OUTLOOK
A Brand New Chapter Begins
This month, we turn the page and begin again with purpose, with people, with perspective.
Not just a new look, but a new way forward.
Rabbitree Welcome to
A
New Identity. A Clearer Vision.
On 1 July we officially turned a page st
After years of growth under the VICPROP name, we are proud to begin a new chapter as Rabbitree Real Estate independent focused and ready for what comes next This rebrand is more than a change in name It is a reflection of how far we have come and a statement of who we are today
We are still the same team you know, with a clearer voice, a stronger identity, and a deeper commitment to delivering results with integrity
Over the past months our entire team has worked tirelessly to rebuild the brand from the ground up The transition has been more than a visual one it has reshaped how we speak how we operate and how we connect with the people we serve
Thank you for being part of this journey
Rabbitree is not just a new name. It is a renewed promise.
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
"Chase your own life Chase your own dream"
Driven by Trust Powered by Insight
With over a decade of experience in Melbournes real estate landscape Yvonne Zhao blends market insight with emotional intelligence to deliver not just property outcomes but long-term relationships built on trust Known for her patience calm energy and thoughtful negotiation skills Yvonnes strength lies in helping clients feel supported from first home buyers to seasoned investors
Nicole Huang
Licensed Estate Agent
M E
0426 207 421
nicole huang@rabbitree com au
"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
Max
Licensed
M E
Pang
Estate Agent
0478 354 321
max pang@rabbitree com au
"Just do it"
Experienced Trustworthy Straightforward
With over a decade of experience in Melbournes apartment and western suburbs market Max Pang brings a calm confidence and no-nonsense mindset to every transaction Hes known not just for his local knowledge, but for his ability to connect quickly and communicate clearly traits that have earned him the trust of countless clients across all walks of life
Max Fong
Licensed Estate Agent
M E
0428 854 144
max fong@rabbitree com au
“Work smart it’s not about doing more, it’s about doing it better”
Clarity First Strategy Always
With 13 years of experience and fluency in English Mandarin and Cantonese Max Fong brings a steady hand to every property journey His strength lies in deep market knowledge sharp negotiation skills and an intuitive grasp of what clients need even when they dont say it
Khoa Nguyen
Property Partner
M E
0431 752 757
khoa nguyen@rabbitree com au
Driven by Discipline Defined by Care
Khoa Nguyen approaches every interaction big or small with consistency honesty and care With four years of experience in Melbournes residential real estate Khoa has earned a reputation for going above and beyond, not just to close a deal, but to build genuine relationships "How you do anything is how you do everything"
Jack Lo
Property Partner
M E
“Real estate is personal so is my approach” 0412 705 314 jack.lo@rabbitree.com.au
Strategic Thinking Human Connection
With eight years of experience and deep local insight across Kew Hawthorn and Camberwell, Jack Lo blends sharp campaign strategy with a genuine, people-first approach Known for his calm under pressure clear communication and premium client care Jack turns high-stakes property journeys into seamless experiences
Victor Yao Head of Property Management
M E
“Integrity leads, responsibility follows” 0416 788 168 rentals@rabbitree com au
Managing with Integrity Leading with Calm
With nearly a decade of experience Victor brings steady leadership and unmatched dedication to Rabbitrees property management division He believes in doing things right the first time every time and has built his career on trust responsibility and an unwavering sense of service
0493 023 739 leasing@rabbitree com au
"I can’t change your past, but I can help make your future easier"
Calm, Capable, and Always One Step Ahead
Neo Ma may be new to the real estate world but hes already showing a rare level of focus and reliability Known for his punctuality, kindness, and quiet confidence, Neo brings a sense of stability to everything he does With a sharp mind for time management and a calm approach to problem-solving he supports the leasing team with precision and care
Jessie Ba
Associated Operations Manager
0488 095 666 jessie.ba@rabbitree.com.au
"You may not always see the work, but you’ll always feel the result"
Supporting People Powering Progress
With over 13 years in the industry Jessie Ba has been the calm engine behind countless successful transactions As Rabbitrees Associated Operations Manager, she ensures that what happens behind the scenes runs with the same care and clarity as whats seen in front
Chris Ho Administrative Coordinator
“Leadwithhonesty,actwithaccountability”
Issy Tsang Creative Designer
"Ifindjoyinthequietcraftofdetail becauseIbelieve thateverythingbeautifulexistsforareason"
Sherry Wu
Digital Storymaker
"Thesecond-besttimetogrowsomethinggreatisnow SohereIam"
Jie Xu
Visual Storyteller
“Designishowabrandbreathes Throughform,colour, andrhythm,werevealthesoulbehindeveryproperty”
Market in Motion
Each month, we take a close look at the key movements shaping the Victorian and Melbourne property markets. From sales trends to buyer behaviour, rental shifts to policy changes, here is a snapshot of what happened in July and what it may mean going forward
Sources: CoreLogic, REIV, Domain, SQM Research, The Guardian, The Australian
1 Property values show steady rebound
Melbourne dwelling values rose by approximately 0 5% in June and 1 1% for the quarter This indicates a measured recovery in the residential market Median values remain around 3 9% below the July 2022 peak
2 Auction clearance rates remain strong
Auction clearance rates across Melbourne consistently stayed above 70% throughout July The mid-month result was approximately 71% reflecting strong buyer demand and stable selling conditions
3 Buyer frustration increases amid strong competition
Buyers continue to face intense competition with many being repeatedly outbid Reports have highlighted growing financial stress and emotional fatigue among active buyers in the market
4. Regional markets outperform metropolitan areas
Property markets in regional Victoria including Bendigo Ballarat and Geelong recorded stronger quarterly growth than metropolitan Melbourne These areas posted growth rates between 26% and 31% during the past quarter
5. Luxury segment remains resilient
Toorak continues to lead Victoria s prestige market
Over half of the properties in the suburb are valued above $5 million dollars, reinforcing the strength of the high-end segment despite broader affordability concerns
6. Rental vacancy remains historically low
Melbournes rental vacancy rate sits around 11% This tight supply environment continues to place upward pressure on rental prices and signals a constrained investor market
7. Investor activity slows
New state taxes targeting vacant residential properties have prompted a rise in investor exits An estimated 9% of investment properties have been listed for sale, contributing to supply shifts and future availability concerns
8. Interest rates held steady
The Reserve Bank of Australia kept the official cash rate unchanged at 385% in July This pause has helped support buyer sentiment and provided stability amid ongoing inflationary concerns
Neighbourhood Notes
Docklands VIC 3008
From harbourside apartment living to cutting-edge architecture Docklands remains one of Melbourne’s most recognisable waterfront precincts
Just 2 km west of the CBD, Docklands is home to high-rise living major corporate offices Marvel Stadium and the DFO shopping hub It appeals to professionals investors and lifestyle-driven buyers seeking convenience amenity and panoramic views
While its reputation has fluctuated in recent years, current market trends show stabilisation and renewed investor interest especially in mid-range two-bedroom apartments
Median unit price: $580,000 (July 2025)
Rental yield: approx 6 3%
Vacancy rate: improving, currently at 2 4%
Buyers are advised to research building quality and owners corporation fees closely, as these vary significantly across the precinct
Understanding Property Documents
Whether you are buying or selling property documents can either streamline your transaction or slow it down Here is what you need to know this month
Contract of Sale:
The legal document that outlines terms and conditions Buyers should review it with a conveyancer before signing
Section 32 Statement:
A vendors disclosure document that includes planning details rates building permits and title info Always check for red flags such as illegal works or unresolved notices
Building & Pest Reports:
Common in standalone home purchases These can help buyers avoid costly surprises
Pro tip:
If you're selling, preparing a clean and complete Section 32 upfront can significantly reduce delays once offers come in
Owners Corporation Certificate (for apartments): Outlines fees, insurance, and fund status Important for strata buyers
Whitehorse Road, Box Hill
Stylish Sky-High Living in the Heart of Box Hill
Set on the 28th floor of a modern landmark building, this sophisticated two-bedroom, two-bathroom apartment offers an exceptional lifestyle in one of Box Hills most sought-after locations
Both bedrooms feature built-in robes with the master enjoying its own ensuite A second stylish bathroom European laundry split-system air conditioning, secure car park, and storage cage complete this low-maintenance package
Sale Inspection as advertised or by appointment
1011/9 Power Street, Southbank
Riverside Luxury with Expansive Terrace Balcony
Positioned on a coveted corner within the landmark Prima Tower, this meticulously crafted two-bedroom residence delivers an exceptional lifestyle of luxury space and uninterrupted views all crowned by an extraordinary terrace balcony that's rarely found in city living
Private Sale 17/1 Acland Street, St Kilda
1 1 1
Click to Explore
2 2
Click to Explore
Private Sale 8/211 Williams Road, South Yarra
Private Sale 4406/18 Hoff Boulevard, Southbank 1 1
Click to Explore
Click to Explore 502/52-54 Osullivan Road, Glen Waverley Private Sale
1 1 1
2 1
Elizabeth Street,
1 1 1
Explore 2/112 Warrigal Road, Camberwell
4 3 2
1 1 5106d/648 Lonsdale Street, Melbourne
Sale
210/9 The Arcade, Docklands Click to Explore
2 1 1
Sale
6603C/633 Little Lonsdale Street, Melbourne Click to Explore
1 1
Sale
109/8 Montrose Street, Hawthorn East Click to Explore
1 1 1
Sale
1108/545 Station Street, Box Hill Click to Explore
3 2 2
1302/500 Elizabeth Street, Melbourne Click to Explore
2 1
1802/545 Station Street, Box Hill Click to Explore
2 2
2607/3 Young Street, Box Hill Click to Explore
2 2 1
23 Happiness Way, Wyndham Vale Click to Explore
4 2 2
211/8 Waterside Place, Docklands Click to Explore
2 1 1
Sale
705/108 Haines Street, North Melbourne Click to Explore
1 1 1
323/4 Acacia Place, Abbotsford Click to Explore Private Sale
2 1 1
2 2 1411/560 Lonsdale Street, Melbourne Click to Explore Private Sale
204/120 High Street, Windsor Click to Explore
1 1 1
1301/464 Collins Street, Melbourne Click to Explore
2 2 1
3 3 1 26 Layla Crescent, Tarneit Click to Explore
501/815 Bourke Street, Docklands Click to Explore
2 2 1
3502/633 Little Lonsdale Street, Melbourne Click to Explore
2 1 3007/38 Rose Lane, Melbourne Click to Explore
1511/35 Albert Road, Melbourne
La Trobe Street, Melbourne Click
Apartment Sold
2513/33 Mackenzie Street, Melbourne
Apartment Sold
2305/568 Collins Street, Melbourne
Apartment Sold
1513/8 Daly Street, South Yarra
Apartment Under Offer
2004/464 Collins Street, Melbourne
Recent Sales
113/347 Camberwell Road Camberwell
113/13 Acacia Place Abbotsford
2303/200 Spencer Street
4/36 Albion Road Box Hill
1704/327 La Trobe Street
2513/33 Mackenzie Street
1513/8
2306/568 Collins Street Melbourne
502/102 Stanley Street West Melbourne
1402/8 Sutherland Street
4311/639 Lonsdale Street
Dingo Street Point Cook
1B Ireland Avenue Doncaster East
Grow with Rabbitree
“A Place to Grow”
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 youre 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 It’s not just about price it’s 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 you ’ re 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 its 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 What’s the yield? What’s your debt-to-income ratio post-settlement? Its 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 its 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 youre 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
At Cornell and Associates we are committed to delivering personalised service timely communication, and peace of mind for every client
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