The PROPERTY DOCTORS, Sydney Australia Novak Properties

⚖️ UNDERQUOTING — one of the most debated topics in real estate.
It affects buyers. It affects sellers. It affects everyone in the industry.

This week on Real Talk Weekly, we’re unpacking the truth behind it all with two incredible women:
👩‍🏫 Rosie Sullivan – Australian College of Professionals (ACOP)
👩‍⚖️ Lisa Jemison – Jemison Fisher Solicitors

We dive into:
💬 What actually counts as underquoting
🧾 Why accurate paperwork matters
🚨 What happens when complaints hit Fair Trading
🤝 Why transparency = trust in our industry

It’s real talk, no fluff.
🎙️ Watch the ful...

🥷💼 How to Submit a NINJA Rental Application

Low stock. High demand. If you're applying for a rental in this market, you can't be passive — you’ve got to hustle.

What would the best property manager in the world do if they were applying? Here's what we’d tell you to do:

✔️ Get everything ready before you inspect
✔️ Add some personality – you're not a robot
✔️ Be proactive (yes, follow up!)
✔️ Communicate like you mean it
✔️ Pay bond + 2 weeks rent upfront
✔️ Be ready to move FAST

📣 In today’s market, applying is...

💥 Construction costs in Sydney = OUT OF CONTROL

It’s a war zone out there — tradie shortages, material price hikes, and no signs of slowing down.

🧱 Why is it so expensive to build right now?
🎯 What does that mean for property prices?
💸 And who’s REALLY footing the bill?

This week on Real Talk Weekly:
✔️ Why building a unit now costs $650K–$750K — before land or profit
✔️ Why Strata units might be the smartest buy in this market
✔️ Why the construction crisis is reshaping real estate value

If you think pr...

📍NSW Rezoning 2025 – Big Promises, Tough Reality

In 2025, over 170 NSW cities were rezoned to allow 6-storey buildings within 400m of town centres. But what does that really mean for suburbs like Dee Why?

💡 While the policy sounds transformative, many blocks just aren’t feasible to redevelop due to size, density, and cost.

🏗️ Developers are keen, but logistics say otherwise. In most cases, the numbers just don’t stack up.

Stay tuned as we break down what this actually means for your suburb.
#NSWRebuild #PropertyUpdate #UrbanPlanning #DeeWhy #Rezoning2025 #PropertyTalk

🤝 TRUST Your Agent – Or Walk Away

Losing trust with your real estate agent? That’s not small. It’s everything.

✅ Frequent updates
✅ Ethical action
✅ Proven local track record

If those are missing, it’s time to ask: do I trust this person with my biggest asset?

🔑 Trust isn’t just a buzzword in real estate—it’s the foundation.

#RealEstateTips #TrustYourAgent #PropertyAdvice #RealTalk #NorthernBeaches #LisaTheWoodpecker #CommunicationMatters

🎥 Ever wondered what really happens after you hit “submit” on your rental application?
We break it down — the gold, the crap, and the cold silence. 💬

With thousands of tenants applying for every listing, what should you actually expect from your agent?

👀 Watch now to find out what separates a gold-standard agent from the rest.

#RentalTips #PropertyManagement #RealEstateAustralia #NovakProperties #SydneyRentals #TenantAdvice

💡 What do real estate agents buy — with their own money?

We asked Mark Novak (30+ years in the game) what he looks for when investing himself. His answers might surprise you 👇

🏢 Pattern #1 – Small but steady:
“Easy to finance, easy to rent, easy to keep. Small bites, regular bites.”

💰 Pattern #2 – When they zig, we zag:
Agents often go for the unloved ones — high-strata, off-the-plan, or overlooked stock — because that’s where the opportunity lies.

🏗️ Pattern #3 – Off-the-plan isn’t dead:
With new protections, bonds & tighter legislation, agents are quietly buyin...

⏱️ Floppy response times — the silent deal killer in real estate.

40% of buyers never hear back from an agent after enquiring.
Let that sink in. 😬

In 2025, no one’s waiting 72 hours for a callback. You can order an Uber in 3 minutes — why should your property enquiry take 3 days?

Here’s what should be standard 👇
⚡ Email response: within 10 mins
📞 Missed calls: returned within 1 hour
📷 Photography turnaround: 24–48 hrs
📑 Contract of sale: 2 working days

🚫 Radio silence = lost deals.
✅ Speed builds trust.

Would you work with an agent wh...

🧾 LAND TAX: the hidden holding cost.
We all cheer price growth… then the land tax bill lands.
Key takeaways from Ep. 1525:
• Threshold: ~$1.075m (NSW).
• Rate: ~1.6% above the threshold.
• Examples: freestanding site LV ~$1.71m ≈ ~$27k/yr; strata unit LV ~$185k ≈ ~$2.9k/yr (if over threshold); larger block LV ~$2.85m ≈ ~$45.6k/yr.
• Strategy: strata can massively dilute land value; always check the Valuer General land value, not sale price.
🎯 Action: run the land tax numbers before you buy.
#MorningMinutes #LandTax #NSWProperty #PropertyInvesting #NorthernBeaches

🏛️ Heritage in property: blessing or burden?

From facades in the city to iconic Harry Seidler homes on the beaches — heritage can inspire, but it can also restrict.

✅ The good:

Preserves history, architecture & cultureAdds unique character & value when respected

⚠️ The challenges:

Expensive restorations (even paint colours are regulated)Heritage controls can extend inside the home, not just the façadeEven rocks and landscapes can be protected!

👉 Whether you’re buying, selling, or renting, always check heritage status before signing.

Would you live in a heritage-listed home?

#HeritageHomes #RealEstateTalk #NovakProperties #Pr

🎉 1st of October = Christmas morning for first home buyers 🏡

From today, you can buy with just a 5% deposit (up to $1.5M) thanks to the new federal scheme. The gov’t covers the remaining 15% normally required for mortgage insurance ✅

💰 Why it matters:

No $20–40K lender’s mortgage insurance 💸Entry costs drop from ~$300K to ~$100K on a $1.2M unitMore buyers entering = more competition

📈 Expect:
✔️ Sub-$1.5M properties to rise
✔️ Knock-on effects into higher brackets
✔️ Units + smaller homes benefiting too

But here’s the catch: buyers weren’t exactly lining up at midnight...

🏡✨ The Aussie dream is changing. Land sizes are shrinking, prices are rising, and buyers are getting smarter. From micro-lots near the beach to lifestyle acreages, it’s all about location + design.

👉 Did you know? On just 250sqm in Wooriwood, you can still build a 4–5 bedroom home with a double garage, study, and backyard. And they’re selling for $1.3–$1.5M!

Now, we’ve got something exciting: a corner block in North Curl Curl, minutes from DY Beach 🌊. Rare land this close to the sand is almost impossible to find.

💡 Micro-l...

💌 Junk mail or valuable info?
Let’s talk about DL flyers. Some people hate them. Some people love them. One lady told us to stop stuffing her letterbox. Another bolted into our open home asking: “Where’s that list? I love it!”

The truth? Flyers have been around since the early 1900s — and they’re not going anywhere. What matters is what’s inside:
✔️ Actual sale prices
✔️ Growth from past sales
✔️ Photos of the building, not just the lounge room

We focus on community value first, agent second. Not everyon...

💡 YIELD — the most powerful word in commercial property.

Here’s the crash course ⬇️
📊 Yield = annual rent ÷ property value.
👉 Gross yield = rent before expenses.
👉 Net yield = rent after outgoings (council, strata, land tax etc).
👉 Triple net = tenant covers everything.

Why it matters:

In residential, yield is rarely the focus — buyers chase capital growth.In commercial, yield can literally make (or lose) you $$$.Secure a tenant on a higher rent, and your property’s value jumps overnight.

Example: one shop went from $700K to $910K in just weeks — only difference? A tenant locked in...

🎰 Suburb Roulette: Sydney Edition 2025 🏙️
Is your suburb a winner? We dived deep into CoreLogic data to see how much some of Sydney’s major suburbs have grown over the past 10 years—and where the opportunities lie 👀

🏠 DY:

Houses up 94.8%Units up only 45%

🌊 Bondi:

Houses up 145%Units up 52%

📉 Parramatta & Homebush Units:
Flat growth—just 6% and 0% over 10 years. Why? Oversupply.

💡 Key takeaway:
"Supply is the enemy of capital growth." 📉
Want your subu...

🚨 Tenant Laws Have Changed 🚨

“No grounds” evictions are gone.
Landlords can still ask tenants to vacate — BUT they now need a valid reason + evidence.

Here’s what counts:
✔️ Selling the property (must show contract/agent letter)
✔️ Major renovations (proof required)
✔️ Landlord/family moving in (stat dec can be used)

⏰ Notice period = still 90 days.
📑 Tenants can now contest the notice at NCAT if they believe it’s invalid.

👉 Bottom line: nothing much has changed except the paperwork.
But it’s now more important than ever to have a...

🏙️ Brookvale is changing — BIG time.

Think DY’s Meriton towers were huge? Brookie’s plans could be 4x bigger.

📊 What’s on the table:

Centre Group (Westfield) pushing for 1,500+ new apartments across 8 buildingsTied to the Brookvale Structural Plan (retail, arts, industry + mixed-use zones)Height allowances designed around the B-Line bus hub at Warringah MallRetail expansion + 5 levels of shopping upgradesAffordable housing component built in

DY’s Meriton shifted the game — not just apartments, but infrastructure, lifestyle + benchmarks in value. Expect Brookvale to follow suit.

Yes, traffic...

🎥 From PM to Sales — Real Talk with the Novak team 💬

Ever wondered what it’s really like to shift from property management into sales?

Tonight, Thomas & Harry open up about:
✅ The transition process
✅ How PM builds real estate fundamentals
✅ The toughest parts (hello, routine inspections 😅)
✅ And why sales isn’t just slick suits & signboards.

Whether you’re starting out or plotting your next move in real estate — this one’s for you.

👔💼 Real talk, no fluff.

#NovakProperties #RealTalkWeekly #RealEstateCareer #PropertyManagement #SalesJourney #BehindTheScenes #SydneyRealEstate #RealEstateLife #CareerGrowth

🏡 Small changes, BIG returns.

If you're thinking about selling, don’t overthink it — the simplest tweaks often add the most value. Today on Real Talk, Lisa & Billy covered exactly what to focus on.

Here’s your cheat sheet:
✔️ Fresh paint & new carpet — instant facelift
✔️ Clean lighting & working globes
✔️ Declutter & scent matters (yes, candles help)
✔️ Curb appeal — mow, mulch, maybe a fresh coat
✔️ Bathrooms: regrout, new tapware, easy wins
✔️ Virtual styling: cost-effective + impressive

💡 And if your property is tenanted? Offer a rental rebate for tidy opens. Works wonders.

🏡 Bonus...

🏘️ PROPERTY IS CHEAP. Yep, we said it. And the data backs it.

📊 PropTrack's latest numbers reveal something wild: over 1,300 Aussie suburbs saw price growth this winter alone — and 316 of them grew by 10%+. 😲

In Sydney, suburbs like DY, Bondi & Bankstown are showing strong long-term trends. Over the past 10 years:

🟠 Bondi houses: $2M → $5M 💥🔵 Bankstown: ~$900K → $1.5M🟢 DY: $1.4M → $2.8M

Houses have doubled (again), but units haven’t — yet. That’s the opportunity. Especially where supply hasn’t ballooned.

👉 Bottom line: if it hasn’t doubled in 10 years, it might be ready to.

Thinking of getting...

🎄 14 Fridays to Christmas!
What does it mean for real estate on the Northern Beaches?

• Landlords: shape lease terms (8–10–12 mths) to avoid Xmas expiries; prep pool & fire compliance.
• Tenants: lock in security ahead of school catchments; get repairs sorted for holiday visitors (no sneaky Airbnb 🚫).
• Buyers/Sellers: ~6-week settlements = still time to move before the holidays.
• PMs/Agents: we’re OPEN through the season (public hols only). Opens Wed & Sat/Sun.

Sun, surf, and serious momentum—let’s plan it right.
#NorthernBeaches #PropertyManagement #SydneyRealEstate #TenantsTips #LandlordTips #Buyers #Sellers

🚨 Buyers agents, we love you—but we don’t read your long emails. 😬
If you want cut-through, think: speed + convenience.

✅ WhatsApp briefs
✅ Quick video intros
✅ 10-word summaries
✅ Price-filtered info
✅ Occasional phone calls

Let’s make it easier to work together and serve clients better. 👏
Tag a buyer’s agent who needs to hear this! 💬👇
#RealEstateTips #BuyersAgent #RealEstateLife #AgentTalk #PropertyTips #SpeedMatters

🚨 220+ SALES in under 12 months – one building, one suburb, Frenchs Forest.

Warehouses + storage units selling like hotcakes 🔥
Why?
✅ Priced from $220k
✅ High clearances for mezzanines
✅ Low strata costs
✅ 6.5–7% yields
✅ Located next to 🇦🇺 Australia’s biggest Bunnings

Investor, tradie, or collector – this one’s for you.
Limited stock left. DM us or 📲 Text BUNNINGS to 0460 111 111
#CommercialProperty #NorthernBeaches #WarehouseForSale #StorageUnits #FrenchsForest #RealEstateWins

🎉 First-home buyer win! At just 22, Paige secured her first property in DY for $629K — now renting for $650/week. With a 5% deposit & clever planning, she’s holding it for just $89 a week. 💥
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This studio’s a beauty: winter garden, secure parking, modern finishes & high rent return = winning formula. 🏠✨
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Let this be your sign. DM me if you're ready to get in the game! 💬
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📍 DY, Sydney
#FirstHomeBuyer #RealEstateSuccess #DYProperty #NorthernBeaches #StudioLiving #RentVsBuy

🗝️ Tenant screening — what REALLY gets you approved
It’s not just about who offers the most rent. Great PMs are matchmakers: right tenant, right home, low risk for everyone. Here’s what matters:
✅ Previous agent reference (the golden Q: “Would you rent to them again?”)
✅ Verified rental ledger + payslips + bank savings (affordability)
✅ Employer check (HR/payroll > a mate’s word)
✅ Details that match (ID ↔️ address ↔️ prior property)
👀 We’ll even glance at public socials for consistency.

🚩 Red flags:
• No agent ledger / can’t verify r...

🚀 Unpacking a unicorn on the Northern Beaches: residential + retail + office + warehouse… all in one purchase.
📍 DY/Collaroy border (near 21 Grams)
📐 ~650sqm | 3 lots | 7 tenants (leases in place)
💸 Approx. $220,000 p.a. blended income
🛍️ Retail | 🧑‍💼 Office | 🏠 Apartments | 🏭 Warehouse
🔧 Value-add angles: uplift residential rents with light refresh, potential granny flat over the warehouse (STCA), annual 3–5% reviews on most commercial leases.
📈 In commercial, more rent = more value (yield-driven).
🎥 Pre-portal first look—DM for details or a private walk-through.

#NorthernBeaches #CommercialRealEstate #MixedUse #PropertyInvestment #DY #Collaroy #Novak

💥 New Entry-Level Prices on the Northern Beaches!

House-hunting on Sydney’s Northern Beaches? Here’s what you need to know:
🏠 Entry-level houses now start above $2M – properties under that are rare!
🏡 Suburbs like Narraweena & Beacon Hill offer the best value with potential to add equity.
🏢 Entry-level apartments (2 bed, 1 bath, 1 car) are now $900K–$1M+, especially in DY.
🚀 A recent resale jumped from $885K to $1.127M in under a year!

Why the surge?
✔️ Lower interest rates
✔️ New first-home buyer incentives
✔️ Limited stock + increased demand

💬 Go...

🎉 #4 Real Estate Show in Australia — Thanks to YOU!

What started as a little show for the Northern Beaches community has gone national… and now global! 🌏

💬 Daily chats. Real topics. Bite-sized insights.
💪 Over 1,500 shows. 7 years. 6 days a week.
📈 #4 in the country for top real estate podcasts.

We’re not a once-a-week production.
We’re LIVE every day — talking to buyers, sellers, investors, tenants — sharing what we learn on the ground.

Whether it's property trends, buying your first home, tenancy law, or navigating super in real estate — we’re breaking it...

💰 Ever wondered what smart Aussies are doing with their super?
We’ve seen people using superannuation to invest in property, from $200K storage units to million-dollar warehouses — and even retirees creating income streams by selling them off gradually.
Your super could be working harder for you.
📊 $4.4 TRILLION is sitting in super — second only to property in Australia.
🤯 Super can borrow money, and it doesn’t touch your personal lending capacity.
👀 Want to know how to start with as little as $20K? DM us.
#superannuation #investsmart #SMSF #propertyinvestment #australianproperty #financialfreedom #wealthbuilding

🏠⚡️ Smart homes: do they make you money?
Short answer: usually no price premium… but big wins in convenience + fewer headaches.

What helps when selling/renting:
• Smart locks → easy code change between tenancies 🔐
• Leak sensors (laundry/kitchen) → early alerts, less damage 💧
• Doorbell/cameras → practical security ✅
• Motion lights / timers → labour-saving, set-and-forget 💡

What doesn’t move price: full-blown automation that buyers/tenants won’t use.
Keep it simple, standard, reliable.

Would you pay more for a fully “smart” home? 👇

#PropertyTip

🏠💥 Secret weapon for first-home buyers: use your super to save your deposit faster (legally).
It’s the FHSS Scheme and here’s how it works:

Salary-sacrifice extra into super → taxed at 15% (often much lower than your normal tax).You can contribute up to $15k/yr (lifetime $50k cap).When you’re ready, withdraw your eligible contributions (generally 85% of concessional + 100% of non-concessional) + earnings for your deposit.

Why it’s good: people save deposits ~30% faster.

Need-to-knows:
• Must be 18+ and...

🚐 Real Estate Rookie Road Trip
Thinking about jumping into real estate? Here’s what it really looks like with us:

• Team road trip + hands-on training
• Start in Property Management → graduate to Sales
• Daily 9am huddle, 50 calls/day, real clients, real deals
• Mentors who’ve done it for decades (and rookies smashing it in year 1)
• No uni degree required—work ethic > ATAR

From HSC grads to career-changers, there’s room for you. Want in? DM “ROOKIE”.

#RealEstateCareer #RookieRoadTrip #NorthernBeaches #PropertyJobs #LearnByDoing

🚨 The BIGGEST shake-up for first-home buyers in history starts 1 October 🚨

Here’s what’s changing:
✔️ Buy with just 5% deposit (no LMI)
✔️ No income caps — even couples earning $250k+ can qualify
✔️ Price caps lifted to $1.5m in Sydney 🏡
✔️ Simpler, national scheme — easier to access

💡 Example: A $1.5m property = $75k deposit. That’s it.

This is game-changing for buyers on the Northern Beaches (and across Sydney) where entry-level apartments & homes sit right around these new limits.

📲 Talk to your broker now — pre-approvals are already blowing out.

#FirstHomeBuyer #SydneyProperty

🏙️ Too many units in DY?
We hear it all the time: “I don’t want to buy in Dee Why – there are just too many apartments.”

But let’s look at the facts ⬇️
✔️ DY has had apartments for 70 years. Most were built in the 60s/70s (≈8,600).
✔️ In the last 10 years, only ≈700 new ones were added.
✔️ Compare that to Mascot: 2k → 32k in ~15 years 😳
✔️ New and old stock don’t compete — they attract totally different buyers.
✔️ Every off-the-plan unit sold through us in DY has resold for more.

💡 And remember: most new projects are pre-sold before com...