Rabbitree Outlook Magazine_Issue 03 (October)

OUTLOOK

Spring Brings Momentum.

This month, the market awakens with fresh energy and renewed intent. Momentum builds, decisions accelerate, and opportunities blossom

Not just a season of growth, but a season to make it count

Season Leading the

Spring brings momentum. We bring the direction.

As Melbourne steps fully into spring the market moves with fresh energy Buyers return with purpose Sellers prepare with confidence And agents rise to meet the moment

After a long winter of hesitation, confidence is returning Properties are launching, inspections are buzzing, and competition is building all signs that the season is shifting gear

At Rabbitree we see spring not just as a seasonal window but a strategic one This is not only a time to list it is a time to lead

With refined positioning, elevated marketing, and a revitalised brand vision, we are helping clients stand out at the right time and convert attention into results

Market in Motion

Each month, we track the key forces shaping Victoria and Melbourne's property markets.

With spring bringing renewed activity to the market, listings are up, inspections are busy, and buyers are acting with intent. Here is your September spring market quick wrap and what it means for the months ahead.

Sources: CoreLogic REIV Domain SQM Research The Guardian The Australian REA Group

1 Interest rate held at 3 60%

After August’s cut to 3 60%, the RBA meets again at the end of September Markets expect a hold; if disinflation persists, the next move could be another cut in late-2025 or early-2026

2 Auction clearance rate was around 70%

According to REA, Victoria’s auction clearance rate was around 70% in September With spring listings rising the market is holding at a high level without overheating showing a steady uptick and more rational competition

3. Home values extend growth streak

Melbourne dwelling values rose about 03% in August marking the seventh consecutive month of growth Since February cumulative gains now exceed 3%, reflecting steady confidence

4. Rental vacancy remains low but stable

Australia’s national residential vacancy rate held at 12% in August, unchanged from July Melbourne’s vacancy rate was slightly higher at 18%, suggesting rental supply pressures remain but have stabilised somewhat

5 Rents still rising

Melbourne rents are still increasing, but more slowly: house rents are up about 0 7% compared with a year ago and unit rents are up about 1 7–1 8% year on year

6 Apartment market remains resilient

Inner-Melbourne rents are around $600–650 per week Vacancy remains below the approximately 33% long-run average underscoring solid demand

7. Regional markets remain a highlight Geelong Ballarat and Bendigo keep drawing buyers for affordability and lifestyle Regional Victoria house values rose approximately 14% in Q2 though capital-city markets have led in recent months

A summary of key market indicators this month

RBA holds rates at 3.60%

VIC’s auction clearance rate was around 70%

Dwelling values rise for seventh straight month

Melbourne’s vacancy rate stood at 1 8%

Rents continue to climb

Inner-Melbourne apartment demand remains strong

Regional Victoria remains a highlight

Neighbourhood Notes

Melbourne VIC 3004

Stretching along St Kilda Road Melbourne 3004 combines city-fringe convenience with leafy surroundings

This postcode is known for its apartment towers offices, and parks, bordering the Royal Botanic Gardens and Albert Park Lake, and just minutes from the CBD It attracts professionals downsizers and investors seeking steady rental demand and long-term growth potential

Median unit price: $650,000 (Aug 2025)

Rental yield (gross): approx 5 2%

Vacancy rate: approx 1 8–2 0%

Market insight: Investor interest remains, especially in well-located two-bedroom units Proximity to transport green space and amenities continue to give 3004 strong appeal though units must be evaluated carefully for condition strata fees and vacancy

This Month’s Tip

What you need to know, before you go.

Spring Selling Season: In Full Swing

Melbourne’s spring selling season is now underway Act early to stay ahead, with October bringing the First Home Guarantee expansion and the Minimum Rental Standards upgrade

Buyers:

Get pre-approval now to move fast as spring listings rise; if eligible use the First Home Guarantee from 1st Oct (5% deposit)

Sellers:

Lock in trades now to meet the 30 Oct Minimum Rental Standards and highlight energy-efficient features in ads

Everyone:

Track clearance rates and RBA settings and reassess yields as October policies may shift rents and supply

Pro tip:

Early-spring launches draw stronger competition Those who prepare early gain the edge

Auction Spotlight

Record-Breaking

Sale in Lalor

45 Kay Avenue, Lalor

Spring has long been regarded as the peak season in the Melbourne property calendar and this year is proving no exception

On Saturday, 20 September, all eyes were on 45 Kay Avenue in Lalor, where an auction campaign led by Rabbitree agents Khoa Nguyen and Jack Lo delivered a standout result The property sold under the hammer for $916,000 an extraordinary $156,000 above the reserve price setting a new record for the street

Turning spring momentum into outstanding results. “ ”

For the vendors the record breaking sale validated their timing and approach Listing in spring not only maximised visibility but also allowed them to benefit from a wave of active buyers re-entering the market after winter

Market analysts often describe spring as a "window of opportunity" when higher listing volumes meet pent up demand The Lalor result demonstrates how strategic marketing and strong buyer management can harness this seasonal momentum to achieve exceptional outcomes

The campaign tells a story of strong buyer appetite Over four weeks, it generated 371 phone enquiries, attracted 125 qualified buyers, and resulted in 8 inspections Auction day saw 7 active bidders come to the fore creating a spirited contest that drove the price more than 20 percent above the reserve

"This campaign shows just how vibrant the spring market can be when the right strategy is applied," said Khoa Nguyen" We anticipated strong interest, but the level of competition on the day was remarkable"

Jack Lo highlighted the importance of execution "Spring is when buyers feel motivated and sellers have the best chance to achieve premium outcomes From property presentation to positioning and consistent buyer engagement every detail matters This result reflects both the trust of our vendors and the confidence buyers had in the campaign"

With the latest Lalor benchmark now set, the sale is more than a single success it is a signal of the renewed confidence driving the Melbourne spring property market When market vibrancy meets the right strategy and the right team, record breaking results are not just possible, they are inevitable

Recent Sales Highlights

Sold in

1 Bed 1 Study 1 Bath 1 Car Record Price

3407e/888 Collins Street, Docklands

1 Bed 1 Bath Record Price

1111/8 Daly Street, South Yarra

2305/7 Katherine Place, Melbourne

Under Offer in Sold in 9 22 18 days days days Off-Market Off-Market

2 Bed 1 Bath Record Price

1011/9 Power Street, Southbank

Recent Sales

3407e/888

501/815

1302/500

2305/7

1802/545

2806/845

705/108

802/393 Spencer Street, West Melbourne

Stylish City-Edge Living at Melbourne Village

Perfectly positioned just moments from Flagstaff Gardens Queen Victoria Market Docklands and Southern Cross Station this stylish twobedroom, two-bathroom apartment with one secure car space places you at the heart of Melbourne’s vibrant lifestyle

The light-filled open-plan living and dining area features floor-to-ceiling windows and flows seamlessly onto a curved balcony creating the perfect space to relax or entertain

Private Sale Inspection as advertised or by appointment

Click to Explore

9 Chaleyer Street, Reservoir

Prime Reservoir Potential on 630sqm

Set on a generous 630sqm (approx) allotment this versatile residence offers an outstanding opportunity in a prime Reservoir pocket moments from Summerhill Shopping Centre with its diverse dining, retail, and grocery conveniences

Families will appreciate zoning for Preston North East Primary School and Reservoir High School while nearby parklands and recreational reserves provide leafy open space to enjoy

Private Sale Inspection as advertised or by appointment

Click to Explore

208/227 Toorak Road, South Yarra

3504/8 Pearl River Road, Docklands

4615/228 La Trobe Street, Melbourne

407/627 Victoria Street, Abbotsford

2303/288 Spencer Street, Melbourne

3359/370 Black Forest Road, Melbourne

77 Homebush Drive, Tarneit

1018/39 Coventry Street, Southbank

3004/464 Collins Street, Melbourne

1507/11 Prospect Street, Box Hill

1704/50 Haig Street, Southbank

913/3 Aquitania Way, Docklands

109/591-593 Elizabeth Street, Melbourne

3506/462 Elizabeth Street, Melbourne

3/15 Surrey Street, Box Hill South

5105D/648 Lonsdale Street, Melbourne

3 Anembo Court, Doncaster

17/1 Acland Street, St Kilda

502/642 Doncaster Road, Doncaster

2/112 Warrigal Road, Camberwell

6603C/633 Little Lonsdale Street, Melbourne

1108/545 Station Street, Box Hill

2607/3 Young Street, Box Hill

310/51 Thistlethwaite Street, South Melbourne

23 Happiness Way, Wyndham Vale

211/8 Waterside Place, Docklands

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

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

$500,000 - $550,000

2505/462 Elizabeth Street, Melbourne

$400,000 - $440,000

308/551 Flinders Lane, 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

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

Ready to Take the First Step?

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

1210/371 Little Lonsdale Street, Melbourne

$800 per week $500 per week

411/74 Queens Road, Melbourne

2505/296

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