ISSUE 10 | September 2026
OUTLOOK
Melbourne Rental Market A More Selective Season Rental availability is improving, but rents remain elevated and competition continues to vary across property types. With further rental law changes taking effect from 13 October, preparation and professional management matter more than ever.
CONTENTS Market in Motion
01
Melbourne’s Rental Market is Becoming More Selective
Rental of the Month
05
07
11
Team Introduction
Featured Listings
09
Off-Market Picks
19
A private look at premium off-market opportunities
21
Trust, insight and results, all in one team
Meet the people shaping Rabbitree from the inside out
06
Two standout properties leading this month’s campaigns
Browse homes currently listed across Melbourne
Why People Choose Rabbitree
Rental Listings This month’s rental homes to watch
Comprehensive care. Complete confidence
On the Market
03
Victoria’s Next Rental Law Changes
Three months of growth, built on trust
Property Management Services
This Month's Tip
Five Star Stories
23
Real voices, genuine journeys
25
Grow with Rabbitree Careers, culture, and why it is a place to grow
27
Market in Motion
Melbourne’s Rental Market is Becoming More Selective As Melbourne moves into spring, the rental market is beginning to rebalance. Vacancy has edged higher and short-term rental growth has slowed, giving renters slightly more choice. However, availability remains limited by historical standards and asking rents are still well above last year’s levels.
For rental providers, this is not a weak market, but it is becoming a more selective one. Accurate pricing, strong presentation and responsive leasing strategies are increasingly important.
1. Rental availability is improving Melbourne’s residential vacancy rate increased to 1.7% in July, up from 1.6% in June, with 9,346 vacant rental properties recorded across the city. The increase gives renters slightly more choice, although the vacancy rate remains below the 1.8% recorded a year earlier. Conditions are therefore easing at the margin rather than shifting into an oversupplied market. Source: SQM Research, National Vacancy Rates, July 2026 01
2. Asking rent growth has slowed, but rents remain elevated Melbourne’s combined advertised rent is approximately $695 per week. Asking rents were broadly unchanged over the latest rolling month but remained almost 6% higher than a year earlier. This suggests that the rapid pace of rental growth is moderating, while the overall cost of renting remains high. Source: SQM Research, Weekly Asking Rents, 20 August 2026
3. Houses continue to outperform units Melbourne house asking rents are approximately $817 per week, representing annual growth of 6.7%. Unit asking rents are around $606 per week, up 4.9% over the same period. The difference indicates stronger rental growth for houses, although performance will continue to vary significantly by location, condition and property type. Source: SQM Research, Weekly Asking Rents, 20 August 2026
4. Melbourne offers more choice than several other capitals At 1.7%, Melbourne’s vacancy rate is higher than Brisbane, Perth, Adelaide, Darwin and Hobart, where vacancy remained below 1% in July. This gives Melbourne renters comparatively more choice, but the market remains constrained. Well-presented and correctly priced properties should continue to attract demand, while properties that enter the market above current expectations may take longer to lease. Source: SQM Research, National Vacancy Rate, July 2026
What This Means for Rental Providers The market is moving from broad-based rental pressure towards more selective demand. Rental providers should not assume that every property will achieve the same rate of growth. Current market evidence, realistic pricing and strong presentation will play a greater role in reducing vacancy and securing suitable renters. Where enquiry is limited, responding quickly to market feedback will be increasingly important. 02
This Month's Tip
Victoria’s Next Rental Law Changes From 13 October 2026, the next stage of Victoria’s rental reforms will take effect. The changes introduce stronger requirements around bond claims, minimum-standard records, safety checks and rental application fees. For rental providers, the key priority is ensuring that the right records, evidence and compliance processes are in place.
What’s changing 1. Stronger requirements for bond claims Rental providers must notify renters in advance if they intend to make a claim against the bond at the end of a rental agreement. Evidence supporting the claim must also be provided. Detailed condition reports, inspection records, photographs, invoices and written communication will become increasingly important.
2. Minimum-standard compliance records Rental providers must keep sufficient records to demonstrate that the property met Victoria’s rental minimum standards when it was advertised or offered for rent. Compliance will need to be supported by clear documentation, not simply assumed.
3. Gas and electrical safety checks every two years Gas and electrical safety checks will be mandatory every two years for all rental properties, regardless of when the rental agreement commenced. Rental providers should ensure that checks are current and that reports issued by qualified tradespeople are retained.
4. Gas checks before draughtproofing work A licensed or registered gasfitter must inspect the property for gas ventilation requirements within six months before certain draughtproofing work is undertaken. This is intended to prevent ventilation changes from creating gas safety risks.
5. Ban on rental application fees Rental providers and agents will be prohibited from charging renters a fee to submit a rental application. 03
What Rental Providers Should Do Now Before 13 October, rental providers should review whether: Minimum-standard compliance records are complete; Gas and electrical safety checks are current; Condition reports and property records are sufficiently detailed; Evidence supporting any future bond claim can be readily produced; All leasing and application processes comply with the new fee restrictions.
Preparation Is the Best Protection The reforms place greater emphasis on evidence, consistency and documented compliance throughout the rental relationship. Good property management will increasingly depend not only on meeting legal obligations, but also on being able to demonstrate clearly and promptly that those obligations have been met.
Source: Consumer Affairs Victoria, New Changes to the Rental Laws, updated 30 March 2026. 04
More Properties, More Trust. New Rental Managements Secured
13
10
12
May
June
July
Three months of consistent growth, with more properties entrusted to Rabbitree. 05
Rental Listings
$780 per week 1507/605 St Kilda Road, Melbourne 2
1
1
Click to Explore
2218/628 Flinders Street, Docklands
2
1
$820 per week Click to Explore
4111A/260 Spencer Street, Melbourne
2
2
1
$1,000 per week Click to Explore
06
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.
07
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.
08
Featured Listings
3502/23 Mackenzie Street, Melbourne Sky-High Living with Space, Style and Convenience Positioned high on Level 35 of the renowned Melbourne One development, this spacious three-bedroom residence combines generous proportions, abundant natural light and an exceptional CBD lifestyle. Framed by the building's signature curved façade and floor-to-ceiling glazing, the apartment enjoys a bright, airy ambience while capturing impressive city outlooks from every angle. Designed for effortless living and entertaining, the expansive open-plan... 09
3
2
2
Private Sale Inspection as advertised or by appointment
Click to Explore
2607/80 A’Beckett Street, Melbourne High-Performing CBD Investment in the Prestigious MY80 Positioned on the 26th floor of the highly regarded MY80 development, this contemporary two-bedroom apartment delivers the perfect combination of style, functionality and inner-city convenience. Complete with a secure car space and storage cage, it presents an outstanding opportunity for owner-occupiers and investors seeking low-maintenance living in one of Melbourne's most sought-after residential addresses. Thoughtfully designed to maximise space and natural light...
2
1
1
Private Sale Inspection as advertised or by appointment
Click to Explore
10
On the Market
Private Sale
820/555 Swanston Street, Carlton 2
1
Click to Explore
Private Sale
507/3 Young Street, Box Hill 2
2
1
Click to Explore
Private Sale
3207/80 A‘Beckett Street, Melbourne 2
1
Click to Explore
Private Sale
109/8 Hepburn Road, Doncaster 2
2
Click to Explore
11
1
Private Sale
5 Padova Avenue, Werribee 3
2
2
Click to Explore
Private Sale
504/555 Swanston Street, Carlton 2
2
1
Click to Explore
Private Sale
801/8 Marmion Place, Docklands 2
2
2
Click to Explore
Private Sale
308/551 Flinders Lane, Melbourne 2
1
1
Click to Explore
12
On the Market
Private Sale
1507/605 St Kilda Road, Melbourne 2
1
1
Click to Explore
Private Sale
2902/639 Lonsdale Street, Melbourne 2
1
1
Click to Explore
Private Sale
710/125 Bell Street, Ivanhoe 2
1
1
Click to Explore
Private Sale
307/200 Reynolds Road, Doncaster East 2
2
Click to Explore
13
1
Private Sale
1009/545 Station Street, Box Hill 2
2
1
Click to Explore
Private Sale
1/93 St Clems Road, Doncaster East 5
4
2
Click to Explore
Private Sale
2511/639 Little Lonsdale Street, Melbourne 1
1
Click to Explore
Expressions of Interest
15-17 Mcmahons Road, Frankston Land Size Approx. 1233 m 2 Click to Explore
14
On the Market
Private Sale
4111A/260 Spencer Street, Melbourne 2
2
1
Click to Explore
Private Sale
26 Altis Street, Truganina 4
2
2
Click to Explore
Private Sale
27 Warson Place, Alphington 3
3
2
Click to Explore
Private Sale
4103/464 Collins Street, Melbourne 3
2
Click to Explore
15
1
Private Sale
1 Marmion Place, Docklands 1
1
Click to Explore
Private Sale
1/8 Couper-Angus Grove, Sunshine 3
2
1
Click to Explore
Private Sale
2701/301 King Street, Melbourne 2
2
Click to Explore
Private Sale
16 Carlton Court, Braybrook 3
1
2
Click to Explore
16
On the Market
Private Sale
5105D/648 Lonsdale Street, Melbourne 1
1
1
Click to Explore
Private Sale
1802/20 Rakaia Way, Docklands 3
2
2
Click to Explore
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
17
3/27 Maroondah Highway, Lilydale 3
2
2
Click to Explore
Private Sale
3502/633 Little Lonsdale Street, Melbourne 2
2
Click to Explore
Private Sale
10-12 Grace Street, Cranbourne Land Size Approx. 1525 m 2 Click to Explore
Private Sale
5/13 George Street, Frankston Land Size Approx. 270 m 2 Click to Explore
18
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
$480,000 - $520,000 3303/285 La Trobe Street, Melbourne 2
1
Click to Explore
Off-Market
$390,000 - $420,000 901/70 Dorcas Street, Southbank 1
1
1
Click to Explore
Off-Market
$370,000 - $400,000 49 Produce Drive, Mambourin Land Size Approx. 443 m 2 Click to Explore
19
Off-Market
$1,025,000 83/100 Latrobe Avenue, Alphington 2
2
1
Click to Explore
Off-Market
$1,548,000 56/100 Latrobe Avenue, Alphington 3
3
2
Click to Explore
Off-Market
$1,000,000 1613/3 Aquitania Way, Docklands 3
2
1
Click to Explore
Off-Market
$370,000 - $400,000 408/233 Collins Street, Melbourne 2
1
Click to Explore
20
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.
21
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. 22
Five Star Stories Real voices, genuine journeys — stories from the clients who trusted us, and the results that followed.
Leo is a highly professional and knowledgeable real estate agent with an excellent understanding of the Melbourne property market, particularly CBD and inner-city apartments. He provided honest advice, communicated clearly throughout the entire process, and always responded promptly. His marketing strategy, negotiation skills and genuine commitment made the experience smooth and stress-free. I would highly recommend Leo and the Rabbitree Real Estate team to anyone considering selling or managing.
Leo was absolutely fantastic in helping me sell my Melbourne CBD apartment. He was professional, knowledgeable and incredibly responsive throughout the entire process. His communication was excellent, and I always felt confident that he had my best interests at heart. He worked hard, negotiated well and achieved a result I was extremely happy with. I couldn’t recommend Leo highly enough to anyone looking for a great real estate agent in Melbourne! Seller of Apartment in Melbourne, Vic
Seller of Apartment in Southbank, Vic
Gerry was professional, responsive, and knowledgeable throughout the entire process. Gerry’s communication was always clear, and he made everything smooth and stress-free. I really appreciate his patience, honesty, and dedication. I would highly recommend his services to anyone looking for a reliable and trustworthy professional. Buyer of House in Wyndham Vale, Vic
Nicole introduced me to the property, even arranging for a private inspection. Once my offer was in and accepted, I also requested to rent the property prior to settlement. There were some questions to be addressed and Nicole responded to my emails within five minutes and phone calls instantly. Slight hiccup with the keys on the day I moved in but Nicole cancelled appointments to make sure I got into my apartment on time Wonderful agent ! Seller of Apartment in Box Hill, Vic
23
Jack did an outstanding job selling the property, especially in such a changing market. His professionalism, market knowledge, clear communication and commitment gave us confidence throughout the entire process. We’re extremely pleased with the result and would highly recommend Jack to anyone looking for a dedicated and trustworthy real estate agent.
I’m extremely satisfied with Nicole’s service. She responds promptly and is highly professional. I would highly recommend her to everyone.
Seller of House in Vermont South, Vic
Seller of Apartment in Southbank, Vic
Leo did an amazing job selling our apartment. He was professional, reliable, and always quick to respond whenever we had questions. He kept us updated throughout the whole process and made everything so much easier and less stressful. We really appreciated his honesty and the effort he put into getting the best result for us. Thanks again for all your help. Well done, Leo!
Nicole was wonderful to deal with. Very friendly and knowledgeable of the unit. It was a pleasure purchasing the unit through her, I found her to be very transparent with respectto the buying process. I thank her for her time and help. Seller of Apartment in Carlton, Vic
Seller of Apartment in Carlton, Vic
"Achieving such a successful result before auction during a tricky period in the property market is a testament to your hard work, commitment, and expertise." It's sincere, elegant, and gives proper recognition for the result. Seller of Apartment in Melbourne, Vic
Known Leo for years, this was the first time he helped me sell a property. The whole process was smooth from start to finish. He kept us updated every step of the way, answered all my questions, and was always professional, responsible, and easy to deal with. Been in retail for many years, I have pretty high expectations when it comes to customer service. Leo’s communication and professionalism were genuinely outstanding, and it’s the kind of service I expect from my own team.Highly recommended Seller of Apartment in Melbourne, Vic
Very professional, easy to communicate Seller of Apartment in Melbourne, Vic Excellent experience from start to finish. Nicole was professional, responsive, and made the entire process smooth and stress-free. Highly recommend to anyone looking for a reliable and knowledgeable agent. Khoa was an incredibly helpful and responsive real estate agent throughout the purchase of our home. From our very first inspection, he was approachable, respectful, and quick to answer all of our questions.
Buyer of Apartment in Melbourne, Vic
Throughout the settlement period, he continued to deliver a high level of service, consistently demonstrating genuine care and professionalism. As buyers, we had a fantastic experience working with Khoa. He made what can often be a scary process feel smooth and simple.
I would really love to give Leo a 10-star rating. His work is professional,efficient and straightforward.Very easy to communicate. Highly recommend. Thanks Leo.
Buyer of Apartment in Melbourne, Vic
Seller of Townhouse in St Kilda, Vic
24
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
Leasing Assistant
Visual Creative Designer
25
Jack Lo
Property Partner
Jiasheng Min
Issy Tsang
Max Fong
Licensed Estate Agent
Property Partner
Aria Rowan
Operations Coordinator
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
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 26
Grow with Rabbitree “A Place to Grow” 27
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 28
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.