9 Test CrescentForrest
$1,636/wk
- Example: a fifth bedroom
- Larger block and a pool
Advertise at$1,494a week for 10 days, then $1,441 if no applications
Net to you, a typical year$36,477about $701 a week after fees and costsFirst year, letting costs paid up front: $35,007
Our range$1,441 to $1,494a week, set against the 6 comparables below
$1,494 tests the top of the example market: above every four bedroom comparable. If no applications arrive in 10 days, $1,441 sits just under the closest lease.
Our recommendation
Advertise at $1,494 for 10 days, then $1,441 if no applications arrive.
This is an example appraisal with invented figures. In the example, the closest lease, a furnished four bedroom home with a pool, went for $1,484, and only one of the three homes advertised now has a pool. $1,494 tests the top of that market; the step to $1,441 caps what the test can cost.
If it leases at $1,494 with two empty weeks a year you would net $36,477 in a typical year ($701 a week) after fees and holding costs; at $1,441 with the same two empty weeks it is $34,060. Each empty week costs about $1,379.
Before we list: furnished or unfurnished?
The home is photographed furnished, and the figures above assume it leases that way. A furnished lease often runs shorter; unfurnished usually means a 12 month lease. Tell us which way you lean.
What the market says
Example comparables: four and five bedroom homes leased in the last year or advertised now, each marked against yours.
$1,431Example median of the six comparable rents below
1 of 3Example: homes advertised for lease now with a pool
1.7%Example vacancy for the postcode
21 daysExample average time advertised for similar homes
Show
Where your rent sits
LeasedFor lease nowOur range, $1,441 to $1,494
Offers moreshould ask more
Much like yoursthe closest guide
Offers lessshould ask less
$1,300$1,350$1,400$1,450$1,500$1,550$1,600$1,650
Ours $1,494
Filled dots are example leases from the last 12 months; open dots are example listings advertised now. Select a dot to see its home.
Leased in the last 12 months
Example figures: the last advertised rent when it leased.
Offers more than yours
12 Sample StreetAinslie
$1,484/wk
- Example: architect home with a pool
- Leased furnished, the closest match
4 Demo PlaceReid
$1,378/wk
- Example: no pool
- One bathroom fewer
For lease now
Example asking rents, with days advertised.
21 Specimen StreetCampbell
$1,489/wk
- Example: your closest rival now
- Pool and a family room to the alfresco
15 Mock StreetAinslie
$1,357/wk
- Example: no pool
- One bathroom fewer
3 Model LaneGriffith
$1,349/wk
- Example: older fit-out, no pool
- Still advertised after a month
How to read this. Every comparable on this example page is invented, and its photo is an example from another home. On a real appraisal each card is a real lease or listing, with its own photo, its notes against your home, and when it leased.
Why the plan steps down after 10 days. A short test at the top of the market is worth it; a long one is not. The step caps what the test can cost.
What you would net
Move the rent or any cost and every figure updates.
Where every dollar goes
A year of rent at your figures. The last segment is what you keep before loan interest and tax.
The full ledger
A typical year on a lease, in whole dollars. Letting costs are spread over the tenancy; the last line shows the first year with them paid at the start.
| Per year | Amount |
|---|
Where a higher rent stops paying
Asking more against sitting empty
Less than our planWithin $500 of itMore than our plan
The house
A four bedroom, three bathroom architect home on one level, with a heated pool, a cold plunge and an outdoor kitchen. (Example page.) These are the home's own photos: with our management agreement we reuse them for the listing.
A 3D tour, like this example
Your listing gets one, included with our management agreement, so tenants can walk through before they book an inspection. The example opens a tour of another home.
Example: a 3D tour of another home
Around the house
Approximate drive times from Campbell.
| From the house | Minutes |
|---|---|
| City centre, by car | 7 |
| Campbell shops, by car | 2 |
| Airport, by car | 13 |
The advertisement, for your approval
Headline
Architect home with a heated pool and cold plunge.
$1,494 a week4 bed3 bathGarage Heated pool EER to confirm energy ratingFurnished
An architect-designed home on one level in Campbell, with the War Memorial and the Mount Ainslie track a short walk away.
Open-plan living sits under a high ceiling with glass on three sides, and the pool is right outside. Curved steel screens soften the afternoon sun, and automated louvres and curtains look after the rest.
Outside, the heated pool and a cold plunge sit beside the lawn, with a built-in barbecue and bar under the pergola.
The kitchen has stone benches, an island and a walk-in pantry, beside a dining room under an arched ceiling.
Four bedrooms, two with ensuites, and three bathrooms with underfloor heating and heated towel rails. Zoned ducted heating and cooling runs throughout, and the garage has an EV charger.
A full laundry, with Campbell shops two minutes' drive away and the city about seven. Offered furnished, as photographed.
Want to #LIVEHERE? Contact Claire on 0483 988 842.
The owners' favourite part: the heated pool and the cold plunge at the end of the day To confirm with you
Particulars (all approx.)
- Living size: To confirm
- Outdoor: Heated pool, cold plunge, lawn and pergola
- Parking: Garage, spaces to confirm
- EER: To confirm
Features
- Open-plan living with glass on three sides
- Heated pool and cold plunge ice bath
- Built-in barbecue and bar with two drinks fridges
- Stone kitchen with island and walk-in pantry
- Four bedrooms, two with ensuites
- Three bathrooms with underfloor heating and heated towel rails
- Garage with an EV charger
- Automated louvres and curtains
- Zoned ducted heating and cooling
- Full laundry
- All on one level
- Offered furnished
$474 of extras, yours at no extra cost
Priced in our fee schedule, and included with our management agreement.
No photo shoot to pay for. We list with the photos you already have, so you skip a $250 shoot.
See the example 3D tourMatterport 3D tourTenants walk through before they inspect$375
Digitally furnished photosUp to three images, labelled in the advertisement$99
Value at our listed prices$474
Included with our management agreementYou pay$0
Prices are from Schedule 6 of the agreement, and the agreement says in writing that you pay nothing for these.
Before it lists
What we need from you
- Your notices. Rates and land tax, so the example figures above become exact.
- The energy rating certificate. The advertisement must show it.
- The pool and plunge papers. The safety barrier certificate and the service history, so the lease says who looks after what.
What we look after
- Photos and the 3D tour, included. With our management agreement we reuse the photos you have and add a Matterport 3D tour, at no extra cost.
- Tenants. Every applicant checked, with our recommendation before anything is signed. The bond goes to the ACT Office of Rental Bonds.
- Rent reviews. One increase every 12 months, within the ACT limit, with 8 weeks' written notice.
Ready when you are, Mr and Mr Smith.
Three steps. We do the heavy lifting.
Approve the rent and the ad
$1,494 a week, then $1,441 if there are no applications in 10 days, with the advertisement as written.
Sign the agreement
Download it, fill it in on screen, sign, and email it back. Every fee and term is in it.
Download the agreementWe find your tenant
We list it, run the inspections and bring you applications with our pick.
Our main fees
7.7%of rent, incl GST
1 week's rent+ GST per new tenant
$499advertising on the property sites, per new tenant
Included3D tour and furnished photos, with our management agreement
We specialise in selling investment properties.
We manage investment properties every day, so we know what investors pay for: the rent, the lease, the holding costs and the tenant.
When it is time to sell, we sell to the buyers who value those things, with the numbers already in front of them.