ADVICE FOR SELLERS ON SELLING

When it comes time to place your property on the market, the experience can feel thrilling, overwhelming, and full of unknowns all at once. The good news is that with the right preparation and a little insider knowledge, you can transform the process from stressful to successful. Selling your property is not just about listing it online and waiting for a buyer. It is about creating a strong first impression, building emotion, and making sure your home stands out from every other option. Listen to your professional agent they will give you the best advice this is what we do for a living.

Create an Irresistible First Impression

Buyers decide within the first few moments whether they feel a connection with a home. The moment they step onto the front path, they are already forming opinions. Fresh gardens, a spotless entry, and a welcoming feel can draw people in and set the tone for the rest of the visit. Think of it like setting the stage for a wonderful performance.

Present Your Property at Its Best

Buyers respond to homes that feel bright, open, and well cared for. A few simple improvements can make a major difference. Declutter rooms to show space. Open curtains to bring in natural light. Add fresh touches such as cushions, indoor plants, or crisp linen. These elements help buyers imagine their future in your home, and that emotional connection is a powerful force in securing strong offers.

Price with Care

Setting the right price is one of the most important decisions you will make. A property priced attractively can bring in more buyers, more offers, and a faster result. A property priced too high can sit on the market and lose momentum. Work with an agent who understands your local area and who can guide you with clear data and genuine expertise. At this particular time, it's only a price guide as we feel we are currently getting way more than we have predicted so that is why we are using Openn Offers an online platform that has outperformed us every time.

Be Ready for Buyers

Once you are on the market, keep your home ready for viewings. You never know when the perfect buyer might want to come through. A clean, fresh environment helps you stay prepared and keeps the selling energy strong. The more welcoming your property feels, the more likely buyers are to fall in love with it. Remember we love our pets but pet beds can smell make sure they are outside or freshly washed. Room spray is always handy also.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

PERTH MARKET SNAP SHOT

 1. Dwelling Prices Up 0.64% in Two Weeks

That’s a strong fortnightly increase. At this trajectory, a $1 million median for houses is only a short step away. In my humble opinion villas and townhouses are already up into the million dollars in the Western Suburbs unless unrenovated.

2. Median House Price at $977,000

This aligns with the ongoing strength we’re seeing in inner- and Western-suburb markets where demand is outstripping supply. The shortage is so severe that people are trying to take properties off the market prior to them going into their full campaigns (not advisable)

3. Year-to-Date Growth Already 3.8% (well above early 2026 forecasts)

A 3.8% gain in the first part of the year suggests momentum well above average—Perth normally sees 4–6% annual growth in “healthy” years. Perth has been down in the doldrums for such a long time; the last 18 months have been playing catch-up and now we have a severe shortage of properties, which will keep driving them upwards.

4. Trend Suggests 12% Growth by Mid‑Year

If price acceleration continues, a double‑digit half‑year gain is possible—something usually only seen in boom cycles. Perth will continue to perform, I believe, just on the current demand that we have been experiencing. 

5. Key Driver: Extremely Tight Supply

 Listing volumes remain low while buyer demand is strong. A high sales-to-listings ratio confirms buyers outnumber available homes. This statement is extremely true right now and we dont see it changing anytime soon.

As I have been saying to people stop sitting on the fence and buy something to get onto the property ladder, you will be priced out. Unfortunately for some people that have waited too long and although their properties have gone up unfortunately the areas that they have been looking in have gone up a lot quicker.  BUY NOW !!

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!! 

KEEPING IT REAL IS OUR MOTTO!! 

APARTMENTS

 February has seen that apartments are selling in record time. I am not surprised as the quantity of apartments being made available right now are nowhere near the levels they need to be.

As buyers are being priced out of homes, they have no option but to go towards buying an apartment, it's not a bad thing but when the villas/townhouses/homes have gone up so much that dream is no longer there for them buying a house.

We have been selling some apartments off market (not that many but some sellers are happy with that as they don't pay advertising), if they market the property though there is every chance that they will get more buyers on the property that drives the price up, in some cases by an extra $50k to $100k.

One thing is for sure if you are sitting on the fence because it's not quite right you are certainly going to keep missing out. Nothing is ever perfect you might have to make it perfect for you but you should be seriously going hard at it right now.

MAKE YOUR DECISION AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

SHORT TERM STAYS OR AIR BNB

 When buying a property either a unit or home you really need to consider a few things:

• Is this property ready to be rented out without too much renovations
• Is this property in the air bnb zone
• If the property is a strata property is there already air bnb's being done
• Call Vivian's for their short term/air bnb they have been doing it for a year now and have got it streamlined
• One or two bedrooms which is better - either both are very popular
• House are they profitable? Depends on how much maintenance keeps appearing and where the home is located, we have found apartments are very popular
• Have a conversation with Trent Vivian not only is he doing it himself he's excellent on the numbers for you
•  Make the property like a hotel room the guests will give you raving reviews
• Do you have a management plan - Vivian's do

There is a lot of things to consider when doing an air bnb / short term stays but they are making such good returns especially those properties that are near the train line and the beach.

Call Vivian's today and have that conversation it could be worth your while if you are wanting a positively geared property.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

PRE-APPROVAL

 You are house hunting trying to find that dream home either on the internet or going to home opens.

Unfortunately, the reality is that most people have budgets and unless you have a very clear outline of what you can actually afford you might find yourself trying to purchase something thats way out of your reach.

This is why you need to have a home loan pre-approved it's so very important that you stay in your lane and do not go to homes that a way out of your budget. It's no good for your mental health when you keep missing out.

Whilst there are plenty of online applications out there offering you instant results, I feel that you need to have contact with a real person and get that exact amount that you can borrow.

We use Brandon Ngadino from Check my rate - an outstanding broker who is available pretty much 24/7 and if he's not available one of his team members will be there for you. His contact details are 0412 270 243 brandon@checkmyrate.au just tell him that Vivians Real Estate recommended him to you. This way you will be at the top of the list when agents/owners are considering offers - when you say you are pre-approved it does matter. 

It's hard enough shopping around without this pre-approval but make sure you are only shopping within your budget very important.

    MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

TAX THAT DIRTY WORD

To be able to claim a deduction for work-related expenses if you a real estate professional

• you must have spent the money yourself and were not reimbursed
• it must be directly related to earning your income
• you must have a record to prove it

You can only claim the work-related part of the expenses.

Gifts

• You can claim a deduction for the cost of gifts - eg alcohol, flowers - bought for work purposes if you are a salesperson or property manager entitled to receive your income from commission or both commission and retainer.
• You can't claim a deduction if you earn a fixed income and you are not entitled to earn a commission.
• You can't claim a deduction for gifts that are in the form of entertainment - eg a live sporting event.

Other common deductible work-related expenses

•  marketing equipment - eg the work-related portion of cameras used for property photos
• decorating properties - eg flowers
• renewing your annual certificate of registration
• union and professional association fees
• technical or professional publications

Home Office Expenses

• You can claim a percentage of the running costs of your home office if you have to work from home, including depreciation of office equipment, work-related phone calls and internet access charges, electricity for heating or cooling as well as the lighting costs.
• If you are required to purchase equipment for your work and it costs more than $300 you can claim a deduction for these costs spread of a number of years (depreciation)
• You generally cannot claim the cost of rats, mortgage interest, rent and insurance.

Travel Expenses

• You can claim a deduction for travel expenses if you have to travel overnight from your usual work location - eg travelling to a remote area to inspect a property - provided the cost was incurred while carrying out your work duties. Travel expenses may include meals and accommodation, fares, petrol and incidentals such as parking fees and tolls.
• Receiving a travel allowance from your employer does not automatically entitle you to a deduction. You still need to show that you were away overnight, you spent the money yourself and the travel was directly related to earning your income eg it was not a personal expense.

Car Expenses

• You can claim a deduction when you drive between separate jobs on the same day - eg travelling from your real estate agency to your second job as a waiter 
• Drive to and from an alternate workplace for the same employer on the same day - eg travelling between two different residential open homes
• If you claim car expenses, you will need to keep a logbook to determine the work-related percentage or be able to demonstrate to the ATO a reasonable calculation if you use the cents per kilometer method to claim.

MAKE YOUR OWN DECISIONS & GIVE IT A REAL GO!!

        SELLING MOSMAN PARK & THE WESTERN SUBURBS!! 

KEEPING IT REAL IS OUR MOTTO!! 

INVESTMENT PROPERTY

 So you have bought yourself an investment property, fantastic!!

The rental market is extremely buoyant today, and the normal rentals are being snapped up without too much trouble, bearing in mind you still have to have them in tip top shape. If you furnish the property, it needs to be modern and minimalistic people don't want Nanna's couch.

Air bnb properties or short stays - Vivian's are now doing these and to be honest the apartments are going gang busters, homes do okay but there is just so much more to go wrong with them than the apartments.  In the future I think I will turn a few of my apartments into short term rentals as the returns are just amazing.

Do not be a scrooge when hiring a property manager, a good property manager or a good company is going to set you back a little bit but in the long run it's well worth it. I would want my property manager going to have a inspection my property every 6-12 months, the final bond inspections also. Good property managers with 5+ years' experience are now on a $100k per year (before you say anything - they are worth it). A good property manager is like hen's teeth in this current industry today, seriously they are so hard to find, people that promote a good culture, knows their legislation (they need to know it to keep me in line).  I really value a good property manager as I would rather stick pins in my eyes than do their job. They get it from all directions from the owners, the tenants and the bosses, but a good one knows how to handle all those situations and comes out still loving her job, I so applaud them, well done is what I say.

Investment properties are generally a long-term thing - sometimes you can buy them just before they start to do a run in their prices, but generally 7-10 years you should be thinking about keeping them, don't sell unless you have to. Keeping all your properties well maintained is a tax deduction so keep it all documented.  

Property is a real passion of mine and through it all I have met some amazing people, learnt a lot from other investors which I have passed on to others.

Keep buying up, do your numbers and keep those wheels turning.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!