Rabbitree Outlook Magazine_Issue 04 (November)

OUTLOOK

The Race Is On.

Spring hits full stride.

As Melbourne celebrates its most iconic race, the property market enters its own final sprint

This is not just a season of colour and competition, it is the time to move with clarity, confidence, and timing that wins

at Full Gallop Momentum

Spring is in full bloom, and so is the market.

In November as the city turns its attention to the Melbourne Cup we are reminded that timing, preparation, and execution can make all the difference, not just on the track, but in property too

This is a season defined by energy and acceleration Listings are launching buyers are making moves and vendors are racing to get ahead before the summer slowdown Momentum is everything and every day counts

At Rabbitree, we are not just riding the wave of the market we are leading it With sharper campaigns, stronger branding, and a deep understanding of what drives results, we are helping our clients make this season count

Because in real estate just like in racing it is not about how you start It is about how you finish

n M o t i o n

1 Dwelling values show a gentle upswing

In September, Melbourne dwelling values rose by approximately 05% month-over-month, with units increasing by about 06% This marked the strongest national momentum this year, following recent rate cuts with Melbourne contributing modestly to this growth

2 Auction clearance rates hold around 69%

Victoria’s clearance rate tracked near 69% through October, with the week to 26 October printing about 64% (based on approx 1288 results) broadly consistent with other October weekends

3 Buyer competition stays firm

October in late spring kept momentum: modest value gains, solid auctions and firm buyer confidence, with rental conditions tight as Victoria’s upgraded Minimum Rental Standards reached full compliance on 30 October.

Sources: CoreLogic REIV Domain SQM Research Reserve Bank of Australia Premier of Victoria REA Group

October’s high-volume weekends saw multiple active bidders at most auctions Although prices are stabilising, competition for quality homes remains strong

4 Regional markets keep a steady pace

Regional Victoria held steady, with recent quarterly reads showing consecutive gains across both metro and regional segments evidence that selected hubs are tracking consistently

5. Prestige pockets remain resilient

According to market observations demand for properties in prime locations remains robust

A summary of key market indicators this month

Auction clearance rates around 69%

6.

Rentals remain tight

Unit values up 0.6% and dwellings up 0.5% month-over-month (Sep)

Buyer competition stays strong

Regional hubs steady with consecutive quarterly gains

Prestige markets stayed resilient

The national vacancy rate was 1 2% in September

Minimum Rental Standards: full compliance from 30 Oct 2025

RBA kept rates steady into November

The national vacancy rate was 12% in September

In Melbourne, the October read sat around approx 164%, keeping conditions tight even as availability edged up versus a year ago

7 Policy watch on rental standards

Victoria’s enhanced Minimum Rental Standards commenced on 30 October 2025, and related upgrades may influence leasing plans and capital expenditure

8 Rates on hold heading into November

The RBA kept the cash rate unchanged into the November window after earlier 2025 easings Buyer sentiment benefited from the pause as markets looked to incoming inflation data for guidance

Neighbourhood Notes

Melbourne CBD VIC 3000

From heritage laneways to high-rise living, Melbourne CBD (postcode 3000) puts work study and play on your doorstep Trams rail hubs universities and flagship retail drive consistent renter demand with deep stock in one- and two-bed apartments appealing to professionals students and investors

Median unit price: $535,000 (12 months to Sep 2025)

Gross rental yield (units): approx. 7.6%

Residential vacancy rate (Greater Melbourne, Sep 2025): approx 2 5%

Buyer note: Review building quality owners corporation (OC) levies and any façade/cladding history; also check rules on short-stay letting which vary by building and can affect yields

This Month’s Tip

What you need to know, before you go

October switched on two things:

The First Home Guarantee expansion from 1 Oct and Victoria’s Minimum Rental Standards from 30 Oct It's a month of new opportunities and new responsibilities

Buyers:

Use the First Home Guarantee with a 5% deposit and no LMI Places are now unlimited and price caps are higher Get pre-approval and check your postcode cap

Sellers:

Pro tip:

The Minimum Rental Standards now apply Book trades, lift insulation and draught sealing, upgrade hot water and heating where required, and keep compliance records for new or renewed leases

Everyone:

Track weekly clearance trends and the RBAs early-November decision then re-run yields with compliance capex in mind

Line up finance and building or strata checks now so you can move first through November

Sales Spotlight

In a standout campaign that captured focused buyer interest 9 Chaleyer Street Reservoir was sold in just 6 days for $810,000 $50,000 above the vendors’ reserve price

Led by Rabbitrees Khoa Nguyen, the campaign drew 8 buyers held 2 inspections and received 6 offers underscoring the impact of strategic pricing and disciplined negotiation

The sale became a lesson in seeing beyond the surface Despite the property requiring significant work buyers were drawn to its generous land size clear development potential and strong investment growth prospects Through focused marketing and skilled negotiation, the team highlighted these core strengths, converting initial interest into a competitive multiple-offer scenario

“This result shows how powerful it is when pricing strategy aligns with a property's core potential” said Khoa Nguyen “We positioned the land and location as the main drawcards, which sparked competitive offers and drove the price beyond expectations

The vendors who had been hoping for $760000 were delighted with the outcome The final price was achieved after a concentrated three-day negotiation period involving three determined buyers, all of whom recognised the long-term value of the property

For the sellers the rapid outcome confirmed the advantage of a precise market strategy By framing the home as a blank canvas for future growth the campaign attracted investors and developers looking to capitalise on Reservoir’s rising market

Turning potential into a premium price. “ ”

This sale stands as a clear case study: with the right approach, even properties requiring work can achieve exceptional results and do so quickly

Chaleyer Street, Reservoir

Spencer Street, West Melbourne

in 14 days 636/38 Mt Alexander Road, Travancore

Aldinga Avenue, Point Cook

6

Apartment Sold

@ Aurora Melbourne Central

4615/228 La Trobe Street, Melbourne

8

Apartment Sold

@ Victoria One

2505/462 Elizabeth Street, Melbourne

10

@ Lucia th th th th

Apartment Sold

1111/8 Daly Street, South Yarra

11

Apartment Sold

@ Collins House

3004/464 Collins Street, Melbourne

Recent Sales

Elevate Your Urban Lifestyle with This Luxury Apartment

Step into this stunning meticulously designed apartment that redefines city living With expansive spaces modern finishes and a floor plan tailored for both relaxation and productivity, this property is perfect for those seeking an elevated urban experience

Spacious Open-Plan Living & Dining: The living area flows seamlessly into the dining space creating an inviting setting ideal for both relaxing and entertaining Private Sale Inspection as advertised or by appointment

1306/648 Lonsdale Street, Melbourne

Contemporary City Living in the Heart of Melbourne

Experience stylish urban living in this well-designed one-bedroom apartment at 1306/648 Lonsdale Street perfectly positioned within the vibrant CBD

Residents enjoy access to world-class amenities including a swimming pool gym sauna and resident lounge all within walking distance to Southern Cross Station Flagstaff Gardens Docklands and Melbournes premier dining and shopping precincts

Private Sale Inspection as advertised or by appointment

Click to Explore

3710/371 Little Lonsdale Street, Melbourne

2510/639 Little Lonsdale Street, Melbourne

2108/618 Lonsdale Street, Melbourne

1506/605 St Kilda Road, Melbourne

2311/80 A'Beckett Street, Melbourne

505/121 Rosslyn Street, West Melbourne

415/25 Johnston Street, Collingwood

9 Homecrest Crescent, Wyndham Vale

513/199 William Street, Melbourne

16 Carlton Court, Braybrook

1802/20 Rakaia Way, Docklands

208/227 Toorak Road, South Yarra

3504/8 Pearl River Road, Docklands

1507/11 Prospect Street, Box Hill

913/3 Aquitania Way, Docklands

109/591-593 Elizabeth Street, Melbourne

3506/462 Elizabeth Street, Melbourne

6603C/633 Little Lonsdale Street, Melbourne

2/112 Warrigal Road, Camberwell

3/27 Maroondah Highway, Lilydale

1108/545 Station Street, Box Hill

323/4 Acacia Place, Abbotsford

310/51 Thistlethwaite Street, South Melbourne

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

Why People Choose Rabbitree

Trust, insight, and results all in one team.

At Rabbitree real estate is not just about transactions it is about people

People with goals with timelines with stories

People who value clarity, care, and results they can count on

That is why more homeowners, investors, and families are choosing Rabbitree to lead their property journey

Built on Trust

At Rabbitree, trust is earned through consistency care and clarity in every step

We see real estate as more than transactions it is about lasting partnerships and meaningful results

Beyond Sales

Every property journey is unique

Whether it is your first home or an investment we listen with intent act with precision, and deliver with purpose

Proven Results

With deep market knowledge and design-led marketing our team delivers campaigns shaped by insight and discipline results that stand out in a competitive market

Growing Together

By choosing Rabbitree you are not just choosing a real estate agency

You are partnering with a team that sees your goals as their own and is ready to grow with you

Numbers That Speak for Themselves Ready to Take the First Step?

Results are not simply claimed, they are demonstrated. In the past year, Rabbitree has delivered consistent, high-performance outcomes across Melbourne’s competitive market

An appraisal is more than a price guide it is the beginning of a considered, well-planned journey At Rabbitree, we use every conversation to listen deeply, understand your needs, and map the best way forward. Whether you are planning to sell soon or simply exploring your options, we are here with clarity, confidence, and care.

Let’s talk strategy Let’s talk results

Book your complimentary appraisal today.

Recent Leases

$550 per week

1/92 Tambet Street, Bentleigh East

Trusted Management. Lasting Value.

At Rabbitree, property management is more than administration, it is about creating confidence, lasting value, and long-term growth for every client.

Clarity and Results

Our structured technology-driven approach ensures transparency at every stage From market reviews to compliance checks, your property is managed for optimal performance

Experience that Builds Stability

Strong tenancies begin with strong relationships By delivering a professional, responsive and respectful experience to both rental providers and renters we reduce turnover minimise vacancy and protect your investment

Ready for Growth

Whether you own one property or a portfolio, Rabbitree is equipped to support your next step Our systems team and expertise are designed to manage today and prepare for tomorrow

This is the Rabbitree difference: management that balances efficiency with care, today’s performance with tomorrow’s potential

Comprehensive Care. Complete Confidence.

At Rabbitree, we take care of every detail so you can manage your investment with confidence From compliance to communication our property management services are designed to protect your asset maximise returns and make the process effortless

Renter Search & Screening

Marketing viewings and thorough checks to secure reliable renters

Leasing & Compliance

Lease preparation, documentation, and lodgement handled with precision

Routine Inspections

Detailed condition reports with photos keeping your property in top shape

Market Reviews

Regular rental assessments to optimise your returns

Transparent Financials

Online rental statements, payment tracking, and outgoings management

Repairs & Maintenance

Licensed trades coordinated for timely and costeffective solutions

Safety & Compliance

Smoke alarm water and pool compliance audits

Every detail managed

Every concern anticipated

That is the Rabbitree standard of care

End-of-Lease Management

Vacate inspections and smooth renter transitions

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

Five Star Stories

Real voices, genuine journeys stories from the clients who trusted us, and the results that followed.

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