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During the leasing period of your property it is extremely important to always be reviewing the marketing, and also your asking rent. Little things can make a big difference, such as having good-quality photographs, including lifestyle photos. Showing prospective tenants the lifestyle a suburb or building can offer them can be a great selling factor. It is best to include a floor plan whenever possible. It’s no longer acceptable to have one photo as your marketing – people expect more nowadays, and how are you ever going to secure a tenant with minimal vacancy without implementing these simple ideas?
Your asking rent too must be reviewed and regularly. Look at what has become available in the area, what other styles of properties are you competing with – are they new, old, etc. Does your property manager make follow-up calls to all prospective tenants who attend their open for inspections or private inspections? What did they like about the property? What didn’t they like? This simple feedback is imperative information for all owners and property managers. If you don’t know there is a problem, how can you fix it?
After all your research you may realise the rent needs to be reduced. This can sometimes be a difficult conversation for some property managers to have, however you need to outline the true cost in the long term.
Isn’t it better to receive some rent rather than no rent? For example, if you are asking $400 per week but the going rate for similar properties appears to be $380 to $390 per week, by reducing your asking rent by $10 per week you will get $390 a week, a much better situation than receiving no income at all.
When you break it up further, that $10 per week equates to $44 per month, which in turn equates to $528 per year. The property would only need to remain vacant for another two weeks, and there goes another $800.As a Property Investor myself I know what I would do.
Leah Calnan is the director of <a title="Metro Property Management homepage" target="_blank" href="https://www.metropm.com.au">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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leahcalnan-pwE6GD6KY9

Market your property well, and review your asking rent regularly

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Landlord insurance is like all the other insurance policies we have in our lives, and if you are like me when it comes to renewal time, you always wonder – do I really need it?
Well, as an investor myself I believe it’s a must. Circumstances can change, and the best tenancy can go pear-shaped. Combine that with the crazy weather the country has experienced during the past six to 12 months, and you would be mad not to have the right coverage in place.
Many owners often misunderstand the difference between landlord insurance and building insurance.  A building insurance policy covers the outside of the property and generally it includes public liability for common areas, such as the driveway, etc.
So the outside is covered, but what about the inside?
Landlord insurance has many aspects of cover.  Firstly it has contents, which includes the carpet, light fittings, blinds/curtains, the property’s appliances etc. (Now this "contents" is not to be confused with the contents owned by the tenant, of which they are responsible to cover if they so choose).
Contents is extremely important – remember the Queensland and Victorian floods?  Some of those investors didn’t have a policy in place and the out of pocket expenses will be enormous depending on the severity of the flood or water damage.
Or what about storm damage? Think about if a large gum tree falls in on your roof and the rain ruins the carpet throughout the house.  That's another example of where a landlord insurance policy would cover you.
The other major aspect of cover is loss of rent.  This provides owners with rental income up to X number of weeks.  The best policies on the market allow for 15 weeks loss of rent.  Loss of rent is payable to an owner when tenants stop paying the rent and are subsequently evicted from the property, when they up and leave overnight, in the event the property is not tenantable (i.e. due to flood, fire, etc.) or in the event your tenant dies.
Policies will also provide cover for malicious damage (not fair wear and tear), accidental damage, public liability and legal fees.
Like anything nowadays there are many different policies on the market to choose from. I have worked with some fantastic policies, but I have seen owners incur considerably out-of-pocket expenses due to taking out the wrong policy.
Now don’t forget to look at the excess payable on the policy you are looking at.  Watch out for those policies who charge anything greater than $300 for an excess.
Lastly, talk to your property manager – they work with these policies every day. They know how to lodge the claims, what documents to include, the questions the insurance company will ask and what the anticipated settlement and timeframe will be.
Leah Calnan is the director of <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.metropm.com.au" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Yes, you really need landlord insurance

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Property management is a highly legislated industry, and in order to maintain your own professional credibility and that of the industry, all aspects need to be adhered to at all times.
The current legislation has been in force since 1997 and as times change, technology advances, the legislation too must keep up. In the coming 12 months, we should see a review to Victoria’s Residential Tenancies Act.
That being said, one aspect of the act still astounds me that is not followed and that relates to the refund of bond money.
When a tenant provides 28 days’ notice to vacate and vacates the property, a final inspection must be completed and the bond must be either refunded or an application made to VCAT (Victorian Civil and Administrative Tribunal) within 10 working days.
The normal practice should go something along the following lines:
<ul>
<li>Keys returned</li>
<li>Final inspection completed</li>
<li>Tenant advised of any concerns</li>
<li>Owner advised of any maintenance, repairs, etc.</li>
<li>Opportunity provided to the tenant to return to attend to any matters of concern</li>
<li>If the matter cannot be resolved then an application is made to VCAT to retain the tenants bond under section S417,418 &amp; 419 of the Residential Tenancies Act. </li>
<li>The property manager/agent/landlord is required to provide evidence of any damage, repairs, arrears that should be deducted from the tenants bond. Evidence means photographs, reports from tradespeople, invoices, quotes, condition report (entry and exit) and any other communication or documentation that may be relevant.</li>
</ul>
All this must be arranged and attended to within 10 working days of receiving possession of the property. Communication is the key. Don’t stop talking to the other party, because nine times out of 10 the matter can be negotiated before the VCAT hearing.
Failing to adhere to the legislation could result in fines.
It’s also extremely important that owners understand and receive education on things such as depreciation (and how it’s calculated), the length of a tenancy and most important of all “wear and tear”.  It’s unrealistic for either a property manager or landlord to go to VCAT seeking replacement or compensation of a carpet in a house when the carpet may be 15 years old – depreciation of the carpet must be taken into consideration.
It is not only our legal obligation as property managers, but it is also in everyone’s best interest to ensure that bond is dealt with as soon as possible.
Leah Calnan is the director of <a target="_blank" title="Metro Property Management homepage" href="https://www.metropm.com.au" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Bond refunds can be a sticking point

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Being a property manager is about much more than knowing the law and taking care of administration tasks. Property managers sometimes have to deal with uncomfortable, confronting scenarios, such as: what happens when one of your long-term tenants dies of old age and you are the one who finds him or her?  Whom do you notify? Is there a next of kin? What happens when there isn’t? What do you do with their belongings? Once the property is ready to be released, what are your legal obligations to the next prospective tenants? There are a lot of questions, and many of those answers are not covered by any act of government.
 Or perhaps a tenant has fallen so far behind on rent that an eviction is required. Although we have empathy for the tenants’ situation, we also have an understanding on the financial impact that late or no rent can bring to an owner's personal situation. Remember that although the rent is late, the bank is still looking for its mortgage payment.
 Both scenarios are situations confronted by property managers all the time, and you need to learn to deal with such stresses if you want to stay in the industry.
 Property management is a difficult industry to work in with its day-to-day challenges, so the key for owners is to find a property manager who has passion and enthusiasm and isn't afraid to say, "I love my job".
 Passion for property management is a must, and without it you might as well go and find another role. There are much less stressful and challenging careers out there. It’s a tough gig and does not suit everyone, but I must say – I love my career and wouldn’t do anything else!
Leah Calnan is the director of <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" target="_blank" title="Metro Property Management homepage" href="https://www.metropm.com.au">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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It's not all by the book

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So you own an investment property or you are just about to buy one, and your friend says: “You don’t need a property manager – save yourself the money and do it yourself. Seriously, how hard can it be?”
It always makes me laugh when I hear such comments. I wonder if these people also do things such as change the brakes on their cars, or give themselves an annual health check-up. Property management is a professional field, and doing it yourself can cost you money, in addition to countless frustrating hours.
Let me give you a run-down of what a property manager might do in a typical week.
<ul>
<li>Photograph and market properties</li>
<li>Negotiate new leases and lease renewals between tenants and owners</li>
<li>Negotiate rent reviews and rent increases between tenants and owners</li>
<li>Counsel tenants who fall into arrears</li>
<li>Counsel owners during the tougher times of owning an investment property</li>
<li>Plan maintenance now and into the future</li>
<li>Understand the many different aspects of maintenance, including general repairs, insurance claims, warranty issues, building maintenance, etc.</li>
<li>Prepare and lodge landlord insurance claims</li>
<li>Understand the terms relating to landlord and building insurance policies</li>
<li>Offer financial assistance and planning for owners and tenants </li>
<li>Evict tenants who have failed to pay rent</li>
<li>Understand all relevant legislation – for example, you must know the Residential Tenancies Act 1997 and the VCAT Act &amp; Owners Corporation Act 2010 in Vicroria</li>
<li>Prepare notices and applications and present documents and cases within a tribunal or courtroom should disputes arise</li>
</ul>
I don’t know about you, but I think that’s a lot to know and deal with on a day-to-day basis. And after being in the industry for 17 years, I know there are some really poor property managers out there who would be lucky to return a telephone call let alone attend to half the items on the list above – but there are also some amazing property managers.
 
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So the next time you are out looking at employing a new property manager, find a great one. Don’t haggle over the difference in management fees, which is no more than the price of a cup of coffee a week. You will always find people who will do it for a cheaper price, and at the end of the day you get what you pay for.
Funnily enough, in the past two weeks, I have been referred clients who have been paying low management fees and are unhappy and frustrated with the lack of service they have been receiving
A great property manager will not only save you money in the long run, but will also make you money. Isn’t it worth paying that little bit extra?
 
Leah Calnan is the director of <a href="https://www.metropm.com.au" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.  
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No, you can't manage it yourself – or at least not well

<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

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“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

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[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

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[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

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[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

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Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

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The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

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Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

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Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

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Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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Leah Calnan

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