Giant Japanese real estate developer Mitsubishi Estate Asia will back a major housing estate in NSW’s Illawarra region being undertaken by the private Abadeen operation, as the state’s housing industry digests the collapse of developer Bathla.

While the Bhart Bhushan-led empire is being broken up as lenders step into key sites and start developing them directly – and hopes remain of a rescue plan for some sites – the move by the Japanese group shows that premium operators are winning support.

The Japanese group already has ties with Abadeen and a host of top developers including Lendlease, where it has backed luxury skyscrapers in Sydney. It is also developing Sydney’s $2.3bn Harbourside precinct with Mirvac in a 50:50 joint venture.

In the latest deal with Abadeen, the pair will develop RIVA Calderwood, a new masterplanned estate with more than 230 new homes in one of the Illawarra’s fastest-growing regions.

RIVA Calderwood builds on existing ties between Abadeen and MEA at the Putney Wharf Harbourfront Precinct in Sydney, and is the pair’s next move in expanding into Australia’s housing sector.

The partnership shows that large-scale international players have confidence in Australia’s long-term housing fundamentals despite the slowing sales reported by major developers including Stockland and Mirvac.

Mitsubishi Estate Asia is backing a housing estate development by Abadeen in NSW’s Illawarra region.

The interest is heaviest in backing top operators who are expanding in growth corridors that address the more affordable end of the living sector.

The estate in Shellharbour is part of the broader Calderwood Urban Development Plan. RIVA Calderwood is designed around the Macquarie Rivulet with a focus on lifestyle.

House and land packages are targeted at a mix of first-home buyers, growing families, downsizers and lifestyle purchasers, with the net cast wide after the Albanese government’s shock property tax changes.

Homesites range from 300sq m to more than 2000sq m, so purchasers have the flexibility to design homes.

Abadeen executive chairman Justin Brown said the partnership was a milestone for both organisations to expand into the more affordable end of the housing market and demonstrated the growing appeal of Australia’s living sector to global investors.

“We’re incredibly proud to be partnering with Mitsubishi Estate Asia to deliver RIVA Calderwood,” he said. “MEA has an outstanding reputation internationally and continues to demonstrate its high conviction in Australia’s residential market through its investment in high-quality communities.”

Mr Brown said the project reflected Abadeen’s continued expansion into masterplanned communities across Australia, where there is pressing need for more stock to address the housing crisis.

MEA head of Australia, Yosuke Matsunaga, said Australia continued to present compelling long-term opportunities for residential investment.

“Abadeen’s track record of delivering high-quality residential communities and our shared long-term investment philosophy made them a natural partner for this project,” he said. “We look forward to a strong and enduring partnership with Abadeen and exploring further opportunities to work together in the future.”

Japanese companies have made large forays into home building and development with the likes of Sekisui House and Asahi Kasei Corporation active.

“Australia continues to benefit from strong population growth and sustained demand for quality housing, and MEA looks forward to continuing to actively invest and grow its business in Australia,” Mr Matsunaga said.

The first public release at RIVA Calderwood is planned for September with the developer optimistic about the site that fits into the affordable end of Abadeen’s pipeline. The company also develops premium boutique apartments and mixed-use projects.

It sports an active project pipeline valued at more than $3.5bn and a strong national presence. Abadeen is working on 20 projects across NSW, Victoria, Queensland and WA.

Source link

Key Takeaways

• Build-to-rent (BTR) is a type of housing generally built in large-scale communities that resemble for-sale neighborhoods.
• BTR homes offer some of the benefits of homeownership without the maintenance—but there are drawbacks. 
• Single-family rentals have grown in popularity recently for their space, relative affordability, and flexibility.
• Build-to-rent homes have faced criticism for their role in the housing supply crisis.

Build-to-rent (BTR) homes have exploded in popularity since the pandemic, with consumers eager for single-family homes without the high costs or hassle associated with ownership. Today’s slow and expensive housing market has been a major catalyst.

These homes are typically built in professionally managed communities and offer many of the perks of a traditional house—more space, privacy, and a yard—without requiring a mortgage or down payment. For developers and investors, they offer another way to capitalize on strong demand for single-family rentals.

So, whether you’re looking for a home to rent or considering BTR as an investment, there’s plenty to weigh. Read on to learn more about whether BTR properties are right for you, why they’re in the news today, and what you should consider before renting or investing

What is build-to-rent?

Build-to-rent (BTR) is a type of housing development made up of single family homes built for long-term rental. The communities often operate similarly to an apartment building, where a professional management or investment company owns the properties and handles things like maintenance and upkeep. 

The most common type of build-to-rent community is one where an investor or developer bought the land and built standalone single-family houses for rent. But the definition is technically flexible and can include any single-family property built or renovated for the purpose of renting—including turning your own home into a rental. BTR is sometimes called “B2R” or “BFR (build-for-rent)” but they all mean the same thing.

Some examples of popular build-to-rent housing types include:

• Detached single-family homes: Standalone homes built within a professionally managed community.
• Horizontal apartments: A type of detached or semi-detached single-family home built on small lots in a housing community.
• Duplexes: Homes with two units side-by-side or on top of one another.
• Row homes: Homes built side-by-side with adjoining walls. 
• Small-lot homes: Homes built on lots smaller than the average lot size.

Why are build-to-rent homes so popular? 

Build-to-rent homes have become increasingly popular—and sometimes controversial—as they offer an alternative to buying a single-family home. Over the last three years, the sector has grown rapidly as developers and investors look to attract would-be homeowners who are priced out of the for-sale market. That demand is especially strong today, when buying a home is more expensive than renting in most of the U.S.

In 2025, about 7% of new single-family housing completions were BTR properties, which was up from 5% just three years prior. Historically, that number has hovered around 2.7%. Sun Belt cities in particular have seen a surge of BTR construction due to rapid population growth, abundant land, and soaring home prices—though many of those housing markets are now coming back to earth (see: Austin, TX)

Today, inflation and policy changes have slowed construction, while BTR’s rapid growth has raised questions about whether land and resources going toward rentals could instead help ease the acute shortage of homes for sale. At the same time, though, demand for rentals is strong. Even as for-sale affordability has started to slowly improve, younger generations have seemed less attached to homeownership, with more instead choosing to rent long term.

Who owns and manages build-to-rent homes?

Build-to-rent communities are typically developed, owned, and managed by professional real estate companies, with different companies sometimes handling financing, construction, ownership, and day-to-day management.

Investors and developers

Large BTR communities require significant upfront investment. Investors may provide funding, while developers purchase land, plan the community, and oversee construction. Sometimes one company fills both roles. A typical 200-home development costs around $60 million from start to finish.

Property managers

Once built, BTR communities are typically managed much like apartment complexes. Property managers handle leasing, rent collection, maintenance, repairs, and shared amenities. The owner or developer may also manage the community.

Individual investors can also get exposure to the BTR market through real estate companies or REITs (real estate investment trusts) that own rental properties, without directly building or managing a BTR community. 

History of build-to-rent homes

The idea of building a single-family home for the purpose of renting has existed for decades in the U.S. However, the modern single-family rental industry took off in the aftermath of the 2008 financial crisis, eventually giving rise to today’s build-to-rent model. Tighter lending standards and financial hardship pushed more households toward renting, while a surplus of inexpensive, foreclosed homes gave investors an opportunity to buy properties in bulk and turn them into rentals. 

Today, many of the same affordability pressures are fueling renewed demand for BTR homes. With homeownership prohibitively expensive for many Americans and younger generations increasingly questioning whether owning a home is essential, long-term renting has become an attractive option.

Build-to-rent controversy

Build-to-rent has been in the spotlight recently as the housing supply shortage continues to fuel an affordability crisis. Critics, including the Trump Administration, have argued that large investors should not compete with individuals for homes and land that could otherwise support homeownership. Those concerns have helped push Congress to pass the ROAD to Housing Act, which included new restrictions on institutional investors (though without a requirement to sell off build-to-rent properties).

However, institutional investors make up a much smaller portion of the market than headlines may suggest. Investors of all sizes purchased 19% of homes sold in the first quarter of 2026, but most are small, mom-and-pop investors. Firms that have purchased more than 350 single-family homes since 2015 account for around 1-3% of single-family purchases nationwide. And unlike investors that buy existing homes, BTR developers add new homes to the housing supply—between 70,000 and 130,000 annually, by one estimate. 

Economists generally caution that restricting new construction could ultimately hurt both buyers and renters. “It’s understandable that people are frustrated when they see large investors owning homes while so many families can’t afford to buy one,” said Daryl Fairweather, Redfin Chief Economist. “But the fundamental problem is that America doesn’t have enough homes. Build-to-rent adds housing supply and gives families another option, particularly when homeownership is out of reach. Policies that discourage construction risk making housing more expensive for everyone. The best way to improve affordability is to simply build more homes.”

Build-to-rent vs rent-to-own

Build-to-rent homes are designed to remain rentals, typically with no expectation that the renter will eventually own the property. With a rent-to-own home, on the other hand, the renter has the option or even the obligation to purchase the home after a set period. Part of the agreement may include an upfront option fee or additional payments that can be applied toward the eventual purchase.

Both options can be more expensive than buying a home or renting a more modest place, but they do allow for more flexibility for those looking for long-term renting or ownership. Do your research and talk with a local real estate agent before deciding what’s best for you.

Should you rent a build-to-rent home?

Buying a home means taking on the responsibilities and risks of homeownership, which can be a daunting task. Choosing a build-to-rent community can provide the comforts of homeownership without a few of the downsides. There are some drawbacks, though, such as not building equity.

Ultimately, whether a BTR home is right for you depends on your needs and how long you plan to live in the area. Let’s dig into some of these pros and cons further. 

Pros of living in a build-to-rent property

• More space than a typical rental: Many renters choose BTRs instead of apartments for their larger footprints. 
• Communal living areas: BTR homes typically include access to amenities like pools, gyms, dog parks, and playgrounds. 
• Maintenance: Renters can enjoy their homes without worrying about pest control and replacement requests; landlords and property owners typically handle these responsibilities. 
• Repairs: Because you don’t own the property, you don’t have to pay for repairs, like replacing a roof or installing a new dryer.
• Cheaper insurance: Renters insurance is usually cheaper than homeowners insurance, which means more savings. 
• Social opportunities: Many communities are designed to foster connection and often provide space to help you meet similar people. 
• Renters can try before they buy: Before committing to homeownership, renters can experience living in a house. A build-to-rent home also allows residents to experience a particular neighborhood before making a long-term commitment to a location.

Cons of living in a build-to-rent property

• No equity: Your monthly rent payments don’t build ownership in the property, so you won’t accumulate home equity as you would by paying down a mortgage.
• Rents can fluctuate: You won’t benefit from locking in your mortgage rate. Rents usually rise more quickly than the variable costs of homeownership (taxes, insurance, maintenance). 
• Character: Though luxury amenities may be available, you often won’t find unique qualities in your home. Instead, they’re usually more of a blank canvas. 
• Remodeling: Because you don’t own the home, you have limited options for remodeling, including painting. If you want to customize your home, the key is to keep updates affordable and customizable. For example, try adding peel and stick wallpaper or a fresh coat of paint to key spaces to revitalize a dull room with bright colors.
• Corporate managers: Working with corporate property managers means you may have less room for negotiating things like rent. Building a relationship with BTR property managers can be challenging unless you’re renting from an individual.

Is build-to-rent more affordable than buying a home?

In today’s market, renting a single-family house will likely cost less than buying that same house with a 20% down payment and 30-year mortgage, unless rent costs skyrocket down the road. House prices are at record highs, and mortgage rates are elevated and volatile, pushing the typical monthly payment for homebuyers to $2,600 as of August 2026. The median rent price is $2,000.

In the long term, though, economists often still recommend buying a home because of the equity options it unlocks and the stable monthly payments. Buying a home outright (all-cash) is the most cost-effective option.

Should you invest in build-to-rent homes?

BTR homes can be a good way to start investing in real estate, particularly in competitive markets with limited supply. However, they have a high barrier to entry because building a new rental requires significant capital, financing, and development expertise. If you’re a more cautious investor, there are other ways to capitalize on BTR growth, including REITs that hold rental homes in their portfolios.

Owning a BTR property can offer benefits like higher monthly rent, less tenant turnover, potential tax incentives, and the opportunity to build equity. However, returns aren’t guaranteed. Smaller investors may struggle to compete with institutional developers or generate enough rental income to justify construction costs. Building an ADU or renting out a second home can be more accessible alternatives, although they wouldn’t be considered build-to-rent.

You can also invest in existing properties rather than building from scratch. One option is the BRRRR method—buy, rehab, rent, refinance, repeat—which involves renovating distressed homes and renting them out. Alternatively, REITs provide exposure to rental real estate without the cost and responsibility of owning and managing a property directly.

Final thoughts: Is build-to-rent right for you?

Build-to-rent housing offers the convenience and amenities of single-family living, without the hassle of maintenance, taxes, and permanence of ownership. However, there are important downsides, including variable rent costs and no equity gain. As such, it’s important to crunch the numbers before making a decision.

If a BTR home would replace your long-term goal of homeownership, you may be better off choosing a less expensive rental and saving for a future down payment. But if you want the space and privacy of a single-family home without the commitment of buying, BTR can offer an appealing middle ground.

No matter what you choose, before signing a lease, use Redfin’s rental affordability calculator to see how much rent comfortably fits your budget. Or, if you’re curious about ownership, check out homes for sale near you and discover how much home you can afford.

For first home buyers, it’s the million dollar question: Should you go hard and buy the very best property you can afford? Or be more conservative? 

Two experts, Stephen Villios, a RAMS Home Loan Specialist from Unley in South Australia and property guru Frank Valentic, weigh in. 

More to gain, more to lose?

Stephen says while there’s lots of factors to consider, it ultimately comes down to simple mathematics. 

“Obviously, the higher the value of the property you buy, the more you stand to gain when that property goes up in value over time,” he says.

“You have the option of growing more wealth with a property that’s worth more, that’s just a fact,” Stephen says. 

“But, and this is a big but, there is absolutely no point doing that if you’re going to over-extend yourself and risk getting into difficulty; especially with your first property purchase,” he adds. 

“Looking at it purely from a financial perspective, my advice if you can afford it is to try to purchase at around the median house price in the state you’re purchasing in, because by definition, that’s the most marketable price bracket when you come to sell,” Stephen says.

Spend well under or well over the median, and the pool of potential buyers shrinks, he adds.

The median price is generally the most marketable price bracket when it comes time to sell. Picture: realestate.com.au

---

Stephen says buyers need to look closely at what they can realistically pay back, to ensure they don’t get into trouble.  

Frank – the founder of buyers’ advocacy service, Advantage Property Consulting, best known for bidding at auctions on TV show The Block – says it’s better to start small. 

He suggests property newbies follow the KISS principle; “keep it simple, stupid!”

“Buy something small and ease your way into the market, rather than overcommit and find you’re mortgaged to the roof, eating bread and water and not enjoying life,” Frank says.

“If you push yourself to the absolute maximum, you could end up defaulting on your mortgage and the bank could repossess your home for not keeping up with payments,” he says.

Starting small, purchasing a one-bedroom apartment, is a smart way to get onto the property ladder. Picture: realestate.com.au

---

Frank warns against borrowing everything the lender will give you. “I think it’s better to get a pre-approval and whatever that maximum borrowing capacity is, go to 60 to 70% of that,” he says. 

“I definitely think buying an entry-level property, that will do you for three to five years, is the way to go,” Frank says. 

“That’s what I did when I bought my first house in Brunswick East. I lived there for five years, it doubled in value, and I then moved to a suburb where I really wanted to live, ” he says.

Starting small, finishing big

Picture: It may not be the Taj Mahal, but a smaller property can get you onto the property ladder. Picture: realestate.com.au

---

Buying within your means has many upsides, Frank says.

“The advantages are that you may then be able to buy a property that is good value and ticks a lot of the boxes, without overcommitting and which you can potentially re-sell in the future and upgrade to another property,” he says.

“If you can afford to, you could upgrade if you are an upsizing family and you have kids and need more space than you had in your first property.” 

Compromise is the big disadvantage, Frank says. “You may need to compromise on the type of property you may be buying at first. It may not tick all the boxes that you want,” he says.

“You don’t buy the Taj Mahal first up. Buy the smaller property and then build up to that second better property.”

Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you.  You should also obtain independent professional advice relevant to your financial circumstances. RAMS Financial Group Pty Limited does not endorse or assume any responsibility for the advice, content or services provided by any third party referred to in this material. RAMS Financial Group Pty Limited ABN 30 105 207 538 AR 405465 Australian credit licence 388065. Credit provider and issuer of RAMS deposit products: Westpac Banking Corporation ABN 33 007 457 141 AFSL and Australian credit licence 233714

This article was originally published on
15 Jan 2018 at 9:00am
but has been regularly updated to keep the information current.

We’ve put together a run down of auction day, the rules of engagement, so you know what to expect when the bidding starts.

Spring is traditionally auction season, and many properties go under the hammer at this time of year.

There’s more to bidding successfully than winning on the day.

Here are some important tips to help you make the right move, and know where you’re protected – and where you’re on your own.

Be sure before you bid

There is usually no cooling-off period if you buy a property at auction (this varies state to state).

The estate agent or auctioneer will ask the successful bidder to sign the contract of sale and pay a deposit – usually 10 per cent of the purchase price – unless the seller agrees otherwise. Check the deposit amount specified in the contract of sale before the auction. The law does not say how much this should be.

Things to do before the big day

If you are interested in a property, ask for a copy of the vendor’s statement and the contract of sale. Study them carefully and give them to your legal representative or conveyancer, if you have one.

Consider having the building inspected by qualified experts well before the auction day. You should also arrange any finance, such as a mortgage, that you require.

Find out whether the property is part of an owners corporation. If so, learn about its rules, fees and any planned or proposed expenditure.

Buying before the auction

Even if the seller has chosen to sell by auction, they may consider prior offers. You would make your offer via the estate agent, usually with a signed contract. There may be a process of negotiation, as with buying through a private sale.

Keep in mind that if you make an offer less than three clear business days before the auction date, you do not get a cooling-off period. You cannot change your mind.

Auction rules

The auctioneer, and everyone attending the auction, must obey certain rules. For example, it is illegal to disrupt an auction. Penalties apply.

The rules must be displayed at the place where the auction will take place, for at least 30 minutes before it begins.

Before taking the first bid, the auctioneer must announce:

• The auction will be conducted according to the auction rules.

• The rules prohibit bids being accepted after the fall of the hammer.

• Bidders will be identified on request.

• It is against the law to make a false bid, hinder another bidder, or in any way intentionally disrupt an auction.

• Substantial fines apply to anyone who engages in illegal auction conduct.

• Whether or not there will be vendor or co-owner bids.

• Any additional conditions that apply to the auction.

During the auction, the auctioneer may:

• Refuse a bid at any time, including when the auction hammer is falling.

• If there is a dispute over a bid, resume the auction at the last undisputed bid or start the bidding again.

• Refer a bid to the seller at any time before the conclusion of the auction.

• Withdraw the property from sale at any time.

Your bids

Make sure you set yourself a clear bidding limit.

It is the auctioneer’s job to achieve the highest possible price. To do this, they usually try to encourage as many people as possible to bid. They can set the amount by which bids increase, but you can also offer any alternative amount.

The auctioneer will choose whether to accept or reject a bid of an alternative amount. Generally, the size of the bids decreases as the auction draws to a close.

Expect these expenses

If you make the winning bid, there are many expenses to cover, on top of the purchase price. Make sure you will have enough funds to cover costs such as:

• Government charges such as stamp duty and GST, if applicable.

• Building and contents insurance.

Follow us on Twitter for more news, tips and inspiration. Become our chum on Facebook and explore our Pinterest boards.

Found this article helpful? Share it!

This article was originally published on
11 Sep 2012 at 10:32am
but has been regularly updated to keep the information current.

Depending on where you live and what your budget is, the rental market in Australia can be an unforgiving place. 

If you show up to a rental inspection with fifty other people, you can’t afford to be cavalier about your application. In such a competitive environment, having your bond, first month’s rent and a list of perfect references isn’t enough.

You need to present yourself as the ideal tenant – a maintainer of appliances, cleaner of skirting boards and arch-nemesis of mould.

Follow our tips and you and your housemates will be celebrating your housewarming in no time. Picture: Simon Maage / Unsplash

---

Here are eight ways on how to win a rental application.

Make sure you have all the correct documentation

The real estate agent should provide you with a list of documents that you need to bring but it can’t hurt to be over-prepared. In most instances, you’ll need: references; the completed application form; pet references if applicable; pay slips or proof of employment; photo ID and a cover letter.

Make sure you have all of these documents copied and ready to submit to the agent, because they aren’t going to wait around while you duck to the newsagent to make a photocopy of your passport.

Have everything copied, certified if necessary, and organised into a folder that you can hand to the real estate agent on the day.

Photo identification

Photo identification is an important part of the legal requirement to prove your identity. To apply for a property you’ll need to provide 100 points of ID, so have these items ready to provide copies of when asked.

Photo identification documents, also called primary forms of ID, can include:

• Drivers licence
• Passport
• Keypass or other official proof of age card

Secondary forms of ID can include:

• Birth certificate
• Medicare card
• ATM card
• Student ID card
• Vehicle registration
• Health care card
• Bank statement
• Utility bill (with current address)
• Signed lease
• Payslip
• Employment letter or reference

Pay slips

Having a reliable income will impress landlords and allay fears over missed payments.

Include some recent pay slips in your application to show you are not only employed, but can comfortably afford the property you are applying for.

These are especially important if you have never rented before, as they demonstrate you are less likely to default on your rent in the future.

Have all your documents sorted before you apply for your rental. Picture: Kate Hunter

---

Cover letter

First impressions matter and attaching a cover letter to your application could be the added detail that puts you ahead of the competition.

This document should be formal but let some of your personality shine through.

List all the people who will be living at the property, detailing who you are and why you are the best candidates.

Rental history

Knowing you have a good rental history is one of the most important factors for property managers and landlords.

Providing a rental ledger proves you pay your rent on time, while references from previous properties will help agents assess quickly whether you are a suitable tenant.

The stronger picture you can provide of your rental history, the more likely you are to be chosen.

So, find out your history in advance and clear up any nasty surprises or rental discrepancies before applying, to improve your chances.

Reference letters

Any evidence from past landlords or an employer saying you are trustworthy is gold on a rental application.

Character references do not have to be long, but ensure they are positive, relevant and come from credible sources.

Be prepared: How to survive a rental inspection.

2. Save time and apply online

We barely use snail mail for anything anymore, so why should rental applications be any different?

Forget printing, scanning, photocopying, stamping and walking to the postbox – you can fill in an online application using 1form instead.

The best bit? Once you’ve filled in your details, you can use that same form to apply for as many properties as you like – halving the amount of time you spend on each individual application.

The online platform includes a paid feature that allows you to verify your identity and prove to prospective landlords that you’ve never been listed on a tenancy blacklist, too.

3. Get your housemates into gear

Your housemates don’t have to attend the property inspection (although this is preferable), but you need to get their full and completed application and references.

If you have a complete set of documentation for all members of the household, your application has a better chance of being top of the pile, as agents will be unlikely to waste their time chasing people for important information.

Apply online straight after the inspection and you bypass the pile altogether; your information won’t get lost, nor cast aside.

Only submit the necessary documents. It’s fine to have additional documents you think you might need on hand, but only submit what the agent asks for.

Need a roommate? Find your perfect match on Flatmates.com.au

4. Be on time to inspections

Punctuality is common courtesy. Holding an open house is quite stressful and usually agents work alone in circumstances like this, which means they’re very busy on the day.

If you’re ready and waiting when they arrive, they might remember these good manners when the time comes to choose a tenant.

Get ready: Prepare for a rental inspection 

Make sure you organise your housemates when applying for rentals. Picture: Katy Griffin

---

5. Be presentable at the inspection

You don’t have to wear a suit, but it’s important to look presentable; it shows you’re keen to secure the property and that you’re taking the application process seriously.

Looking like you mean business gives off an impression of responsibility, which is nothing less than stardust in the eyes of cautious landlords.

6. Be reasonable and pleasant on the day of the inspection

Be pleasant – not pushy – to get in the agent’s good books.

If you’re the only people applying to live in the property, this could give you a little extra leeway to ask for property repairs, or a reduction in rent. However, if you’re up against another dozen people, you won’t be in a position to make demands.

Charm them: 7 ways to win over a potential landlord

7. Follow up

If you’ve submitted an application and you haven’t heard anything 48 hours later, send a follow up to the agent.

Let them know you’re very interested in the property and that you’re happy to provide any additional information or references they might need.

They may well be deciding between you and one other candidate, and if they receive a pleasant message from you, that might be enough to swing the contest in your favour.

Be smart: 7 questions to ask before signing a lease

This article was originally published on
3 Aug 2019 at 9:00am
but has been regularly updated to keep the information current.

There are many reasons you might want to find out who owns a property or piece of land. Suppose you’re on a walk in Nashville, TN, and you pass by a home that you instantly fall in love with and want to buy. Or maybe you’re researching an empty lot, tracking down a landlord, or looking into a potential investment. Whatever the case, finding out who owns a property is often easier than you think.

Many property records are publicly available, and with the right tools, you can uncover details in just a few steps – just make sure the website you use is legitimate. From online searches to government records and real estate experts, this guide breaks down 12 effective ways to help you find out who owns a property.

How to find out who owns a property

1. Search online
2. Ask the county tax assessor
3. Contact the county clerk
4. Search the registry of deeds
5. Visit the local library
6. Use a title company
7. Pay for an online service
8. Consult mailing list brokers
9. Talk to an agent or investor
10. Ask a lawyer
11. Chat with neighbors
12. Knock or leave a note at the door

First, find the address

Before you start searching for ownership details, you need to find the exact address of the property and/or land (aka “real property”). Here are three ways to find it:

1. Go in-person: Most homes and some properties have visible addresses. Take a walk or drive to search for the address yourself. 
2. Online map tools: Programs like Google Maps or Redfin.com make it easy to figure out a property’s address. If you know exactly where the parcel of land is, zoom in on its location and the address should pop up. The satellite view can also give you a better idea of the entire plot’s terrain and features.
3. Parcel maps: If other methods don’t work, your next step is to look at a parcel map. Parcel maps are a great way to identify properties and their boundaries. These detailed maps are often available for free through county assessors’ offices or GIS websites but vary by state and county.

If you’re searching for a specific property (not just a house), you may also need its property identification number (PIN)—also known as a parcel number—which is separate from the address. A PIN is usually located on a property’s tax bill or assessment notice, so going to your county can be a good place to start. Unfortunately, there are 3,143 counties across the 50 U.S. states, many of which use different property identifiers, so the number can be challenging to find. 

Once you have the address (and property number, if needed), you’re ready to start your ownership search.

1. Search online

The easiest way to find out who owns a property or house is to search for the address or property number online. Websites like Whitepages offer reverse searching services, and real estate platforms like Redfin have ownership information at the bottom of most listings in every city (Nashville or Chicago, for example). Keep in mind that information may be incomplete and inaccurate. 

Another option is to go to your county’s website and look for a property that way. Many counties have online portals with all of this information in one easy place. If that doesn’t work or if you’re looking for more details, it’s time to dig a little bit deeper.

2. Check the local tax assessor’s office

A majority of people who own private property must pay property tax on it (usually excluding churches, libraries, schools, and religious buildings, among others). They pay these taxes to their county, which are collected by the county treasurer (often called the collector’s office). The county assessor determines a property’s true and fair value and retains a record of them. 

So, if you’re wondering who owns that property next door, the best place to start is by going to your local tax assessor’s office. Assessors provide free, easy, and comprehensive ownership data for every registered property in their county. You’ll also get to see any special assessments associated with the property, like loans and other financial information. However, the information may be outdated depending on when it was registered. 

Check with your local government office, call their information line, go to your city hall or meeting place, or email the office if you have any questions.

Some properties aren’t listed with tax assessors for numerous reasons—perhaps it’s unregistered land, there was an administrative error, or nobody has ever paid taxes on it. If the county assessor couldn’t help, your next step is to contact the county clerk, sometimes called the register of deeds, recorder of deeds, or recorder’s office.

The county clerk often has a record of property deeds. When you find the deed, it should have the signature of the property owner, as well as the address and contact information. Depending on how long ago the deed was recorded, it may be out of date. 

Most of the time, the information is available online, but this varies by location.

4. Search a registry of deeds

Depending on your area, you may be able to ask and manually search through the local registry of deeds. This is most common in New England and isn’t available everywhere, so contact your county if you have questions. If you look through it yourself, remember that some states have separate registry districts, which adds a layer of complexity. 

5. Visit your local library

Your local public library can be a good place to research property records. Some libraries have old city directories, historical archives, maps, and other materials that list who owned or lived at certain addresses. Librarians can help you find these resources and point you to useful records or databases.

6. Use a title company

If the county can’t help you figure out who owns a property, your next step is to go to a local title company. Title companies are experts at locating property information. They don’t typically become involved with a transaction until the property is under contract to be sold, at which point they search the property’s title and identify any issues with the current owner’s title.

If you’re willing to spend, some companies offer pre-contract searching services for a fee. Check with local title companies to see if they offer such services.

7. Pay for an online service

If you’re committed to buying an abandoned property or empty lot, paid online property search services can be a great option for finding the owner. Many property data tools can pinpoint the current owner and even provide contact details and information about the land registry, so long as you provide the address or even just the owner’s last name. You may also discover any existing liens or debts, which may help guide your next steps. 

However, online services can be expensive and are often complicated and full of jargon. If you take this route, prepare to invest a significant amount of time and money.

8. Consult mailing list brokers

Mailing list brokers are a paid online information-gathering service ideal for bulk information gathering and outreach. Mailing list brokers gather detailed property information for marketing and real estate purposes. If you’re searching for information about one or multiple properties, you can pay to have these services provide ownership and contact details. 

Keep in mind that these services can be expensive and incomplete.

9. Reach out to a real estate agent or real estate investor

Real estate agents or real estate investors may already have access to informational lists you would otherwise have to pay for. If you have a friend or family member who is a real estate agent, consider asking them for a favor. Agents can also provide advice if you’re navigating an online service.

10. Talk to a real estate attorney

If your search is complex—such as dealing with inheritance disputes, title issues, or unregistered land—a real estate attorney may have additional resources or contacts within the county to help you find the owner.

11. Chat with neighbors

Depending on how remote the property or land is, talking with neighbors can be a good way to find out who owns a property. They may know who owns the land, how to reach them, or its history and past owners. Even if they don’t have all the details, they might point you in the right direction.

12. Walk by and leave a note

When all else fails, try knocking on the door of that perfect house or leave a note if nobody is home. You may end up face-to-face with the current owner or talk to someone who knows the owner. If nobody answers, consider leaving a message with your contact information. This tactic probably won’t work if the property is abandoned or doesn’t have a structure on it.

This can be the riskiest and most direct method to find out who owns a property. However, be mindful of privacy; some property owners may be wary of unsolicited inquiries. Avoid being intrusive and always respect boundaries.

Final thoughts

It can be confusing to find out who owns a property, so let’s recap: 

• Most of the time, you can easily find the information by searching online. 
• Many governments have resources that are free and easy to use.
• If simple strategies don’t work, the next step is to contact your county clerk’s office; they often have tax, title, and deed records for as long as the house has been registered. 
• Counties can often be slow to respond to requests. If it’s taking a while, ask a brokerage, title company, or paid online service to find the information you need.

When you search for properties, always be cautious about misinformation and companies that use bad practices. Try not to be intrusive, and talk to the county if you have any questions. If you talk with neighbors or go to the property in person, remember to be kind, courteous, and understanding.

Discovering who owns a property is usually simple and has many advantages. You can guarantee that you’re talking with the legal owner of the property, and you may be able to convince them to sell even if it’s not on the market.

Homebuyers looking for property in small or medium-sized Ontario markets may be hard pressed to find deals in some regions. A report by real estate listing site PropertyMesh identified the areas in which houses were least likely to sell below their asking price.

The report, based on MLS resale records of Ontario houses sold between April and July, found Thunder Bay , Ont. to be city with the lowest number of properties sold below their asking price . It said just 21 per cent of properties in the northern city sold below asking in the second quarter of 2026.

Houses in Thunder Bay were on the market for the second shortest period of time at 12 days. The report said 91 per cent of houses in the city sold within 30 days and 63 per cent sold within 14 days.

Timmins, also in northern Ontario, had the second lowest percentage of properties sold below asking, with 37 per cent.

This was followed by Wilmot, Ont., where 49 per cent of properties sold below the asking price; North Bay, Ont. with 50 per cent, and Waterloo, Ont. with 53 per cent.

Meanwhile, the area with the highest percentage of properties sold below asking price in Ontario was Blue Mountains, Ont., where almost all or 98 per cent sold below asking during the second quarter.

• Garry Marr: Should you buy a house in the middle of a trade war?
• Smaller Toronto condos losing value twice as fast: report

Also in the top five Ontario areas most likely to sell below asking price are Niagara-on-the-Lake and Wasaga Beach both with 94 per cent, and Owen Sound and Fort Erie both with 93 per cent.

PropertyMesh said at least 90 per cent of properties in Collingwood, Orangeville and Bracebridge also sell below asking price.

• Email: dpaglinawan@postmedia.com

Source link

It is time to say goodbye.

Labor Day marked the end of the 2027 summer season for the South-Central Pennsylvania park, which seasonally closed down for the 120th summer.

And with that, the sweet amusement park has said sayonara to a fan favourite ride — the Tidal Force. The 32-year-old water ride is setting sail, leaving a space on The Boardwalk — a water-themed area located in the park — where families once screamed while standing in the splash zone.

Thrill seekers rode up the 100-foot incline before a staggering splashdown, reaching speeds of 50mph. The ride first opened back in 1994 when riders — and spectators — got drenched with water as the ride came tumbling down.

Hershey Park reminded park-goers of the ride’s closure on Facebook earlier this week, where fans reminisced about their summers riding the legendary roller coaster.

MORE: Disney abandons Aus for good in brutal snub

Hershey Park will reopen on September 12 for the fall season and Halloween events. Photo: Supplied

MORE: Australia’s rotting amusement parks exposed

Why Planet Hollywood vanished from Australia

“What an incredible ride! There is no other splashdown ride like it in the world. As young as I can remember, I remember seeing Tidal Force at the park and being amazed,” one user wrote. “Then when I rode it the first time I was even more amazed. It was truly one of the icons of Hershey Park. What an attraction – it’ll be missed.”

“I rode it 66x times in one day, September 2009. Tidal force will Always be a Hershey Park Legend,” another sad fan of the ride wrote.

Hershey Park first announced that the attraction would make its final 100-foot drop at the end of the 2026 summer season.

“When a vessel takes its last voyage, we believe it deserves a proper send-off. After 32 years of making the biggest splashes Hershey Park has seen, we’ll dock the boats permanently after Sept. 7,” the Instagram post read.

Fear not, adrenaline junkies. It’s not the park’s final goodbye, as the sweetest place on earth only closes down for a few days to switch from summer to fall.

Thrill seekers will lose a 32-year-old fan favourite as the park announced the shuttering early in the season. Photo: Supplied

The park will reopen on September 12, and remain ready for riders every weekend until November 1, 2026, for its fall events like the Hershey Park Halloween and Dark Nights.

Returning for its fifth year, scaredy cats and daredevils can check out five spine-tingling haunted houses along with five scare zones.

After the spooky season, Hershey Park Christmas Candylane will be starting up again on select dates through January 3, 2027.

Families can ride select roller coasters, stroll the five million twinkling lights, have a visit with Santa and much more.

MORE: Real reason behind Aus laundromat boom

‘Crashed’: Aus city’s stunning home price fall

Source link

A site leased to quite possibly Australia’s most remote Kmart is offering investors a rare 9% yield — but is the return worth the risk in a town grappling with crime and social crisis?

In the heart of Central Australia, a blue-chip retail asset is offering investors something rare: a near-9% yield backed by one of the country’s most trusted brands.

Kmart and tyre specialist Mycar jointly anchor the property at 56 Bath Street & 73 Railway Terrace, Alice Springs, which is being sold via expressions of interest with a guide of $21m-$22m.

Kmart, a Wesfarmers subsidiary, holds a 12-year lease to 2032 with options to 2062, and covers its own outgoings. Mycar, owned by Continental AG, is locked in until 2030. The 12,310sqm site sits in the town’s main retail strip alongside Coles, Woolworths, McDonald’s and KFC — serving communities spread across hundreds of kilometres.

Despite being on the market for months, agent Flynn McFall at CBRE says the listing has drawn strong interest from both high-net-worth individuals and institutional buyers.

“They’re looking for a blue-chip covenant with a high yield, which is probably around 8.5% to 9%.”

Kmart’s turnover at the site has grown steadily, with annual net income sitting at $1.85 million plus GST.

“Investment fundamentals are there regardless of where it is,” Mr McFall said. “Any investors looking at Central Australia are open to opportunities as long as the covenant strength is there with the added benefit of a strong return in terms of cash flow.”

The Kmart has a lease out to 2032 with options, while MyCar is locked in until 2030. Picture: realcommercial.com.au

Large format retail a big winner?

Large format retail nationally has returned 12.8% annually over the past decade, with vacancy at just 2.8%, according to CBRE data published in June, with CBRE expecting momentum to continue. JLL points to a near-collapse in new construction squeezing existing centres into scarce, highly sought-after assets.

But the picture isn’t all rosy. Real Commercial senior economist Anne Flaherty warns the sector faces “challenging times” as a weak housing market curbs big-ticket spending on furniture and whitegoods.

“We have a significant property downturn — fewer homes selling, fewer people buying, less movement overall. Even in the rental market, people are staying put longer because there’s less choice out there. Turnover has been pretty subdued, and that’s likely to stay a headwind for some time.”

Kmart, she says, is more insulated than most.

Experts say Kmart is more insulated than most big box retailers when it comes to the cost of living crisis and consumers pulling back discretionary spending. Picture: realcommercial.com.au

“It’s a pretty resilient, well-known brand that people shop in for all kinds of different reasons”, she said, while Alice Springs’ slowly growing, above-average-income population helps the retailer’s case.

Mr McFall adds regional property can offer investor benefits, trading lower capital growth for higher cash flow.

“In the regions, you generally get higher cash flow because land values are lower and there’s less capital growth to bank on. In the city, land values are higher, so investors accept a lower cash flow because they’re compensated by stronger capital appreciation,” he said.

Red centre security concerns

But there’s a headwind that no amount of yield modelling can fully smooth over: Alice Springs’ recent social crises, including elevated property and alcohol-related crime, housing shortages and infrastructure strain in town camps.

Ms Flaherty says this will “absolutely” weigh on sentiment and values.

Crime and unrest in Alice Spring, experts say, weighs on sentiment, but the fundamentals of its retail outlook are still strong. Picture: Getty

“There’s no doubt the value of assets in Alice Springs have taken a hit because of local crime. The risk of products being stolen and property being damaged is much higher in Alice Springs compared to elsewhere in the country.”

Yet that same risk may be what makes the asset compelling, she says.

“The price of a comparable asset in a capital city is going to be much higher. But it’s still a very high-quality tenant — so if the tenant is partnering in providing security for the asset, the return could still be quite good. For income-seeking investors, there could be real benefits.”

Source link

Home loan advisors are there to help you take the next step on your journey to home ownership – but how can you make the meeting a productive one?

Anyone who’s been on a date knows having something to talk about or even doing some research on their prospective partner’s interests helps to keep the conversation flowing.

Likewise, when you sit down with your home loan specialist for the first time, it’s a good idea to know what you’re there to speak about. Surprisingly, a lot of people come totally unprepared. Awkward.

Ken Wilson, Home Loan Specialist at RAMS Sydney South East, says there are two types of people who come to him to speak about taking out a home loan: the ones who’ve done their homework and the ones who are clearly diving into the conversation with no background.

For Ken, the people in group A are vastly preferable to those in group B.

“If someone comes in with a list of questions and has done some homework, the home buying journey will generally flow more smoothly,” Ken says.

Clueless or researched – which kind of home loan customer are you? Picture: Kate Hunter

---

So how do you become one of these desirable home loan customers?

We asked Ken to break down the basics so you can come to your home loan discussion fully prepared.

Here’s an idea of the information you’ll be expected to provide – as well as the knowledge it’s useful to have – when you first go to meet with your home loan expert.

Situation

What is the current status of your property journey? Are you just window shopping or do you have a particular property in mind?

In order to gauge the urgency of your required service, the home loan specialist will need to know this information to better help you get to the next point. If you are thinking of making an offer on a specific property, bring those details to the discussion, including the property listing.

It is also vital to share whether or not you’re purchasing your first home. (If you’ve landed here, we’re guessing it’s your first time!)

How is a home loan approved?

Most lenders will focus the discussion on four important criteria – which it helps to know and understand before meeting with your home loan specialist. These are:

Borrowing capacity

Lenders will judge borrowing capacity on how much you earn and your costs of living. So be prepared to share information regarding your salary and lifestyle habits!

Ken says it’s easy to work this out as most lenders have online calculators that you can punch this information into to work out roughly how much they may allow you to borrow.

“The customers that come in organised have some idea about what they’re going to pay. Many lenders have online calculators that you can use – use one of these to find out how much you could potentially borrow and then you’ll at least know what ball park you’re in,” Ken says.

Understanding your borrowing capacity is key to getting you to the next stage in your hunt for ‘the one’ aka your dream home.  Picture: Kate Hunter

---

Genuine savings

Are you contributing real savings to the transaction?

The lender will expect that you have something in the bank to prove that you’ve got a consistent pattern of saving – which will in turn put you in good stead to pay loan repayments. Most lenders will require savings of at least 5% of the total purchase price of the property.

“What lenders are not looking for is just a lump-sum deposit, but rather something that’s being regularly added to,” Ken says.

Loan amount – Loan to Value Ratio

The amount that the lender is prepared to lend you is expressed as a percentage of the value of the property being used as security for the loan (usually the property you are buying).  This is called the Loan to Value Ratio or “LVR”. The value of the security property is determined by the lender’s valuer, and it may be different to the price you actually pay for the property. 

For example, if your property is valued at $250,000 and you need to borrow $200,000, the LVR would be 80% (200000 / 250000 x 100 = 80).

When calculating your LVR, your lender will use the amount you need to borrow which will take into account costs associated with your purchase (including Lender’s Mortgage Insurance, which is explained in detail later along with other costs associated with purchasing a property) and your contribution to the purchase.

Other costs

The cost to purchase a property is more than the price you pay the owner for it, Ken explains.

The total price is calculated as:

• Stamp duty
• Conveyancing fees
• Application fee payable to the lender
• Any other government fees (which differ by state)

Stamp duty is a tax on a property transaction that is charged by each state and territory, and the amounts can and do vary. The stamp duty rate will depend on factors such as the value of the property, if it is your primary residence and your residency status.

You may also be eligible for stamp duty concessions, depending on a range of factors such as whether or not you’re a first home buyer, as well as if you’re purchasing a home off-the-plan or building a new home yourself.

Working out the amount of stamp duty you will have to pay is easy to calculate ahead of your discussion with your home loan specialist using an online stamp duty calculator.

Conveyancing fees for a property purchase will vary but the average is around $1,500, Ken says, and can cover a range of steps from reviewing the contract to preparing for settlement day.

On top of this you will be looking at fees for building and strata reports – around $350.

The cost of a property is not just the price advertised on the listing page. Picture: Kate Hunter

---

Another cost that may be involved in your property purchase is Lender’s Mortgage Insurance (LMI). To find out more about LMI and whether you are likely to incur this additional cost, speak to your home loan specialist.

Credit rating

The lender will examine your credit report when you apply for a loan.

Ken’s advice? “When looking for a suitable home loan, it is worth giving some thought to how many lenders you apply for a loan with. The more activity on your credit file, the lower your credit rating may be. If you’re going to shop around for a home loan, consider how many loan applications you wish to make. You can enquire with multiple lenders, but apply for one loan,” he says.

Family guarantee

Family guarantees (sometimes known as parental guarantees) can be useful when trying to buy your first home and could potentially help you avoid having to pay LMI. They work by allowing your parents to use the equity in their home to guarantee part of your loan.

Talk to your parents ahead of your meeting with your home loan specialist so that you know whether a family guarantee could be on the cards. And something for your parents to bear in mind in considering whether to provide a parental guarantee is that they would need to get their own legal advice about doing so.

Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you.  You should also obtain independent professional advice relevant to your financial circumstances. While such material is published with permission, RAMS is not responsible for its accuracy or completeness.

This article was originally published on
15 Jan 2018 at 9:00am
but has been regularly updated to keep the information current.