These are the markets we'll search on your behalf. Each column shows a representative wholesale property we'd target — the actual lot we secure will sit inside these parameters or above. Before we start hunting, we want full alignment on price band, land + build split, target spec, holding cost and projected outcome — so when we call you with a real lot, there are no surprises and no second-guessing. Tick the markets you'd like us to search, sign off below, and we'll send you the formal Property Brief for written confirmation.
For an investor on a $120k income at 90% LVR targeting out-of-pocket-light cashflow inside the first 12 months, we've shortlisted two corridors. Kalkallo for VIC growth exposure inside the Cloverton (Stockland) masterplan — a 4-bed 313m² package in the $720k–$760k band with a $20k Stockland rebate active. Median sits at $710k per OnTheHouse, with a measured +14.4% over 5 years and infrastructure pipeline catching up. Lara for balance — a 4-bed 392m² package $760k–$795k inside Coridale (Villawood) where 3212 vacancy sits at 1.8% per SQM Research and recent comparable 4-bed rents pull $600–$650/wk; median sits at $790k per OnTheHouse. Both pass the GCIM thesis, both have titled or imminent-title land, both sit under 4% SQM postcode vacancy. Numbers shown are conservative — we always brief above what we deliver, so the actual lot we secure should beat these figures.
| Inclusion | Why It's In The Brief | Lift Driver |
|---|---|---|
| 2590mm ceiling heightSingle-storey wholesale baseline | Standard new-build is 2440mm. The 150mm lift makes rooms feel premium — tenants notice it on inspection, and valuers have cited it to us as comp uplift vs. base-spec stock. | Valuation |
| Split-system air conditioningTo living + master minimum | QLD and VIC tenants expect cooling — without it, time-to-tenant blows out 2-3 weeks and the rent ceiling drops $20-30/wk. Single biggest tenant-attraction item per dollar of cost. | Tenant |
| Full site costs cappedNo surprise variations at slab | Most fall-overs at slab stage come from uncapped site costs (rock, fall, retaining). We negotiate fixed-price contracts with cap clauses — your funds-to-complete number doesn't move. | Risk Hedge |
| Driveway includedExposed aggregate or plain concrete | Bank valuers comp against completed homes — a driveway-less property vals $5-8k short. Also the difference between a finished home and a building site at handover. | Valuation |
| Colorbond fencing full perimeterIncluding gates | Tenants with kids and pets won't apply without fencing. Owner-occupiers expect it as standard at resale. Neighbour goodwill and security framing on day one. | Tenant |
| Landscaping front + rearTurf, beds, mulch, irrigation tap | First impression at inspection = first depreciation gain (landscaping is fully deductible) + completed-home valuation. Without it, the home is a build site and rents at building-site numbers. | Tenant |
| Stone benchtops to kitchen20mm engineered stone minimum | Crossover appeal — laminate is rental-grade, stone is owner-occupier-grade. At year 7-10 resale this is the difference between investor-only buyer pool and full market. Valuation lift $8-12k. | Valuation |
| 600mm appliance suiteOven, cooktop, rangehood, dishwasher | Tenant minimum standard in modern stock. Dishwasher specifically is the rental "must-have" filter for 30-something tenants. No PM handover friction. | Tenant |
| Tiled wet areas to 2mFloor, skirting, shower walls | Insurance class and maintenance class both improve — water damage claims drop, premium rates favorable. Owner-occupier presentation at resale. | Risk Hedge |
| Built-in robes throughoutMirrored doors to master | Without BIRs, the room can be classified as "study" not "bedroom" at valuation — directly drops the bed count comp. PM standard for advertised bedroom count. | Valuation |
| 7-star NatHERS minimumInsulation + double glazing where required | Future-proofs against tightening compliance (NCC 2025+), lowers tenant running costs which supports rent growth, and is the new owner-occupier expectation at resale. | Risk Hedge |
| Letterbox + clothesline + TV antenna + NBN-ready"Live-in ready" finish | Without these, you wear $1.5-2k of post-handover surprise costs before the PM can even advertise. We bake them into the contract. | Risk Hedge |
| Floor coverings throughoutTile wet, carpet beds, hybrid/laminate living | Rent-ready day one — no $8-12k flooring spend after handover. Direct holding cost reduction during the let-up window. | Tenant |
| Window coverings throughoutRoller blinds, blockout to bedrooms | PM compliance requirement to advertise. Without them, no online listing — no listing means weeks of vacancy at $620+/wk burn. | Tenant |
| Standard rental presentationCleaned, photographed, listed within 14 days | Time-to-tenant determines first 90-day cashflow. Our PM partners list within 14 days of handover — most builders' standard handover lags 4-6 weeks before PM engagement. | Tenant |
Tick the markets you'd like Realtyex to search and confirm below. We'll email you the formal Property Brief from bao@realtyex.com.au with these parameters locked in. Search commences on receipt of the $2,000 search deposit — credited in full against your purchase at settlement, so it costs you nothing extra to proceed.