What to Look for When Buying an Investment Property

What to Look for When Buying an Investment Property

🏡 From Location to Layout: How to Pick a Property That Works for You (and Your Tenants!)

So, you’re thinking about diving into the property investment pool? 🏊‍♂️ Before you take that plunge, let’s make sure you’re aiming for a crystal-clear oasis—not a murky swamp of costly surprises.

Buying an investment property is about strategy, not just aesthetics. Sure, a beautiful kitchen splashback can make your heart flutter, but your tenants might care more about the distance to the local café than the brand of benchtop you choose.

Here’s how to find a property that ticks all the right boxes—without ticking off your bank account.

🎒 1. School Zones: The Secret Weapon

Let’s be honest: school zones can make or break property prices. A house inside a sought-after school catchment can skyrocket in value faster than you can say "Parent Teacher Conference."

If you’re targeting families as tenants, school zones are your best friend. Think of it like this:

  • Inside the zone = constant tenant demand.

  • Outside the zone = “we’ll get back to you” from potential renters.

Even if you’re not personally dropping off kids at 8:30 AM every morning, families will be—and they’ll pay a premium for that convenience.

🚆 2. Location, Location… (and did we mention?) Location!

The cliché exists for a reason. You want your property to be in a spot that’s close to everything tenants actually use:

  • Public transport (because not everyone loves sitting in traffic 🚗💨)

  • Shopping centres

  • Cafés, gyms, and local parks

  • Hospitals and schools

Ask yourself: Would I want to live here?

If your answer is “well… maybe if the Wi-Fi was better,” you might want to keep scrolling through listings. Proximity equals desirability, and desirability equals lower vacancy rates.

🧹 3. Low-Maintenance Living = Happy Landlord

Tile grout, meet mildew. No one wants that ongoing relationship.

When it comes to investment properties, low maintenance is king. Think durable materials like vinyl flooring, stone benchtops, and easy-clean wall panels instead of high-maintenance tile and grout.

Why? Because less maintenance means fewer phone calls that start with, “Hi, sorry to bother you, but there’s a weird mark on the bathroom ceiling…”

Long story short: invest in materials that last, and future-you will thank you.

♿ 4. Accessibility: The Overlooked Goldmine

Properties that are easy to access appeal to everyone—from young couples with prams to older tenants or people with mobility needs.

Think wide hallways, minimal stairs, and functional layouts. Even if accessibility isn’t your top priority, it broadens your tenant pool and boosts long-term rental potential.

🔨 5. Quality Over “Quick Fix”

Picture this:
Option A: A cheap reno with shiny finishes that crumble faster than a cookie. 🍪
Option B: A slightly pricier reno using long-lasting materials that still look great five years later.

Sure, Option A might feel like a win at the checkout, but when you’re replacing cracked tiles and peeling laminate in six months, the “savings” vanish.

Remember: cheap now = expensive later.

💰 6. High vs Low Maintenance Costs

Every property has ongoing expenses, but smart investors think ahead. A sparkling swimming pool might look amazing on inspection day, but it can turn into a money pit (literally) once you’re paying for cleaning, chemicals, and safety compliance.

If you want to attract low-maintenance tenants—like professionals or small families—opt for simple, functional features that look great and don’t break the bank.

Ask yourself:

“Do I want to spend weekends organising pool services, or do I want tenants who just pay rent and mow the lawn?”

Exactly.

⚡ 7. Electric vs Gas Appliances: The Modern Dilemma

Here’s where things get interesting. Gas has long been the go-to, but electric appliances are having a moment. Why? They’re cleaner, often safer, and reduce the need for ongoing safety checks (and those safety checks can add up fast).

Electric appliances = fewer compliance headaches.
Gas appliances = ongoing checks and potential extra costs.

Also, with more tenants becoming energy-conscious, electric can be seen as the eco-friendly and budget-savvy choice.

👨‍👩‍👧 8. Know Your Tenant Type

Your ideal property depends heavily on who you want living there:

  • Families: Go for proximity to schools, big backyards, and quiet streets.

  • Young couples: Think modern apartments near restaurants, gyms, and train stations.

  • Students: Easy access to universities, transport, and fast Wi-Fi is key.

  • Retirees: Single-level layouts, low-maintenance gardens, and nearby shops.

Each tenant type values different features. The trick is matching your property’s appeal to your ideal tenant demographic.

Because renting a five-bedroom family home to a uni student? That’s like buying a convertible for the outback.

💸 9. Allocating Your Money Wisely

So, where should your dollars go when buying an investment property? Here’s a quick breakdown:

  • 70%: The property itself — location, structure, and quality.

  • 20%: Initial improvements that boost value or rentability.

  • 10%: Emergency or maintenance buffer (because something will come up).

Focus on properties that need cosmetic updates, not structural rescues. A fresh coat of paint is cheap; replacing stumps is not.

⚠️ Investment Property Red Flags: What to Avoid

We’ve all heard the saying: “If it looks too good to be true, it probably is.” 🧐 And in property investing, this couldn’t be more accurate. Here’s what to watch out for before you sign on the dotted line:

1. The “Bargain” That Isn’t

A property priced way below market might seem like a steal—but why is it so cheap? Hidden structural issues, pest infestations, or a neighborhood with declining demand can turn your “bargain” into a money pit.

2. Cosmetic Fixes vs Structural Problems

A fresh coat of paint and shiny new tiles can hide a world of pain. Ask yourself:

“Is this a quick facelift, or is there serious work lurking behind the walls?”

Floors that creak like a haunted house, doors that don’t shut, or windows that leak are not just annoyances—they’re costly maintenance waiting to happen.

3. High Maintenance Costs

Some properties just love to eat your wallet. Pools that need constant chemicals, sprawling gardens that require weekend marathons, or ancient appliances that break constantly. Think: Do I want tenants dealing with this, or me dealing with the repair bills?

4. Location Traps

Even if the property itself is lovely, a poor location can be a nightmare. Hard-to-reach areas, streets with little foot traffic, or neighborhoods lacking amenities can make your property hard to rent.

5. Unclear Ownership or Legal Issues

If a property has disputed boundaries, unclear titles, or unresolved council issues, walk away. These can take months—or years—to sort out and can cost far more than your initial purchase.

6. Overly Ambitious Sellers

If a seller is pressuring you to buy fast or offering deals that seem unbelievable, it’s a big red flag. Investing in property requires patience and careful thought, not a panic-induced “sign today or miss out” frenzy.

 

Pro Tip: Always get a thorough building and pest inspection, verify council approvals, and take your time. Your future self (and your bank account) will thank you. 😉

🤔 Ask Yourself:

  • Would I want to live here?

  • Would my ideal tenant want to live here?

  • How much time and money am I willing to spend maintaining it?

If you’re laughing nervously right now, that’s normal. Investment properties are exciting—but they’re also about balance.

🛠️ Getting Your Investment Property Rental-Ready

Buying the right investment property is only half the battle—making it tenant-ready is where the magic happens. That’s where Us Real Estate comes in.

Our Property Management team isn’t just about collecting rent or scheduling inspections (though we do that too 😉). We help landlords turn their new property into a rental-ready asset, saving you time, stress, and costly mistakes.

Here’s how we can help:
✅ Coordinating trades and maintenance – From minor cosmetic fixes to bigger improvements, we make sure everything is ready for tenants without you having to chase every tradie.
✅ Advising on low-maintenance upgrades – We’ll help you choose materials and finishes that keep future costs low while keeping tenants happy.
✅ Ensuring accessibility and functionality – Layouts, appliances, and features that make your property appealing to your target tenants.
✅ Guiding you through market expectations – Rental-ready doesn’t just mean clean walls; it means knowing what tenants in your area actually want and are willing to pay for.

Whether it’s your first investment property or your tenth, we provide practical, honest advice so your property is ready to hit the rental market fast—and attract the right tenants from day one.

Reach Out to Our Property Management Experts:
📞 Tamika Thurgood – 0401 431 484
✉️ [email protected]

📞 Monique Robins – 03 8762 0128
✉️ [email protected]

💡 Pro Tip: The sooner you coordinate maintenance and upgrades, the sooner your property is ready to generate rental income. A little preparation now = less stress and more cash flow later. 🙌