or purchasing your first home, this season can offer greater clarity and less pressure than peak spring conditions Buyers are taking a considered approach, ensuring decisions align with both lifestyle and long term financial goals
Following a stronger than expected pickup in inflation in recent months, the Reserve Bank of Australia increased the cash rate by 25 basis points to 3.85 percent in February. While interest rate movements influence buyer confidence, the Bendigo market continues to demonstrate resilience and stability
Local Expertise Matters
Our team understands the unique dynamics of the Bendigo property market and remains dedicated to delivering personalised guidance Whether you are considering selling, buying or simply seeking advice we are here to help you navigate the season with confidence
The Off Market Advantage
The Benefits of Selling Property Off Market in Bendigo
As the local property market continues to evolve, many homeowners and investors are exploring alternative approaches to traditional property sales One such strategy gaining traction is selling property off market, a method where a home is sold privately without public advertising on major real estate portals or open homes While it may seem unconventional, off market sales offer a range of advantages that can make this approach appealing for specific vendors in Bendigo’s diverse property landscape
Since the end of 2024, Bendigo has seen a tremendous spike in investor activity, with Buyer’s Agents from across Australia converging on the region on behalf of their clients Many are seeking properties that meet strict investment criteria, and almost anything with rental potential under $700,000 has been considered, and often purchased, by these Buyers Agents
A Surge in Investor Demand
The current market dynamic has created unique opportunities for sellers With strong buyer demand and limited stock, well priced properties are being secured quickly, often before they ever reach the open market This environment has made off market transactions increasingly attractive for vendors wanting to capitalise on motivated investor enquiry
Privacy and Discretion
One of the immediate benefits of an off market sale is privacy Off market properties are not listed publicly on platforms like realestate com au or domain com au and often do not have a For Sale sign on the front lawn Instead, the property is quietly promoted through an agent’s network of pre qualified buyers or negotiated directly with a buyer’s agent.
This level of discretion is particularly important for sellers navigating personal life events such as divorce or inheritance matters, or for landlords wishing to minimise disruption for tenants Off market transactions allow greater control over who knows the property is for sale and how it is presented
Reduced Stress and Disruption
Preparing a home for a traditional campaign can be time consuming and emotionally draining Staging, professional photography, open inspections and ongoing presentation requirements can add pressure to an already significant decision
Off market sales typically involve a video walkthrough or private inspections with genuinely interested buyers only This streamlines the process and removes the disruption of multiple open homes, allowing sellers to negotiate from a position of comfort and confidence
Lower Marketing Costs
Traditional property marketing, including portal advertising, staging and auction campaigns, can cost thousands of dollars Off market transactions often bypass many of these expenses
Without the need for broad public promotion, sellers can avoid substantial marketing outlays and retain more of their sale proceeds at settlement
Serious and Pre Qualified Buyers
Off market opportunities are shared within networks of motivated, financially qualified buyers, reducing casual enquiries and unnecessary inspections
With fewer time wasters and more serious purchasers, vendors can negotiate with buyers ready to transact, often leading to a smoother, faster exchange.
Speed and Certainty in a Competitive Market
Across Bendigo, strong demand continues under the $700,000 price point In this climate, the ability to facilitate quicker sales without prolonged campaigns can be highly advantageous
For sellers relocating, restructuring their portfolio or looking to reinvest quickly, off market transactions can provide greater certainty and a timeline better aligned with their needs
A Strategic Approach in a Tight Market
There is also a strategic advantage to selling off market. In a market where competition is strong but available stock remains tight, excellent results are being achieved privately Buyers are often motivated to secure a property before it goes to a wider audience and attracts additional competition
Rather than waiting for the right buyer to appear during a public campaign, sellers can engage directly with motivated parties and negotiate tailored terms including price, settlement periods and specific conditions
Is Now the Right Time?
The timing appears favourable for off market sales in Bendigo Many Buyers Agents have already indicated discussions around potential exit strategies from the region in the second half of 2026.
Real estate has always been about timing Understanding when to sell and which method best suits your property and circumstances is critical Selling off market has been a successful pathway for many Bendigo property owners over the past 12 months, and it is likely to remain a strong consideration as we continue through this buoyant period in our local market
Tim Rooke Sales Manager
9 Tramways Avenue
Setting the Bar for Inner City Living
This double-award winning (HIA and MBA) home exemplifies inner-city living. Custom-built by Jason Wescott, the design takes into consideration every detail; from each window’s outlook, northern orientation and beautiful decor which seamlessly flows through the home. It is easy care, offers plenty of sensible living space and vehicle storage
The kerb appeal is simply stunning with a clever mix of recycled brick, Lysaght Dominion cladding and render a beautiful backdrop to the established elm trees that align the streetscape
On entry you are greeted with a beautiful modern staircase and a hint of Spotted Gum as a feature divider and staircase The main living hub is spacious offering plenty of versatile living and the aesthetics of a built-in gas log fireplace
There are lovely windows looking towards the quiet streetscape The kitchen is beautiful and boasts a three metre island bench, quality stone benchtops and 20mm stone splashbacks, a 900mm oven and induction cooking, dishwasher, pot drawers, overheads, range and a handy walk-in-pantry. The meals space flows seamlessly between the kitchen and living offering plenty of space to entertain the largest of groups
The laundry is cleverly located just off the kitchen area, with plenty of storage and a benchtop with additional cabinetry and a separate entrance outside There’s a third toilet/powder room adjacent
The brand-new kitchen, bathroom, ensuite and laundry are all showpieces of style and practicality The kitchen features extensive stone benchtops, Fisher & Paykel appliances (oven, hotplates, microwave, rangehood and dishwasher), plenty of storage and accessibility to the meals and second living space The adjacent meals boasts custom banquette seating in the dining area – a beautiful spot to gather with family or friends
There are two living spaces The first being a spacious, stunning lounge room with period features including polished floorboards, an open fireplace with mantel and sash window The second is flanking the kitchen bench at the rear of the home, it is a cosy nook with room for a large living suite and there’s access to the rear yard
The beautiful corner window in the master suite captures your eye with its leafy green views of the tree-lined street; other features include plush carpet and high ceilings; a superb ensuite boasting a feature corner window and floor to ceiling tiling, separate bath, frameless shower and vanity basin with storage Bedrooms two and three have builtin-robes and ceiling fans and are both spacious. The family bathroom sits between these bedrooms and is similarly immaculate like the ensuite, with a frameless shower and vanity, separate toilet and powder room
The property comes with a 7-star energy rating, a 6kw solar system and FTTP 500/50 broadband connection It boasts double glazed windows throughout, plenty of insulation, zoned refrigerative heating and cooling, high ceilings, square-set cornice, and a water tank Most of all, it just oozes style and simplicity – and don’t forget the location! You are in the heart of Bendigo’s CBD, close to Lake Weeroona, walking tracks and Bendigo Health Best of all is the peace and quiet, as you are away from main roads with an outlook of mostly trees You would never know you’re right in town!
Listing Agent
Brad Hinton
13 Goldie Street Marong
A Contemporary Masterstroke Sold in Bendigo
Successfully sold this spring, this remarkable 1860s cottage on the edge of Bendigo’s Art Precinct and CBD attracted strong interest from buyers seeking character, location and contemporary design
A standout within the streetscape, the property blends heritage charm with a striking modern extension The original circa-1860 cottage has been carefully preserved, showcasing period features that reflect Bendigo’s early architectural history Behind it, an architecturally designed two-storey extension offers a bold, contemporary living experience while remaining sympathetic to the home’s heritage roots This rare balance of old and new resonated with spring buyers, generating strong enquiry and an outstanding sales result Its mix of historic appeal, inner-city convenience and innovative design makes it one of the season’s most memorable sales
Click To View
A Smart Investor’s Edge for 2026
For rental providers, autumn is more than a seasonal transition It is a critical planning window As temperatures begin to drop and tenant routines stabilise after summer movement, this is the ideal time to protect assets, preserve income streams and prepare financially for the year ahead
While summer tends to be transactional and winter reactive, autumn is analytical It offers investors the opportunity to assess performance, address risk and position portfolios for stability before external pressures increase
Preventative Maintenance Before Winter
Autumn maintenance is about prevention, not reaction Emergency winter call outs are often costly and disruptive, particularly when heating systems fail or water ingress appears during heavy rainfall
Proactive rental providers are taking this opportunity to service heating systems, inspect roofs and gutters, clear drainage and ensure insulation and draught sealing are performing effectively. With updated minimum standards regulations scheduled to take effect in 2027, insulation and draught proofing will form part of compliance requirements Planning upgrades early allows investors to spread expenditure strategically rather than facing urgent compliance deadlines later
Energy efficiency is no longer a bonus feature It is increasingly an expectation Warm, dry and well maintained properties attract quality tenants and support stronger retention rates
A modest preventative investment in March or April can avoid substantial repair costs in June and July, while protecting rental income during periods when tenant movement traditionally slows
Reviewing Cash Flow and Loan Structures
Autumn is also an appropriate time to review portfolio cash flow With interest rates having fluctuated in recent cycles following RBA decisions, investors should reassess loan structures, repayment strategies and refinancing opportunities
Even minor interest rate adjustments can significantly affect long term returns across multiple properties Reviewing fixed versus variable loan arrangements, offset accounts and principal reduction strategies can improve overall portfolio resilience
It is also worth evaluating rent levels in line with current market conditions. Ensuring rental returns reflect fair market value supports sustainable income while remaining competitive
Tax Planning for the 2026 Financial Year
Early tax planning is one of the most overlooked investor advantages Rather than reacting in June, disciplined investors begin reviewing allowable deductions, depreciation schedules and capital works considerations in autumn
Fewer maintenance emergencies also reduce stress for both investors and renters, strengthening long term relationships.
Forecasting 2025 to 2026 taxable income allows time to plan capital expenditure strategically Scheduling improvements, energy upgrades or larger maintenance works in alignment with tax strategy can improve overall efficiency
Investors may also wish to review ownership structures, consider asset protection strategies or consult advisers regarding incorporation or trust arrangements where appropriate Early preparation provides flexibility and informed decision making rather than rushed financial adjustments
Risk Management and Long Term Positioning
Beyond maintenance and tax, autumn is an ideal time to review landlord insurance coverage, compliance documentation and safety obligations Smoke alarm servicing, electrical checks and updated condition reports protect both property and income
Investors should also assess long term portfolio goals Is the current strategy growth focused, yield focused or balanced? Are there opportunities to consolidate, expand or restructure holdings? Autumn’s steadier pace allows for strategic conversations without the urgency of peak selling seasons.
Strategic, Not Seasonal
Successful rental providers treat autumn as a planning season By combining preventative maintenance, financial review and tax preparation, investors position themselves for a stable winter and a stronger 2026.
A disciplined approach today creates resilience tomorrow For tailored guidance on maintaining, reviewing or strengthening your investment portfolio, our property management team is here to support you
Catherine Beecroft Director & Rental Team Manager
Property Management
Rental Market Update
The rental market across Greater Bendigo continues to reflect the broader pressures being experienced throughout regional Victoria Strong demand and limited supply are shaping conditions for both tenants and rental providers
As one of the key regional centres within the City of Greater Bendigo, the area remains highly attractive to renters seeking affordability, lifestyle appeal and access to employment opportunities, particularly when compared with metropolitan markets such as Melbourne Bendigo’s balance of amenity and accessibility continues to underpin steady rental demand
Demand Remains Resilient
Over the past year, rental demand in Bendigo has remained resilient Population growth, continued migration from metropolitan areas and a stable local employment base in health care, education, retail and government services have all contributed to consistent enquiry levels
Well presented properties priced in line with current market expectations are typically leased quickly, often after only a short time on the market This competitive environment continues to place upward pressure on rents, particularly for family homes located close to the CBD, schools and public transport
For rental providers, this has created favourable conditions, with strong tenant interest supporting reduced vacancy periods and reliable income streams
Rental Growth and Yields
Median weekly rents for both houses and units have shown moderate growth, reflecting the ongoing imbalance between supply and demand While the pace of rental increases has stabilised compared to the sharper rises seen in early 2025, tenants renewing leases are still experiencing adjustments Encouragingly, these increases are generally more measured than in previous years
For investors, this moderation signals a market that is stabilising rather than overheating Steady rental yields continue to position Bendigo as an appealing regional investment option, particularly for those seeking consistent performance supported by strong underlying fundamentals
Vacancy Rates and Supply Outlook
Vacancy rates remain tight and below what is typically considered a balanced market Low available stock continues to limit choice for renters, especially within more affordable price brackets
New housing developments and townhouse projects are underway across parts of Bendigo, which may gradually improve supply over time However, construction timelines combined with ongoing demand mean any significant easing in rental pressure is likely to be gradual rather than immediate
In the short term, conditions remain competitive, reinforcing the importance of strategic pricing and professional property management
Looking Ahead
While rental growth may moderate compared to recent peaks, the underlying fundamentals of limited supply and consistent enquiry suggest conditions will continue to favour rental providers in the near term.
For tenants, preparation, strong applications and realistic price expectations will remain essential in securing a property within Bendigo
Property Management
Kangaroo Flat Investor Update
A Proven Performer in Greater Bendigo
Kangaroo Flat continues to stand out as one of Greater Bendigo’s most dependable and accessible investment locations Positioned just minutes from the Bendigo CBD, this well established suburb combines affordability, strong infrastructure and lifestyle convenience, creating an ideal environment for sustainable rental performance
For investors seeking steady returns without overexposure to volatile market conditions, Kangaroo Flat offers a compelling balance of yield and stability.
Rental Performance Snapshot
The rental market remains resilient and consistent Median weekly rents are currently sitting at approximately $500 per week for houses and $450 per week for units These figures highlight a market that has stabilised following the sharp growth phase seen across regional Victoria, yet continues to deliver attractive returns relative to purchase prices
Importantly, rental demand remains firm, supported by the suburb’s proximity to schools, shopping centres, sporting facilities, public transport and the Kangaroo Flat train station
Yields That Stack Up
Gross rental yields remain competitive within the Greater Bendigo region Houses are averaging between 4 5 and 4 7 percent, while units are delivering stronger returns in the range of 5 3 to 5 4 percent
Units in particular present a standout opportunity for investors focused on cash flow. With lower entry price points and proportionally higher yields, they provide an attractive pathway for first time investors or those looking to strengthen portfolio performance
Vacancy rates remain low, reinforcing landlord confidence Well presented and appropriately priced properties are leasing quickly, with houses typically spending between 14 and 21 days on market.
Low Vacancy, Quick Leasing
This level of absorption reflects steady tenant demand and a balanced rental environment, reducing prolonged vacancy risk and supporting consistent income streams
Diverse Tenant Appeal
Kangaroo Flat attracts a broad tenant demographic. Families are drawn to established homes on generous blocks, while couples, professionals and downsizers often seek low maintenance unit living close to amenities
This diversity creates depth in the rental pool, helping to insulate investors from fluctuations in any single tenant segment
The Investor Outlook
Kangaroo Flat may not be speculative, but that is precisely its strength. It offers affordable entry, solid yields and dependable tenant demand within one of regional Victoria’s most proven markets
For investors seeking steady performance, balanced growth and reliable rental returns, Kangaroo Flat remains a suburb well worth strategic consideration within the Greater Bendigo landscape
Gretel Hitchcock Investor Relationship Manager
“I had an excellent experience with Gretel Highly professional, approachable and responsive to any questions I have raised
Communications are clear and timely. Highly recommend her to anyone looking for a reliable and trustworthy property manager”
365 Barnard Street
Stunning House in CBD Location
This spacious and versatile five-bedroom home offers generous accommodation The main bedroom includes a built-in robe, while the remaining four bedrooms provide flexible options for bedrooms, home offices or teenage retreats
The well-appointed kitchen features electric oven, electric cooktop, dishwasher and double sink. Multiple living zones are on offer, including a dining area and lounge with wood heater, ceiling fan & split system, plus a second lounge flowing out to the decked entertaining area
The central bathroom includes a shower, claw-foot bath, vanity and toilet, with the added convenience of a second toilet that is separate
Additional features include a Euro laundry, timber floors throughout, expansive decking overlooking the secure yard, and ample storage beneath the home Ideally located close to schools, shops, hospitals and public transport
Listing Agent
Nicole Roda
A Fresh Look for an Exciting New Chapter
As we continue to grow and evolve, we are proud to unveil our updated staff photos across our marketing and online platforms This refresh marks another step forward as we modernise our brand and prepare for the exciting launch of our new office space coming soon
This new visual direction reflects where we are heading as a business, contemporary, confident and community focused, while still grounded in the values that have always defined us
The new imagery captures the personality, professionalism and approachability of our team, helping ensure our brand feels consistent, polished and forward thinking across every touchpoint
A special thank you to Jotham for capturing the team so well and bringing this vision to life His creative eye and attention to detail have helped elevate our look as we step into this next chapter
Staff Photo Day
