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Hey There

Welcome to TPSM; we love to share some of our experience and information for buyer; seller and investors who seeking property manager for their rental property, however, please contact Wilson on 0418 105642 if you need more information.

Considering a Property Manager for your investment (rental) property

1.  Understanding of the Laws and legislations - property manager ensure landlords meet the requirements; advising you of any laws and legislation you are required to follow.

2. Advice on Market and Marketing your property, set the right rental pricing - taking appropriate action find and secure good tenant; show potential tenant to viewing your property - save you time.

3. Property manager has a complete process for tenant selection, reference check of the applicants – at Tailored Property Sales & Management our property managers will find you the right tenant for your property where they like to live there, look after your property, financial capability of paying rent punctually.

4.  Maintenance and inspections will all be organised by our property managers. They will be the first contact point for your tenants if anything goes wrong, then property manager will justify whose responsibility it is and organise repairs. Routine inspection is important to ensure tenant is keeping the property well maintained and tenant is also living in the premise well and happily.

5. Paperwork and utility bills - Ensuring all paperwork is completed correctly and is correct to legislation such as signing or renewing lease on landlords behalf; keeping condition report.

At Tailored Property Sales & Management, we are the gateway between you and your tenants, allowing you to stress less about every little thing that happens at the property, so you can have a peaceful mind and enjoy.

TPSM for your Property Management


Not only do our experienced property managers can provide excellent knowledge and service to connect you to the appropriate tenant and get maximum return of your investment property. We look after all of your investment properties in Sydney metropolitan areas so one rental statement covers all of your properties. Easy to check financial status and see property details at a glance.

How to get discounted management fees for your property?

Transfer more than one of your Sydney investment property to us & you will enjoy discounted management fees* or refer your friends and relatives to us. Please contact us to discuss your eligibility or more information!


Investment Property Health Check


Understanding the true worth of your investment; not just for now but the future too, is something all property investors should be on top of. Similar to shares and managed funds, property is one of your biggest investment especially the one generating rental income.

As a landlord, regular health check of your property would be prudent to ensure you are well-protected, meeting government regulations, being charged reasonable fees as well as knowing the market value and up to date capital gain in order to understand your financial position in term of equity.

Simple questionnaire for your investment property health checks.

  1. Do you have Landlord insurance?

    1. If yes - please note Rent default does not mean loss of rent; contact us to find out more

    2. If no - contact us to understand what you will be covered for with Landlord insurance

  2. Do you have CGT report review per year?

  3. Do you have an up-to-date investment property depreciation schedule?

  4. Does your current agent have rent review policy?

  5. When your current agent performs routine inspection of your property, do they provide you any update or recommendations?

Routine Property Inspection policy


It is important to inspect the rental property periodically throughout the lease period to ensure there is no damage or other issues to the property. The property manager conducting the inspections must respect that someone lives at the property and it is not a judgement of how tidy surfaces are, but rather to ensure that the property is kept in a clean state and there is no damage.

In NSW, the landlord/agent can access the premises to conduct general inspections, a maximum of 4 times in a 12-month period. Landlord/agent must give tenants at least 7 days written notice before accessing the premises.

Photo and inspection reports after the inspection will be stored on our servers accordingly for record keeping and for future use if necessary. In case client leaves us, records will be kept for 5 years and destroyed for privacy purposes.


Rent review policy

Unless set out in the lease agreement for rent increase amounts and due dates, our property managers will review rent in line with the market or by the rate of inflation annually for the fixed term of less than 2 years.

If the fixed-term period of the tenancy agreement has ended and the agreement is on a continuing (periodic) tenancy, then rent can only be increased once in a 12-month period.


On behalf of the landlord, we must also give the tenant at least 60 days written notice before rent increase comes into effect.


1.0 The information contained in this Site is provided in good faith on an "as is" basis. We do not represent or warrant to the reliability, accuracy or completeness of the information contained on this Site. To the extent permitted by law, we are not responsible or liable for any Liabilities (direct, indirect or consequential losses and damages) arising in any way (including without limitation negligence) for errors in, or omissions from, the information in this Site. However, we will endeavour to correct any inaccuracies on the Site once we become aware of them.

Contact us to find out more or call Wilson 0418 105 642 Today.

Thinking of Selling?

What would be the first steps for selling your property?

Understanding the property market and its trend would be a good start. In this way, you would be able to guage how much you should ask for and set a realistic price to start with.

Therefore, it would be good to contact us to prepare a market appraisal and see the plan we summarize for you to market your property.

With knowledge & understanding of the local market we as your real estate agents , have ability to reach as many buyers are possible. We will also help you set a price range that is realistically optimum and attracts the most genuine buyers.

How to sell your property?

There are different methods to sell your property, selecting the right path is important to get the best price for your asset. Property values depends on the market, area, type and features; each method has its own benefit. In summary, those methods are namely Auction, Private Treaty and Expression of Interests (EOI). They are not hard to be notice in the today’s property market. One thing is common for sure among 3 methods, whoever pays the highest price can close the deal and become the owner of the property.

Before using one of the methods, it is prudent you do your own research and consult us about which would be the best method of selling your property.


Selling Method - Auction:

An auction will take place at a designated place, usually at the property for sale, at a specified time and date. Before it happens, our real estate agents will do a series of marketing campaign usually starting 4-6 weeks prior to the auction date. A licensed auctioneer, who will strictly follow rules and regulations, will then conduct the auction. Please note that rules and regulations are different for each state and territories, so it is good to find out rules applicable to your state.


Marketing campaign and proper promotion is extremely important before auction, because you & your agent need to gather a group of interested & qualified buyers to come and create a competitive atmosphere in order to achieve the highest possible price. It could be “uncapped”, some people arguably say that it just reflects the true market value of your property.

You can actually set a reserve price, which is the minimum amount that you decide you are prepared to sell your property for.

Benefits of selling your property by auction:

·     The auction process creates a sense of urgency (with deadline) in the buyer’s mind, encouraging them to act quickly to ensure they are in a position to buy

·     Qualified buyers will compete against each other to pay the highest possible price, hence the price is "uncapped"

·     Through the auction process, a buyer who is prepared to pay a premium price may be identified and through negotiation, a sale may be secured prior to the auction date or on auction.

·     You are protected by your confidential reserve price; one vendor bid is allowed in NSW.

·     It is an unconditional sale, auction attracts genuine buyers who are in a position to sign a contract and pay a 10% deposit immediately – there is no “cooling off” period meaning the sale is final on the day.


More information about Auctions from Office of Fairtrading: OFT_Auction condition

Selling Method – Private Treaty:

Private treaties are also commonly used nowadays for selling a property. You set a price to sell your property, of course, you should do good research on how much you should set your asking price, a realistic price, or consult your real estate agent for market appraisal, because we are the local area experts, know the market trends, demographics and comparable sales in your surrounding area.

Your appointed agent will then run a series of marketing campaign such as open inspections, contact their clients, advertisements, etc. They will then negotiate with each qualified buyer trying to find a potential buyer who can meet your set price or pay the best possible price. It gives sellers time to consider the offer and potential buyers do not know what another buyers’ offer.

Unlike auctions, sellers can negotiate the price and terms with the buyers. Private treaty sales usually have a cooling off period, thus once a price has been agreed between purchaser and seller, the sale is still subject to conditions. Buyers may request a Strata report, building and pest inspection or even may require finance approval.

Benefits of selling your property by private treaty:

·     A fixed set price for buyers to consider for quicker responses

·     The price is negotiable; both parties can set terms and conditions, inclusions and exclusions.

·     It has a cooling off period.


Selling Method - Expressions of Interest (EOI):

EOI is to invite buyers to submit an offer to purchase your property by a deadline (make sure buyers are informed of the specified time and date of deadlines). Each buyer puts forward their best and final offer in writing. 

Again, you or your appointed agent will need to do a marketing campaign on your property for 4-6 weeks via open home, advertisement, inspection by appointments. This is to promote your property effectively and to give time for buyers to look through the home, secure their finance and prepare to respond the price they are willing to pay for the property.

In addition to the price provided by the buyer in submission at EOI deadline, buyer can also write down the conditions of sale, such as settlement dates, inclusion and exclusions of the sale, etc.

Seller will then review the offer and choose the best offer; after the deadline of EOI, however, if no acceptable offer is found, seller can put the property on the market as a private treaty sale or EOI again.

Benefits of selling your property by EOI:

·     EOI offer a sense of urgency like auctions but without the potential stress of an auction day.

·     Sellers don’t have to sell the property if they are not happy with the offer or change the method of sale after deadline.

·     EOI has the benefits of a private treaty sale as well as the urgency of an auction.

·     EOI generates competition for your property where buyers don’t know what the maximum price would be, buyer will do the best they can if they really like your property, no more trying or “adding more”, save time.


Finally, each method has its own benefits, your property feature and type, market trends, financial situation, suburban area may directly or indirectly impact the result of sales. Consult us and doing your own research is really important prior to choosing the method for sale. Finally, as a seller, always be realistic about the asking price because the market is very competitive and there are a lot smart or rationale buyers. Again, it is our goal to get you the best price for your property.



There is open or exclusive agency agreement. Open agreement allow more than one agent to sell your property while exclusive is only one agent can sell your house on your behalf under your instruction.
Obviously, there would be a good competitive with open agreement while exclusive could allow the agency focus their resource to sell your property with their full stream of effort.


Leave it with a professional property stylist means you can take a good break and focus on others selling-related issue before inspections, this will also ensure the prospective buyers will always see your home at its best.



Good presentation of your house for sales is very important because it will give the potential buyers a good impression and they will imagine how their own lifestyle would be if they purchase your house/apartment.
Tidy up and leave whatever absolutely necessary inside the house, declutter, remove excessive furniture, leave one or two items on top of table, bench, bedsides could give buyers a pleasant feeling.
Have the Lawn trimmed or nicely-cut and keep a nice garden so that your prospective buyer would feel a nice warm welcome. Keep cleanliness inside the house, remove stain on wall, bench top, floor, etc.
Suggest you to do touch-up paint for obvious scratch on the wall. Minor repair or renovation would show your home in its best shape. Ensure light are working, doors open smoothly and kitchen & bathroom are operating with no problem.
Your agent should be able to give you further details for what else need to pay attention for your open home inspection preparation after their visit.



Investment return on commercial and residential property has different advantage, residential property gives steady rental income, demand is usually higher as everyone need a place to live in and terms of agreement are very regular. Outgoings expense such as Strata Levy, Council rate, Water sewage are to be paid by landlord. Therefore, return after expense are relatively lower.
Whereas, in commercial property, the term of rental agreement is negotiable, usually the tenant would pay GST on top of the rent, outgoings like Levy and Council rate, etc. The lease term can be 3 x 3 years or 5 x 5 years in order to protect the tenant’s investment on installation and renovation of the commercial property, therefore, rental return of commercial can be relatively higher.

Disclaimer: The Information contained on this website is information purpose ONLY. No one or entity guarantees the performance of property or its Market. TPSM assumes no responsibility for error or omissions in the contents. The information does not take into account your personal needs, individual objectives and financial situation.  We recommend that you obtain financial, legal and taxation advice before making any decision.

Info for buying a property


no matter you are looking for a house or commercial property, prepare a checklist is a good start, followed by good question to the agent or owner during inspection. Therefore, at the end of the day you can see how much each property would meet your requirement then you can rate them.


1. Where you want to live?

In term of buying, the top one is affordability but surrounding environment & facilities are also important such as good school (what school catchment area it is in), neighbourhood, peace, proximity to shops, public transport, close to where you work, etc.

2. Room(s) to suit your needs?

Depend on your future planning, number kids you (will) or currently have, will your parents or in-laws stay with you, study room or room for home office? Either way, consider to future-proof the number of rooms you’ll need in the future rather than that you need now.

Position of the room may be important too, say, you may not want the TV room too close to your study or home office. Room facing west would get warm or hot quickly not just in summer.

3. Are the property’s building and roof structurally sound?

This question actually you cannot answer by yourself nor your observation, you should get a building inspector to do the assessment for you to check the details of build quality, various fittings and installation which meeting standard and well-maintain or not. Often, some minor fault that sellers may not even aware of may provide you a further negotiating tool, of course, it is not worse enough to impact the safety of dwelling.

4.Is Garden or the yard suitable for your need?

Some of my friends really love gardening, they said the nice-green and good plant make them comfortable and add value to their house. Size and quality are 2 different things, you may love to have large backyard to play with your kids or BBQ with your friends. When it comes to maintenance like lawn mowing, tree trimming, you could have headache.

Consider whether the size is suit your need? Steep slope or level backyard? Are your preparing fork out more money to pay for maintenance or do it yourself?

5. Good natural light coming in the house?

Appear to be very personal preference but my wife love a lot of sun light coming in to the house, may be human nature too, be able to tell day and night, good or bad weather 😊

Facing north would be optimum for natural lighting so during inspection, see if there are windows and not too many trees blocking the light if you don’t want compromise to use electric light during day time.

6. Does the property have adequate utilities you need?

Sufficient power points and their location are important nowadays, sometimes it would cause you headaches as you don’t want too many cables running around.

Internet availability, check with ISP to see what sort of technology is availability to the property location, ask if the owner what ISP they are using, NBN is ready yet?

Mobile phone coverage, simply test it by making a call while you are in the property and even walking around the house while calls is ongoing to see any bad reception spot in the house. It happens some of my friend have to wait for call in front of the house because no mobile phone reception inside.

Hot water systems are working fine? Ask the owner how to operate it as different brand are working differently; it may cost extra $1000-$2000 if they need replacement.

Water Pressure could be a concern to some people if it is too low, good to try it by open the tap and shower, see if it is acceptable to you

Air-conditioning usually can be ducted or split-system, important of all, is it an efficient system otherwise you may spend more in paying electricity bill and maintenance.

Sufficient parking space for you and your family? Are you happy to park the car on driveway or in front of the property, some insurer may require you to park inside the garage, good to check with your insurer?

7. Any sign of termite activity?

This is another you better have professional look into it for you. Even though it is not end of the world, it would be better you know about it and do something about it based on the professional opinion, however, if you don’t feel comfort, better not to go ahead with your deal.

8.Any planned developments nearby?

It could be a big issue if there are major development next door or nearby. Noise level would increase as well as traffic and dust depend on the scale of construction. Seriously, it could impact the value of the property.

Therefore, it would be good that you could drive around the neighbourhood area and observe any DA or major construction coming or even go to council to check any approval of DA.

Unless it is very bad enough that you want to break the deal otherwise good to try to liaise with the owner if they can do something in the price.

9. Is the property at the flooding zone?

No matter it is global warming or not, weather is always hard to predict. One of the most common natural disaster is flooding, in case the property in the flooding zone, make sure you could insure your home and content about it.

10. Common ongoing costs of the property?

Usually, agent would be able to tell, it is always good to know and put in your budgetary. Council rate, Water rate, Insurance, Levy or Strata fee for units or apartment or townhouses complex

11. Property boundaries?

It should appear in the contract but make sure you know where it is and see if it is clearly defined as appear at the fence. Otherwise, it could be potentially an issue with your neighbour in future. Get some professional to help you if you are not sure.

12. Do you need renovate the property?

Basically, there are two aspects on this question, you want to renovate the property because it is too old (almost nearly not inhabitable) or just personal preference?

If the former one, you might talk to the agent where the price are negotiable or not, for example, toilet is too old, the whole house painting is peeling off, renovation is inevitable.

However, if it is your personal preference, you want renovate anyway. It is obviously that you may bear all the cost and if it involves something to structural change, there may cost you more. It is always prudent you could have professionals to estimate the cost for you before you make an offer and close the deal


1.  Stamp duty is the tax payable to the Government, it is calculated based on the value of the property, it is also dependent on property type residential or commercial, investment or primary residence; first home buyer or not.  Stamp Duty Calculator

2.  Legal fees are typically $1500 approx. or more. it could be more depending on the complexity of the contracts,

3.  Pests and Building inspections which could be $300 to $400 roughly

4.  Mortgage duty roughly between $300 to $400

5.  Loan application fee, varies between Banks.

6.  Independent valuer in case you require someone to value the property you are planning to purchase, it may cost $500 or more

7.  LMI (Lenders Mortgage Insurance), it is required if you borrow more 80% of the property’s price, this insurance is covering the lender (e.g. bank) in case loan default. The cost varies but good to allow roughly $10,000 for LMI. Best, of course, is to borrow up to 80% of less if possible!

8.  Registration of title - you are required to register the title with the NSW state government for $75. 

9.  Council Rates and Strata levy - these commence from settlement. Allow for an extra $650 to $2000

10. Strata report for strata title property e.g. apartment, units - typically $200 or more; the report should mention if any repair or outstanding repair happened in common area, etc. Good to have it before you purchase the property in case some major issue that might cost you in future after become an owner.

11. Moving cost - it includes the physical moving cost, cost you move your utilities, water/electricity/phone to new premise



Settlement date is the date that selling party officially handover the property to buyer while buying party pay the rest of agreed property price to seller (via bank usually). The period of time from contract exchange to settlement date are usually 42 days in NSW, however, it can vary from 30 to 90 days as long as both parties agree.
Therefore, two-ways communication is very critical that both parties come to agreed settlement date which are realistic to both, so consult your solicitor as well given there are a lot of legal papers work, your bank if loan approved on time, booked removalist, etc.



You may hear people saying it is very hard to catch up the today’s property price. Most people think it may even more economical to rent rather paying mortgage given the current house price to rent ratio is so high.
If you and your family can accept long-term renting, and there is also a good financial product with good return on investment (ROI), then renting to reduce stress and save money for good ROI is not a bad idea, however, a lot people with this idea failed to do so. Why?
One reason is very hard to find an investment with small risk and high return. Compared to house, it is almost impossible for a person to borrow 80% on other investment product; even if some financial products can be leveraged, the risk is also very high. In order to gaining a stable return of $90,000 to $110,000 per year, the money invested should not be less than $1.1 to $1.35 million. This is what most people are reluctant to take out as this large amount of money for investment.
Most people, on the other hand, love to make their limited money available for maximum use. They choose to buying a house so they can borrow 80% from the bank and leverage the knowledge of professionals who are, real estate agent, accountant, solicitor, etc, could provide them advice and strategy because investment in real estate is also risky, so it is particularly important to rely on the expertise of professionals. Professionals can assist you to minimise the risk by constantly review some indicators such as net population inflow, GDP per capita, supply of market, sales to listing ratio, buyer type in the suburb, capital investment in the suburb, government policy, etc.
If you are not at the age of retirement, you should not worry too much about repayments, home mortgage pressure will make you work harder. You should consider to accelerate the accumulation of assets with the help of banks and professionals. Moreover, do not just look at price-to-income ratio to justify the house price, simple reason is their capital gain. If you are lucky enough in your career, you could double your salary in 10 years’ time, say $70K to $140K, it could happen in house price, e.g. $700K to $1.4M. Therefore, professionals may give you advice for the chance of future re-development of the property, potential growth of the area in long term, etc. Again, no one can predict the future but professionals would help to minimise the risk. Finally, if you have good affordability and serviceability, it is not too late to enter the housing market.



Investment return on commercial and residential property has different advantage, residential property gives steady rental income, demand is usually higher as everyone need a place to live in and terms of agreement are very regular. Outgoings expense such as Strata Levy, Council rate, Water sewage are to be paid by landlord. Therefore, return after expense are relatively lower.
Whereas, in commercial property, the term of rental agreement is negotiable, usually the tenant would pay GST on top of the rent, outgoings like Levy and Council rate, etc. The lease term can be 3 x 3 years or 5 x 5 years in order to protect the tenant’s investment on installation and renovation of the commercial property, therefore, rental return of commercial can be relatively higher.


Disclaimer: The Information contained on this website is information purpose ONLY. No one or entity guarantees the performance of property or its Market. TPSM Pty Ltd assumes no responsibility for error or omissions in the contents. The information does not take into account your personal needs, individual objectives and financial situation.  We recommend that you obtain financial, legal and taxation advice before making any decision.

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