Matthew McKenna, South Yarra, 3141

Matthew McKenna

Property Manager

Melbourne Real Estate, South Yarra, 3141

Melbourne Real Estate

12 Yarra Street, South Yarra
Victoria 3141
Agency overview

We are an agency focussed on providing outstanding service and results during the investment cycle. We use the industries best tools to achieve the highest rentals and have and have an award winning team of staff to ensure that the property is managed in a way that gives you confidence you and your investment are being looked after. We are an agency concentrating on making every dollar count when it comes to your investment and maximising your return.

At Melbourne Real Estate we work towards every staff members strengths.

Your Property Manager will be a specialist in the area where your property is located and I will introduce you to them when you engage our services.

As of 14th of last month we were proud to celebrate that we had only 1 out of the 2845 tenants we manage who was in arrears.

This is because our fastidious tenant selection process that each applicant undergoes before you, as the landlord, have the final say on whether or not they become your tenant.

When we collect rent from the tenant, it’s done by direct debit. So the tenants can’t 'forget' to pay the rent. In the rare cases that they have insufficient funds in their account we are notified by our bank and we will immediately make contact with the tenants and yourself. The tenants will be liable for our banking fees and in 99% of the cases the funds are made available and taken the next day.

The day the funds clear into our account- we send them to you- it’s automated and instantaneous.

With our amazing online tenant app portal, tenants are able to log maintenance requests online 24x7. They are also provided with our trusted trades people emergency contact details to ensure if anything does go wrong at your property, you are informed and the property is well looked after.

At MRE we now have 2845 properties under management with 27 property managers, supported by 5 admin staff, 7 business development managers and 5 leasing consultants. That’s one Property Manager per 105 properties or if you include the support staff it’s a ratio of 1:67. This gives our staff the time they need to deliver on a higher level of service to our clients and building relationships with them. It also allows them to promptly follow up on maintenance, review rents , conduct routine inspections, process invoices etc. And when a major incident does occur, they have the ability to set aside time to work with everyone involved to mitigate the problem and resolve it quickly. When issues arise, this is when landlords and clients truly test the mettle of an agency's value and performance.

Marketing Plan

When you need to find a new tenant, we set in process our “30 day leasing plan” – that’s what we call it but it’s not that rigid. For us, it’s certainly not as straight forward as just putting an advert on the internet.

It's about having a pricing strategy rather than just a hope and a prayer. We assess what is available on the market that compares with your property and the heat in the market, then decide on what we call a “Gold Price” - Gold meaning achieving it would be like winning a gold medal (high fives all round etc).

But setting the price is only one thing. There are a few other essential components;

Advert type – Every time the major portals (realestate.com.au and domain.com.au) alter their structure, appearance or pricing we perform a complete assessment to ensure that we use the best value for money package to maximise impact and interest, to drive higher rentals and zero vacancy. We don’t make any profit on advertising so we are conscious that every dollar that is spent achieves the desired result. We make sure that your property starts on the very top of page one in search results on realestate.com.au. Whilst we advertise on 9 different websites, realestate.com.au and domain.com.au generate 99% of enquiry – (77% and 22% respectively)

Professional Photos – all of our listings use professional photos because they work – we receive more clicks on the adverts and more enquiries – pictures of the common areas, gyms etc are essential and the main shot used is always the highlight of the property and very rarely the exterior. Quality photos of kitchens, living rooms and bathrooms are essential.


Video Tours – We want tenants to put your property on their shortlists so we do video tours to demonstrate exactly what the property is like. If they like the pics and video then they will definitely make time to come to the inspection. Take a look at one here.
Good written description – Even though fewer and fewer tenants actually read descriptions – there are still those that do – and especially those that are not familiar with locations, so details of proximity to parks, shops, markets etc is all important.

Book your own inspection time – We are all getting busier and busier so we have made it easier for tenants to inspect your property by using an online booking system. Tenants can choose their own day and time to inspect the property and we meet them there for a 1:1 inspection. This has been a game changer with leasing times down and hugely positive feedback from tenants who can’t get away from work or who work on Saturdays, finally being able to inspect your property at a convenient time. Tenants can spot your property at 11pm on their IPad and book an inspection for 6pm the next day and then we even send them reminders! We will show your property as often as required to secure you the best tenant, now.
Tenant Database – When tenants book an inspection for a property we capture their data and a bunch of other info that indicates what type of property that they are after. We then use that data to match your property to what they are looking for. We email and SMS any tenant that has inspected a property with the same number of bedrooms, within 5km and 10% of the rental of your new listing with an invitation to book in! They are all familiar with the booking process and it can lead to huge first inspection turnouts and “gold” results.

Online Applications – Tenants can apply online for your property within minutes of inspecting and are even sent links to application forms whilst they walk back to their cars!
So in essence, the process ensures that anyone in the market for a property like yours, will be:
• Able to find the listing or be emailed it
• Attracted to it
• Able to watch a complete video of it so there is no wasted time at the inspection
• Able to inspect at a time that suits them
• Reminded to come
• Provided with a thorough tour of the property
• Able to easily apply online

So, if after 10 or so days of the listing being live at the Gold price we still don’t have a tenant then we know that right now, the market is not supporting the price we wanted and it’s time to adjust to a “Silver” price point and hit the database again. Our advert package reverts to the “top spot” after 15 days so it’s essential we are trying something different by then. We repeat the process until we find the market price for the property.

We couldn’t be 100% confident in recommending price adjustments unless every part of the plan was in place. ie what if the tenant who was willing to pay the gold price on your property wasn’t able to make it to set inspection times? Or poor quality photos made the property look less attractive so it was overlooked?

So now for the latest innovations – Instant inspection reports.
From Saturday, when your property is being advertised for lease, after every prospective tenant inspection, you will receive a report on the inspection with details of attendees, feedback, and more. It will be sent by the team member who conducts the inspection, and your property manager will also receive a copy of the report and debrief of the inspection.

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