OUTLOOK
The Shift Continues
The uncertainty has not disappeared. The market has learned to move with it.
This is where sharper thinking starts to matter most
April held the line but only just.
Melbourne’s autumn market continued its slow recalibration through April. Eight reads on where the cycle sits now and what each side of the table should take from them
1 Values eased again
2 Auctions told the clearer story
3. Buyers found leverage.
Active listings rose 12% year-on-year and median days-on-market lengthened to 35 Well-prepared buyers are negotiating with confidence not seen since 2023
Source: REIV April Snapshot; SQM Research
4. Units held steady.
While houses softened, Melbourne unit values rose 20% over the past 12 months the segment’s strongest read since the post-pandemic peak Affordability and rental demand are doing the work
Source: CoreLogic, April 2026
5. Rates stayed on hold.
The RBA left the cash rate at 385% at its April
6. Yields kept lifting.
Gross rental yields across Melbourne now sit at 38%, up from 35% twelve months ago Investors are watching this number more closely than capital growth
Source: SQM Research, April 2026
7. Affordability pressure persisted.
Mortgage-to-income ratios across Melbourne remain near record levels The ceiling on what buyers can pay is doing more to shape this cycle than any single data release
Source: ABS Wage Price Index; CoreLogic Affordability Report
8. The takeaway.
Buyers are reading conditions carefully Sellers are pricing carefully Both sides are right to The market isn’t broken it’s deliberate And deliberate markets reward strategy over speed
The market isn’t broken it’s deliberate. And deliberate markets reward strategy over speed. “
Knowing the New AML Rules
From 1 July 2026, real estate joins the front line of Australia’s anti-money-laundering regime. Here’s what every buyer and seller should know well before contracts are signed
What’s changing
Australia’s AML/CTF reforms known as Tranche 2 extend obligations long held by banks and casinos to new “Tier 2” professions, including real estate agents, conveyancers, lawyers, and accountants From 1 July 2026, every Australian real estate agency must verify the identity of buyers and sellers, monitor transactions for unusual patterns, and report suspicious activity to AUSTRAC, the federal financial-intelligence regulator
Why it matters
The reform is Australia’s long-awaited response to global pressure: property has been one of the world’s preferred channels for laundering illicit funds The new rules aim to close that channel and to bring Australia in line with FATF (Financial Action Task Force) standards For buyers and sellers playing by the rules, the change is regulatory housekeeping For agencies, it is a permanent shift in how every transaction is documented
What buyers should expect
Before a contract is signed and before any deposit moves your agent will collect and verify identification documents Plan to provide:
Two forms of government-issued ID (passport, driver’s license, or similar)
Proof of current address (recent utility bill or bank statement)
Source-of-funds disclosure for the deposit and balance savings statements, sale proceeds, gift letters, or loan approval
Beneficial-ownership details if buying through a trust, company, or self-managed super fund
Additional verification for offshore buyers and non-resident purchasers
Allow three to five business days for compliance review before settlement timelines lock in Starting verification early is the single biggest thing buyers can do to keep a campaign on schedule
What sellers should expect
Sellers are verified at listing not at sale At appraisal stage, your agent will request:
Government-issued photo ID and proof of current address
Title confirmation and ownership-structure documentation
Identity verification for every party named on title (spouses, trustees, executors)
Additional documentation for estate sales, deceased estates, and properties held in family trusts
Beginning to gather these documents at the appraisal stage not at offer stage prevents campaign delays once a buyer is at the table
What it will feel like
For most clients, the new process will resemble opening a bank account: more upfront paperwork, then smoother processing once verified Expect industry-wide adjustment in the first 90 days postimplementation Agencies that have built compliance systems before the deadline
Rabbitree among them will move clients through verification with less friction
The takeaway
The rules are universal The preparation is not Choosing an agency that has built its compliance infrastructure before the deadline not after protects your timeline, your privacy, and your transaction That is where the difference will show
Sources: AUSTRAC; Attorney-General’s Department; FATF Mutual Evaluation Report on Australia (2024)
Clarity. Confidence. Compliance. The same standards that have always defined our work now made formal.
“ ”
39 Massey Street, Doncaster
Versatile Family Living with Dual-Level Flexibility and Income Potential
Positioned in a well-connected Doncaster location, this spacious fourbedroom, three-bathroom residence delivers flexible family living across two thoughtfully designed levels, with added potential for multigenerational use or supplementary income
A long, private driveway leads to an expansive concreted parking area, offering generous off-street accommodation The home’s entry is framed by a covered porch, providing sheltered access and additional utility
Private Sale Inspection as advertised or by appointment
to Explore
903/23 Batman Street, West Melbourne
Elevated Inner-City Living with Spacious Balcony Appeal
Thoughtfully designed for comfort and functionality, the spacious openplan living and dining zone extends effortlessly to a full-width balcony, creating the perfect space for entertaining, relaxing or enjoying the city atmosphere
At the heart of the home, the contemporary kitchen is appointed with quality appliances, generous bench space and excellent storage, ideal for everyday living Private Sale Inspection as advertised or by appointment
4111A/260 Spencer Street, Melbourne
2 2 1
2511/639 Little Lonsdale Street, Melbourne
1 1
15-17 Mcmahons Road, Frankston
1 Sherwood Rise, Vermont South
5 2 2
568/38 Mt Alexander Road, Travancore
2 1 1
208/1 Sergeant Street, Blackburn
2 2 1
2015/628 Flinders Street, Docklands
2 1
602/33 Mackenzie Street, Melbourne
2 1
69 Benbow Street, Yarraville
5 4 2
4103/464 Collins Street, Melbourne
3 2 1
1505/665 Chapel Street, South Yarra
2 2 1
411D/604 Swanston Street, Carlton
1 1 1
26 Altis Street, Truganina
4 2 2
27 Warson Place, Alphington
3 3 2
111 Fusion Circuit, Cranbourne West
3 2 1
2604/568 Collins Street, Melbourne
2 2
4110/119 Abeckett Street, Melbourne
1 1
1 Marmion Place, Docklands
1 1
1007/601 St Kilda Road, Melbourne
2 2 1
6/148 Andersons Creek Road, Doncaster East
3 2 2
8003/70 Southbank Boulevard, Southbank
3 2 2
1/8 Couper-Angus Grove, Sunshine
3 2 1
802/120 Abeckett Street, Melbourne
1 1 1
2701/301 King Street, Melbourne
16 Carlton Court, Braybrook
5105D/648 Lonsdale Street, Melbourne
2510/639 Little Lonsdale Street, Melbourne
1802/20 Rakaia Way, Docklands
3504/8 Pearl River Road, Docklands
310/51 Thistlethwaite Street, South Melbourne
3/27 Maroondah Highway, Lilydale
3502/633 Little Lonsdale Street, 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
$1,025,000
83/100 Latrobe Avenue, Alphington
2 2 1
$1,000,000
1613/3 Aquitania Way, Docklands
3 2 1
$400,000 - $440,000
308/551 Flinders Lane, Melbourne
2 1 1
$370,000 - $400,000
408/233 Collins Street, Melbourne
2 1
$800,000 - $880,000
2507/620 Collins Street, Melbourne
3 2 2
$155,000 - $170,000
606/591-593 Elizabeth Street, Melbourne
1 1
$1,548,000
56/100 Latrobe Avenue, Alphington
3 3 2
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
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
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
Beyond Sales 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
3504/8 Pearl River Road, Docklands
513/199 William Street, Melbourne
682 Bell Street, Preston
310/8 Bowen Cres, Melbourne
42 Morello Circle, Doncaster East
2510/639 Little Lonsdale Street, Melbourne
1/151 Princes Street, Carlton
2913/80 Abeckett, StreetMelbourne
209/160 Williamsons, RoadDoncaster
3705/157 Abeckett Street, Melbourne 4209/81 City Road, Southbank
816/35 Malcolm Street, South Yarra
1410/545 Station Street, Box Hill
6304/370 Queen Street, Melbourne
1802/33 Clarke Street, Southbank
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
Welcoming Dylan Ren
Leasing & Property Support
This month, the Rabbitree leasing and property management team welcomes Dylan Ren joining Andrea Ren as we deepen the bench supporting our growing rental portfolio
Dylan brings four years of property management experience, fluency in English and Mandarin, and a quiet conviction that consistency builds trust He’ll be working closely with Andrea on tenant onboarding, leasing inspections, routine inspections, maintenance coordination, and the day-today communication that keeps landlords informed and tenants supported
If you ’ ve recently leased through Rabbitree or you ’ re about to you’ll likely meet Dylan first He is the new familiar voice on our leasing line, and the steady hand behind the inspection cadence that keeps our managed properties in shape
In Dylan’s words
“Property management is built on small things done well the inspection that runs on time, the maintenance request returned the same day, the landlord report that lands on schedule
Consistency is the key to trust That is the standard I bring to every property in my care ”
The team is stronger for it.
Five Star Stories
Real voices, genuine journeys stories from the clients who trusted us, and the results that followed.
The People Behind the Brand
Issy Tsang
Jie Xu
Andrea Ren Neo Ma Jessie Ba
Chris Ho
Leo Bi
Nicole Huang
Max Fong
Gerry Wang
Khoa Nguyen
Jack Lo
Stay Connected
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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
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