Rabbitree Outlook Magazine_Issue 02 (September)

OUTLOOK

The Next Chapter Unfolds

This month, we continue the journey with clarity, confidence, and a sharper sense of direction.

Not just moving forward, but moving with meaning

Rabbitree Welcome to

The Next Chapter Unfolds

Last month we turned the page This month we begin to write it

Following the official launch of our new identity as Rabbitree Real Estate, we continue forward - with clarity, confidence, and renewed commitment

This is more than a new look lt is a shift in how we serve how we lead and how we connect A reimagined brand built not just for today but for what comes next

While our name has changed our values remain: results with integrity people at the centre and excellence in every step

Thank you for growing with us - the story continues

Rabbitree is not just a new name. lt is the next stage in everything we do.

From the Managing Director

Introducing the journey behind the name, and the people behind the journey

A brand is not built on a name It is built on the people who carry it forward

As we launch the very first issue of Outlook I find myself reflecting on what this rebrand truly means not just for Rabbitree as a business but for all of us who shape it day by day

Stepping out with a new identity is bold but our intention is not to impress It is to align Align with who we are, how we think, and what we believe real estate should feel like

This magazine is a window into our world, our work, and our way of seeing the property journey In the pages that follow you will meet the team behind the transition discover the principles that guide us and see how we aim to build something lasting not just in bricks and mortar but in relationships and trust

To everyone who has walked this path with us clients, colleagues, friends, thank you This is a new beginning, and we are glad you are here with us

Leo Bi Founder & Managing Director

The People Behind the Brand

Meet the individuals shaping Rabbitree’s culture, performance, and future.

Real estate is not just about property It is about people. And these are the people building the next chapter of Rabbitree

Yvonne Zhao Sales Manager

M E 0433 286 055 yvonne.zhao@rabbitree.com.au

Nicole Huang

Licensed Estate Agent

M E 0426 207 421 nicole huang@rabbitree com au

Max Pang

Licensed Estate Agent

M E 0478 354 321

max pang@rabbitree com au

Max Fong

Licensed Estate Agent

M E 0428 854 144 max fong@rabbitree com au

Khoa Nguyen

Property Partner

M E 0431 752 757 khoa nguyen@rabbitree com au

Jack

Lo Property Partner

M E 0412 705 314 jack lo@rabbitree com au

Victor Yao

Head of Property Management

M E 0416 788 168 rentals@rabbitree com au

Neo Ma

Leasing & Property Support

M E 0493 023 739 leasing@rabbitree com au

Jessie Ba

Associated Operations Manager

M E 0488 095 666 jessie ba@rabbitree com au

Chris Ho

Administrative Coordinator

Issy Tsang

Creative Designer

Sherry Wu

Digital Storymaker

Jie Xu

Visual Storyteller

Market in Motion

Each month, we track the forces driving Victoria and Melbourne’s property markets.

From sales trends to buyer behaviour, rental shifts to policy changes, here’s a concise overview of August’s activity and what it signals for the months ahead.

Sources: CoreLogic REIV Domain SQM Research The Guardian The Australian

1 Interest rate cut

On 12 August 2025, the RBA lowered the cash rate by 25 basis points from 3 85% to 3 60%, marking the third cut this year The RBA signaled that further reductions could follow in the coming year depending on economic data

2 Auction clearance rates remain strong

In August, Melbourne’s auction clearance rates stayed strong hovering around 71% in the latter half of the month This reflects continued strong buyer demand and stable selling conditions with confidence further supported by the anticipation of lower interest rates

3 Home values inch upward for sixth month

Melbourne dwelling values rose by approximately 04% in July, marking the sixth consecutive month of growth Since the recovery began in February after the rate cuts cumulative gains reach around 28%

4 Rental vacancy remains tight but stabilising

National rental vacancy dropped to 12% in July, while Melbourne sits slightly higher at 18%, indicating persistent but slightly easing supply pressure

5 Rental prices continue climbing

In Melbourne, house rents increased 4 1% year-onyear, while unit rents rose 3 3%, putting further pressure on renters

6 Apartment rentals and vacancy snapshot

Inner-city apartment median rents rose 43% to about $600 per week, while vacancy remains below long-term averages ( 28%) a sign of demand resilience

7 Outperformed growth in regional Victoria

Regional Victoria, especially centres like Geelong and Ballarat continues to outperform metro growth supported by affordability and lifestyle trends

Neighbourhood Notes

Point Cook VIC 3030

Point Cook situated approximately 25 kilometers southwest of Melbourne's CBD has rapidly emerged as one of the city's most dynamic and sought-after family suburbs

It offers modern housing estates, easy access to coastal parks like Point Cook Coastal Park, and strong community amenities including schools and shopping centres This affordable spacious area attracts young families and first-home buyers seeking a balanced lifestyle near nature with city connectivity

Median house price: $780 000 (July 2025)

Median unit price: $590,000

Rental yield: approx 3 6% (houses) 4 3% (units)

Vacancy level: tight, around 1 5%

Buyers are advised to research building quality and owners corporation fees closely as these vary significantly across the precinct

This Month’s Tip

What you need to know, before you go.

Preparing for the Spring Selling Season

With Melbourne’s traditional spring selling season just weeks away, both buyers and sellers can take strategic steps now to gain a competitive advantage in the upcoming active market

Buyers:

Secure loan pre-approval early enabling you to move decisively as new listings surge in the coming weeks

Sellers:

Prepare Section 32 statements promptly and consider professional styling or essential repairs to enhance appeal before listing your property

Everyone:

Closely monitor auction clearance rates and interest rate movements these key indicators significantly influence market sentiment and buyer confidence throughout the season

Pro tip:

Homes that launch in early spring often attract stronger competition, as buyers are eager for fresh listings after winter

Agent of the Month Nicole Huang

Live as the version of yourself you love the most with freedom in spirit and sunshine in soul. “ ”

Guided by Heart. Driven by Results.

With nearly a decade of real estate experience Nicole sees every property as a new beginning a personal story waiting to unfold Fluent in English Mandarin and Hokkien she bridges cultures naturally, ensuring clients from all walks of life feel heard, respected, and understood

Known for her calm confidence heartfelt sincerity and strong professionalism Nicole supports clients through each stage of their journey with care and clarity from first inspection to final handover Whether it’s explaining contracts, managing expectations, or simply listening, she shows up with empathy and intent

My Market Moves | August

9 6 39 9 45

Years of experience

Listings

Average days on market Sold

Number of properties sold last year

3 Anembo Court, Doncaster

Double School Zone with Family Comfort & Development Potential

Perfectly positioned in a quiet court within the coveted Doncaster Primary School and Doncaster Secondary College double school zone this versatile home on a generous allotment presents an exceptional opportunity for families, investors, or developers alike

Designed for comfort and flexibility the spacious floorplan offers multiple living zones including a formal lounge with adjoining sunroom an openplan living and meals area and a separate study

Auction Saturday 06 September 3pm

Click to Explore

3/15 Surrey Street, Box Hill South

Modern Comfort & Lifestyle Convenience in Box Hill South

Tucked away in a peaceful and highly sought-after pocket of Box Hill South this stylish double-storey townhouse presents the perfect blend of contemporary living and family-friendly design

Upstairs three well-proportioned bedrooms (all with built-in robes) are complemented by a central bathroom and a convenient study nook ideal for working from home The master bedroom enjoys extra privacy and comfort

Auction Saturday 20 September 11am

Click to Explore

23 Aldinga Avenue, Point Cook

3407e/888 Collins Street, Docklands

45 Kay Avenue, Lalor

17/1 Acland Street, St Kilda

8/211 Williams Road, South Yarra

502/642 Doncaster Road, Doncaster

2/112 Warrigal Road, Camberwell

5106d/648 Lonsdale Street, Melbourne

210/9 The Arcade, Docklands

6603C/633 Little Lonsdale Street, Melbourne

1802/545 Station Street, Box Hill

1108/545 Station Street, Box Hill

2607/3 Young Street, Box Hill

310/51 Thistlethwaite Street, South Melbourne

211/8 Waterside Place, Docklands

23 Happiness Way, Wyndham Vale

323/4 Acacia Place, Abbotsford

410/33 Harrow Street, Box Hill

3/27 Maroondah Highway, Lilydale

3502/633 Little Lonsdale Street, Melbourne

3007/38 Rose Lane, Melbourne

324/616 Glenferrie Road, Hawthorn

507/67 Galada Avenue, Parkville

5203/63 La Trobe Street, Melbourne

7 Homebush Drive, Tarneit

701/9-11 Prospect Street, Box Hill

201/210 Reynolds Road, Doncaster East

1402/545 Station Street, Box Hill

10-12 Grace Street, Cranbourne

Lot 5, 13 George Street, Frankston

3404/105 Clarendon Street, Southbank

4/14-16 Legon Road, Oakleigh South

Sold in 11 days

4406/18 Hoff Boulevard, Southbank

Sold in 17 days

2305/568 Collins Street, Melbourne

Under Offer in 22 days

1011/9 Power Street, Southbank

Sold in 29 days

1210/371 Little Lonsdale Street, Melbourne

4

Apartment Sold

@ 380 Melbourne

1210/371 Little Lonsdale Street, Melbourne

4

@ 270 King

5

Apartment Under Offer

205/270 King Street, Melbourne

Apartment Sold

1511/35 Albert Road, Melbourne

@ The Emerald th th th th

9

Apartment Sold

@ Collins House

1301/464 Collins Street, Melbourne

Recent Sales

3/200

2806/845

1511/35 Albert Road Melbourne

109/8

1302/500

4406/18 Hoff Boulevard Southbank

705/108

2602/380

307/29C

103/20

1210/371

113/13

1702/327

Sold Story Spotlight

Behind every result is a story worth telling

Yvonne Zhao

Transforming Challenges into Triumphs, The Precision Approach to Property Sales

Turning challenges into opportunities, one property at a time. “ ”

When other agents see a challenge Yvonne Zhao sees potential Specialising in transforming stagnant listings properties that have languished on the market for months without interest she achieves what many deem impossible: swift, record-breaking sales

One South Melbourne apartment had been listed for over a year with another agent generating zero offers The vendors were losing hope Upon taking over the listing Yvonne shifted the strategy to highlight the property’s investment potential rather than its lifestyle appeal The revamped approach attracted six serious buyers, culminating in an unconditional offer within just one week

Then came a Hawthorn East apartment trapped on the market for 15 months due to significant cladding concerns Rather than avoiding the issue, Yvonne conducted thorough research, reconnected with the owners corporation and collaboratively identified a clear solution By transparently addressing the problem and presenting a resolved path forward she restored market confidence The result was a record-breaking sale to a first-home buyer achieving the highest price ever for a onebedroom apartment in the building

Its about applying the right strategy fresh marketing and genuine buyer engagement says Yvonne “Every property has untapped potential it just takes the right approach to unlock it”

Khoa Nguyen

Market Momentum Returns, Buyer Confidence Fuels Record Sales

Melbourne's property market is witnessing a significant resurgence in buyer confidence according to local agent Khoa Nguyen of Rabbitree Real Estate After a challenging period where engaged buyers were scarce, the past months have seen a dramatic shift with properties now selling faster and for stronger prices

Khoa highlights a remarkable turnaround from six months ago, when securing solid offers was difficult Today, buyers are not only ready to purchase but are frequently making unconditional offers at the higher end of pricing sometimes even exceeding advertised ranges This renewed momentum follows recent interest rate cuts and reflects growing optimism in the market

A standout example is Khoa’s recent sale of a twobedroom apartment in Camberwell Through an expressions of interest campaign the property attracted over 60 buyers resulting in multiple competitive offers The apartment was sold prior to the campaign deadline achieving an outstanding price for the vendor and securing a desirable outcome for the buyer The entire process took just 17 days

“The market is definitely back says Khoa “Buyers are acting with conviction and that energy is creating great opportunities for both sellers and investors”

Where others see obstacles, I see opportunities. “

Off-Market Picks

Discover exclusive properties never listed publicly. From inner-city apartments to family homes, these discreet opportunities offer early access and private negotiations Perfect for savvy buyers seeking a competitive edge

Contact your Rabbitree agent for personalised off-market listings matched to your goals

$385,000 - $410,000

209/140 Dudley Street, West Melbourne

$155,000 - $170,000

606/591-593 Elizabeth Street, Melbourne

$370,000 - $400,000

408/233 Collins Street, Melbourne

$800,000 - $880,000

2507/620 Collins Street, Melbourne

$530,000 - $550,000

1215/545 Station Street, Box Hill

$620,000 - $660,000

107/108 Haines Street, North Melbourne

$1,548,000

56/100 Latrobe Avenue, Alphington

Recent Leases

$680 per week

2111/25

$560 per week

2303/200 Spencer Street

Grow with Rabbitree

We are building more than a company. We are building a place where people grow.

At Rabbitree, growth is not just a goal, it is our foundation Whether it is nurturing careers, deepening client relationships, or expanding what real estate can look like in Australia, we believe in doing it with people who care think and lead

If you are looking for a place to challenge yourself, collaborate with integrity, and create work that truly matters Rabbitree might be where your next chapter begins

We welcome real estate professionals, marketers, creatives, and those with the passion to grow in skill, in ambition, in purpose

Because when you grow, we grow. Grow with Rabbitree.

We’re always open to a conversation Email: admin@rabbitreecomau

Cracking the Code: Smarter Mortgage Strategies for Property Investors

Industry insight from Marc Wang, Mortgage Strategist & CEO of 1989 Capital

In today’s fast-moving property market, having the right mortgage strategy is just as important as choosing the right property Whether you ’ re a first-time investor or managing a growing portfolio, how your loan is structured can significantly affect your cash flow tax efficiency and ability to scale We spoke with Marc Wang, CEO of boutique mortgage firm 1989 Capital, to unpack the most common questions investors should be asking and the pitfalls they should be avoiding

Q: What’s one mistake even experienced investors make when it comes to their loans?

A: They treat their mortgage like a one-time transaction rather than a tool that evolves with their portfolio A lot of people chase the lowest interest rate and ignore how their loan is structured Poor loan design can limit future borrowing, create tax inefficiencies and expose you to unnecessary risks Its not just about price its about strategy

Q: Interest Only or Principal & Interest how do you choose?

A: It comes down to your investment goals Interest Only helps preserve cash flow great if youre aggressively growing or renovating But P&I builds equity and typically comes with sharper rates A common approach we recommend is keeping your investment debt Interest Only and aggressively paying down your owner-occupied loan That way, you optimise both cash flow and tax effectiveness

Q: Equity release smart strategy or overused buzzword?

A: Done right, it’s a very smart move Releasing equity from an existing property can fund your next purchase without dipping into savings But it needs to be backed by a clear plan Whats the yield? What’s your debt-to-income ratio post-settlement? It’s about smart leverage, not overextending

Q: How often should investors revisit their mortgage setup?

A: Ideally once a year or whenever your circumstances change That includes new purchases, major life events, or market shifts Your loan should adapt with your portfolio Even small tweaks like changing repayment types or refinancing for equity access can unlock new opportunities

Q: Structuring for tax benefits: what should investors know?

A: Strategy and structure go hand in hand For example you want to preserve tax deductibility on investment loans by not mixing them with owneroccupied debt Loan splits offset accounts and avoiding cross-collateralisation can make a big difference And it’s crucial your broker works closely with your accountant to get this right

Q: Should investors fix their rate in this market?

A: Fixed rates offer predictability but come at the cost of flexibility If you're planning to hold and not make extra repayments fixing part of your loan might make sense A split loan part fixed part variable gives you the best of both worlds But again it needs to align with your personal and investment timeline

More Than Paperwork: Why Conveyancing Matters

When buying or selling property, it is easy to focus on the price, the styling, or the big milestones But behind every successful transaction is a layer of legal groundwork that makes it possible, and that part is often overlooked.

Conveyancing is not just paperwork It is what protects your rights, ensures your money moves securely, and prevents costly legal issues down the track.

What does a conveyancer actually do?

A conveyancer ensures that the legal transfer of property ownership is clear, complete, and compliant. They review contracts, identify risks, coordinate with banks and councils, and make sure settlement happens smoothly

What could go wrong without the right help?

Delays, unpaid rates, zoning surprises, building notices, or missed contract clauses, these are just a few of the risks when conveyancing is handled poorly or overlooked entirely

What should you look for in a conveyancer?

Choose someone who is experienced, communicative, licensed, and detail-focused A good conveyancer should make complex things feel simple not the other way around

Cornell and Associates is a trusted legal services firm specialising in conveyancing and propertyrelated legal matters With over ten years of industry experience, our team of highly skilled and licensed conveyancers is dedicated to guiding clients through every stage of their property transactions with clarity efficiency and legal confidence

We assist clients with a wide range of matters, including the purchase and sale of residential and commercial properties off-the-plan transactions and subdivisions Our services are tailored to meet the unique needs of each client ensuring smooth settlements and full compliance with legal requirements throughout the process

In addition to serving local buyers sellers and developers we also work closely with overseas investors, helping them navigate the complexities of the Australian property market and meet all necessary regulatory obligations Whether you ’ re purchasing your first home, investing in new developments managing a subdivision or acquiring property from abroad Cornell and Associates offers the professional support and legal expertise to make your transaction secure and successful

timely

and peace of mind for every client

See You Next Month.

The market moves So do we Each month brings new stories, new data, and new decisions Through Outlook, we will continue to share what we see, what we learn and what we believe is worth paying attention to Thank you for reading