Rabbitree Outlook Magazine_Issue 08 (May 2026)

ISSUE 08 | May 2026

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.

CONTENTS Market in Motion

01

April held the line — but only just

Knowing the New AML Rules

Featured Listings

07

Browse homes currently listed across Melbourne

03

Real estate now on the front line

Two standout properties leading this month’s campaigns

On the Market

Off-Market Picks

15

A private look at premium off-market opportunities

05

Why People Choose Rabbitree Trust, insight and results, all in one team

17

Rental Listings

19

This month’s rental homes to watch

Property Management Services

21

Comprehensive care. Complete confidence

Welcoming Dylan Ren A new chapter in property management

Five Star Stories

25

Real voices, genuine journeys

Team Introduction

27

Meet the people shaping Rabbitree from the inside out

23

Grow with Rabbitree Careers, culture, and why it is a place to grow

29

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.

01

1. Values eased again.

2. Auctions told the clearer story.

Melbourne dwelling values fell 0.4% in March and softened further through April, marking the seventh consecutive monthly decline. The dwelling median sits at $982,876.

Source: CoreLogic Home Value Index, April 2026

Melbourne’s preliminary auction clearance rate landed at 52.7% across April — the lowest sustained reading since July 2022. Final clearance rates trailed lower still.

Source: Domain Auction Report, April 2026

3. Buyers found leverage.

6. Yields kept lifting.

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

Gross rental yields across Melbourne now sit at 3.8%, up from 3.5% twelve months ago. Investors are watching this number more closely than capital growth.

Source: SQM Research, April 2026

4. Units held steady.

7. Affordability pressure persisted.

While houses softened, Melbourne unit values rose 2.0% 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

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

5. Rates stayed on hold.

The RBA left the cash rate at 3.85% at its April meeting, with markets pricing a roughly 60% chance of a cut by August. Borrowing capacity has stopped tightening — it has not yet meaningfully loosened.

Source: RBA Statement, April 2026; ASX 30-Day Interbank Cash Rate Futures

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.

” 02

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.

03

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.

” 04

Featured Listings

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.

05

4

3

2

Private Sale Inspection as advertised or by appointment

Click 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.

2

2

1

Private Sale Inspection as advertised or by appointment

Click to Explore

06

On the Market

Private Sale

4111A/260 Spencer Street, Melbourne 2

2

1

Click to Explore

Private Sale

2511/639 Little Lonsdale Street, Melbourne 1

1

Click to Explore

EOI | Close 20 May 5:00pm

15-17 Mcmahons Road, Frankston Land Size Approx. 1233 m 2 Click to Explore

Auction | Saturday 9 May 3:00pm

1 Sherwood Rise, Vermont South 5

2

Click to Explore

07

2

Private Sale

568/38 Mt Alexander Road, Travancore 2

1

1

Click to Explore

Private Sale

208/1 Sergeant Street, Blackburn 2

2

1

Click to Explore

Private Sale

2015/628 Flinders Street, Docklands 2

1

Click to Explore

Private Sale

602/33 Mackenzie Street, Melbourne 2

1

Click to Explore

08

On the Market

Private Sale

69 Benbow Street, Yarraville 5

4

2

Click to Explore

Private Sale

4103/464 Collins Street, Melbourne 3

2

1

Click to Explore

Private Sale

1505/665 Chapel Street, South Yarra 2

2

1

Click to Explore

Private Sale

411D/604 Swanston Street, Carlton 1

1

Click to Explore

09

1

Auction | Saturday 9 May 12:00pm

26 Altis Street, Truganina 4

2

2

Click to Explore

Private Sale

27 Warson Place, Alphington 3

3

2

Click to Explore

Private Sale

111 Fusion Circuit, Cranbourne West 3

2

1

Click to Explore

Private Sale

2604/568 Collins Street, Melbourne 2

2

Click to Explore

10

On the Market

Private Sale

4110/119 Abeckett Street, Melbourne 1

1

Click to Explore

Private Sale

1 Marmion Place, Docklands 1

1

Click to Explore

Private Sale

1007/601 St Kilda Road, Melbourne 2

2

1

Click to Explore

Private Sale

6/148 Andersons Creek Road, Doncaster East 3

2

Click to Explore

11

2

Private Sale

8003/70 Southbank Boulevard, Southbank 3

2

2

Click to Explore

Private Sale

1/8 Couper-Angus Grove, Sunshine 3

2

1

Click to Explore

Private Sale

802/120 Abeckett Street, Melbourne 1

1

1

Click to Explore

Private Sale

2701/301 King Street, Melbourne 2

2

Click to Explore

12

On the Market

Private Sale

16 Carlton Court, Braybrook 3

1

2

Click to Explore

Private Sale

5105D/648 Lonsdale Street, Melbourne 1

1

1

Click to Explore

Private Sale

2510/639 Little Lonsdale Street, Melbourne 2

2

Click to Explore

Private Sale

1802/20 Rakaia Way, Docklands 3

2

Click to Explore

13

2

Private Sale

3504/8 Pearl River Road, Docklands 2

2

1

Click to Explore

Private Sale

310/51 Thistlethwaite Street, South Melbourne 1

1

Click to Explore

Private Sale

3/27 Maroondah Highway, Lilydale 3

2

2

Click to Explore

Private Sale

3502/633 Little Lonsdale Street, Melbourne 2

2

Click to Explore

14

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.

Off-Market

$1,025,000 83/100 Latrobe Avenue, Alphington 2

2

1

Click to Explore

Off-Market

$1,000,000 1613/3 Aquitania Way, Docklands 3

2

1

Click to Explore

Off-Market

$400,000 - $440,000 308/551 Flinders Lane, Melbourne 2

1

Click to Explore

15

1

Off-Market

$370,000 - $400,000 408/233 Collins Street, Melbourne 2

1

Click to Explore

Off-Market

$800,000 - $880,000 2507/620 Collins Street, Melbourne 3

2

2

Click to Explore

Off-Market

$155,000 - $170,000 606/591-593 Elizabeth Street, Melbourne 1

1

Click to Explore

Off-Market

$1,548,000 56/100 Latrobe Avenue, Alphington 3

3

2

Click to Explore

16

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.

17

Built on Trust

Beyond Sales

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.

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

Growing Together

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.

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.

150+

Total sales last year

29

Average days on market

60,000+

Active buyers in our database

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.

18

Rental Listings

$710 per week 3610/138 Spencer Street, Melbourne 1

1

Click to Explore

$800 per week 3005/119 A'beckett Street, Melbourne 2 19

1

Click to Explore

Recent Leases

1410/545 Station Street, Box Hill

1802/33 Clarke Street, Southbank

6304/370 Queen Street, Melbourne

816/35 Malcolm Street, South Yarra

2913/80 Abeckett, StreetMelbourne

1/151 Princes Street, Carlton

209/160 Williamsons, RoadDoncaster

42 Morello Circle, Doncaster East

310/8 Bowen Cres, Melbourne

2510/639 Little Lonsdale Street, Melbourne

513/199 William Street, Melbourne

3504/8 Pearl River Road, Docklands

3705/157 Abeckett Street, Melbourne

4209/81 City Road, Southbank

682 Bell Street, Preston 20

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.

21

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.

22

Welcoming Dylan Ren Leasing & Property Support

23

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.

Consistency is the key to trust.

”

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.”

Welcome aboard, Dylan.

The team is stronger for it.

24

Five Star Stories Real voices, genuine journeys — stories from the clients who trusted us, and the results that followed.

Working with Khoa to sell our 1st property has been nothing short of amazing!

Khoa guided us with his superior knowledge and level headed attitude throughout the entire process. We knew how hard he was working behind the scenes to achieve such a great result for our family and we will be forever grateful to him!

Nicole is a very professional sales for property. She offer excellent service, efficient communication and prompt response whenever needed! She sold my apartment in 4 days with a good price !

👍

That’s amazing! Highly recommended Nicole if you are looking for someone to sell your property!

Seller of Apartment in Melbourne, Vic

Seller of house in Lalor, VIC

Our experience with Max was excellent.

Max is extremely professional, responsible, and dedicated throughout the entire process.

He is punctual, transparent and always there to help!

From marketing the property to communicating with potential buyers, he put in a great deal of effort and always remain patient and detailoriented. He truly made the whole experience smooth and reassuring, and are highly trustworthy and recommended.

Seller of Apartment in Melbourne, Vic

Seller of Apartment in Southbank, Vic

I had an excellent experience selling my apartment with the help of Leo Bi.

Nicole is very helpful and responsive.

She replies every query promptly, her knowledge with the condition of property is impressive, very pleased with her help to get our 1st property in Melbourne.

Buyer of Apartment in Melbourne, Vic

25

He was highly professional, knowledgeable, and efficient throughout the entire process.He communicated clearly, provided honest advice, and handled every step with confidence and care.

Thanks to him, the sale went smoothly.

I truly appreciate his hard work and would highly recommend him to anyone looking to buy or sell property.

Seller of Apartment in Box Hill, Vic

Khoa was on point and knowledgeable about everything i needed to know regarding the sale of my property and was always there to keep me in touch and up to date with every detail of the sale.

Many thanks to Leo's sales agent for their professional communication and for completing the sale in a short time.

Seller of House in Cranbourne, Vic

His the best at what he does and i would recommend him to anyone that needs a reliable estate agent.

Seller of House in Reservoir, Vic

Max was outstanding, without Max this property would not have sold.

I highly recommend Max to anyone Buyer of Apartment in Parkville, Vic They were professional, responsive and supportive throughout the entire process.

Really appreciate their help in making the purchase smooth and stress-free.

Highly recommended!

Seller of Apartment in Burwood East, Vic

We had an excellent experience working with Nicole during our home purchase. From the very beginning, she demonstrated exceptional professionalism and deep knowledge of the local market.

Khoa went above and beyond expectations. He was always on time with feedback as promised.

He consistently followed up if/when anything changed. He was 100% transparent throughout the whole campaign process.

Khoas knowledge of the ever changing property market was admirable. He represented the property in a very professional manner, and worked relentlessly to achieve the best result. With Khoas hard work and perseverance- I achieved the best result. Best experience!

Thankyou to you and the team Seller of Unit in Mordialloc, Vic

What truly stood out was her patience and dedication—never pushy, always listening to our needs, and consistently providing honest, insightful advice. she guided us through every step of the process, from property viewings to negotiations and final closing.

Buyer of Apartment in West Melbourne, Vic Nicole was incredibly helpful and supportive during the sale of my apartment.

She was always responsive, well-organized, and proactive in keeping me updated. Her attention to detail and friendly communication made the whole process stress-free.

Jack has very good knowledge of this market and did very good job on this property sale.

I’m very grateful for her assistance and would absolutely recommend her to anyone working with the team.

Seller of Townhouse in Preston, Vic

Seller of Apartment in Box Hill, Vic

16

The People Behind the Brand

Leo Bi

Nicole Huang

Founder & Managing Director

Licensed Estate Agent

Gerry Wang

Khoa Nguyen

Licensed Estate Agent

Andrea Ren

Senior Property Manager

Jack Lo

Property Partner

Neo Ma

Leasing & Property Support

Issy Tsang

Visual Creative Designer

27

Max Fong

Licensed Estate Agent

Property Partner

Jessie Ba

Associated Operations Manager

Jie Xu

Visual Storyteller

Chris Ho

Administrative Coordinator

Stay Connected Follow Rabbitree for the latest listings, market insights, and behind-the-scenes content.

Instagram ID: rabbitreerealestate

Facebook ID: Rabbitree Real Estate

微信服务号

YouTube

WeChat

ID: Rabbitree

Rabbitree Real Estate

Issuu

ID: RBT | Rabbitree

官方客服

Official Website

Rabbitree

rabbitree.com.au

WeChat ID: RBT_rabbitree

realestate.com.au Agency Name: Rabbitree Real Estate 28

Grow with Rabbitree “A Place to Grow” 29

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@rabbitree.com.au 30

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.

Outlook is published monthly by Rabbitree Real Estate.

To subscribe or get in touch, visit rabbitree.com.au or call 03 9629 6110. © Rabbitree 2026. All rights reserved.