As 2025 comes to a close, Ray White Double Bay’s Property Management leaders reflect on the key trends that shaped Sydney’s rental market, and what they mean for landlords and investors in the year ahead. Business Development Manager Nicole Beckett and Property Management Team Leader Georgia Kapsimalus share their insights on how the market performed, what tenants are looking for, and what landlords can expect in 2026.
Throughout the year, demand was strongest for two-bedroom apartments priced under $1,200 per week. “The demand in that bracket has led to multiple applications and even over-offers,” says Nicole. This segment consistently drew high levels of enquiry and strong open home attendance, especially from professionals and lifestyle-driven tenants. The premium market remained steady, with longer lease requests becoming more common.
Ray White Double Bay maintained consistently low vacancy rates in 2025, with October and November dropping below 1%. In some segments, we saw multiple applications and offers submitted above the asking price. On average, our team has seen leasing turnarounds within 7 to 14 days from the first open. Properties that are accurately priced and thoughtfully presented continue to lease quickly, especially when launched during peak enquiry periods.
This year, over 150 landlords entrusted us with the management of their investment properties. Many came to us through referrals or after experiencing inconsistent service elsewhere. What they value most is our structured communication, transparent processes, and the confidence that their property is being actively managed, not just maintained. “It’s a testament to our team’s consistency and the results we deliver,” says Georgia.
We’ve seen stable tenant demographics, but a growing trend among high-end renters is the move toward longer leases. “Many of our premium tenants are signing 12-24-month leases while they renovate nearby,” says Nicole.
This year, we streamlined onboarding with digital document signing and smarter leasing workflows. We’ve also implemented a structured, automated arrears process, supported by a personal follow-up. Tenants are promptly notified of arrears, and landlords are kept informed throughout, ensuring transparency and timely action. This structured approach has streamlined arrears management and improved overall outcomes for both tenants and owners. In 2025, there were key regulatory changes, but landlords were fully supported. “We sent detailed updates and made ourselves available to walk each client through what it meant for their property,” says Nicole. “It’s part of our service to keep landlords protected and confident.”
What should landlords expect heading into 2026?
The start of the year is expected to bring a lift in rental listings, which means standing out will matter. “Presentation will be everything,” says Georgia. “Investing in photography and virtual styling will help landlords reduce vacancy and stand out online.”
As we look ahead to 2026, our focus remains on delivering expert guidance, consistent service, and strong results for every landlord we work with. Thank you to our clients for your continued trust and partnership this year. If you’re considering leasing your property or making a change in the new year, we’d love to show you what makes Ray White Double Bay the leading choice for Property Management in Sydney.
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