Property management in Highett is one of the smartest investments a landlord in Melbourne’s bayside corridor can make. With a tightly held rental market, rising median rents, and tenants who increasingly expect a professional experience, choosing the right property manager in Highett can be the difference between a stress-free investment and a costly one. This guide answers exactly what landlords need to know: what the local rental market looks like right now, what a quality property manager actually does, and what to expect when you engage Collings Real Estate.

What Does the Highett Rental Market Look Like Right Now?

Highett sits within the City of Bayside, one of Melbourne’s most consistently sought-after residential precincts. Demand for rental properties here is driven by the suburb’s proximity to the Frankston train line, easy access to Brighton and Hampton beaches, excellent local schools, and a growing café and retail strip along Highett Road.

According to CoreLogic data from early 2026, the median weekly rent for a house in Highett sits at approximately $720 per week, while units and apartments are achieving around $520 per week. Rental vacancy in the broader Bayside area is recorded at just 1.1% by SQM Research, well below the 3% threshold that economists consider a balanced market. That figure reflects an ongoing undersupply of rental stock relative to tenant demand.

Gross rental yields in Highett average approximately 2.8% to 3.4% for houses, with units delivering slightly higher yields in the 3.5% to 4.2% range, according to CoreLogic’s suburb-level reporting. While these yields are modest compared to some outer-suburban markets, capital growth in Bayside over the past decade has consistently rewarded long-term investors. The median house value in Highett was recorded at approximately $1.38 million in the first quarter of 2026, according to PropTrack data.

• Median weekly house rent: ~$720 per week (CoreLogic, early 2026)
• Median weekly unit rent: ~$520 per week (CoreLogic, early 2026)
• Vacancy rate (Bayside LGA): 1.1% (SQM Research, 2026)
• Gross rental yield (houses): 2.8%–3.4%
• Gross rental yield (units): 3.5%–4.2%
• Median house value: ~$1.38 million (PropTrack, Q1 2026)

For landlords, these numbers mean that every week a property sits vacant, or every dollar of rent left on the table, has a real and measurable cost. A skilled property manager earns their keep many times over by minimising vacancy, securing market-rate tenants, and protecting the asset.

What Does a Property Manager in Highett Actually Do?

Many landlords, particularly those renting out a property for the first time, underestimate how much work sits behind a professionally managed investment. A good property manager is not simply someone who collects rent. They act as your legal compliance officer, your maintenance coordinator, your tenant screening specialist, and your financial reporting team, all at once.

Tenant Selection and Screening

In a low-vacancy market like Highett, it is tempting to think any tenant will do. The reality is the opposite: when demand is high, you have the ability to be selective. A rigorous screening process checks rental history, employment and income stability, and references. Poor tenant selection is the single most common cause of property damage, rent arrears, and costly tribunal proceedings.

Lease Preparation and Legal Compliance

Victoria’s Residential Tenancies Act 1997 (and its significant 2021 amendments) imposes a long list of obligations on landlords covering minimum standards, disclosure requirements, bond lodgement, and repairs timeframes. Non-compliance can result in fines or adverse tribunal outcomes. Your property manager ensures every lease, every entry notice, and every rent increase is issued correctly and on time.

Routine Inspections and Maintenance

Regular property inspections (typically every six months under Victorian law) protect your asset and give early warning of maintenance issues before they become expensive. A well-connected property manager in Highett will have access to a trusted network of local tradespeople who respond promptly and charge competitive rates.

Rent Reviews and Market Rent Optimisation

In a market where median rents have risen year-on-year, failing to review your rent regularly means leaving money on the table. Victorian legislation limits rent increases to once every 12 months, but a proactive property manager ensures you are never sitting below market without good reason.

Financial Reporting and Disbursements

Monthly financial statements, annual income and expenditure summaries for tax time, and prompt disbursements of rental income to your nominated account are all part of the core service. Clear, accurate records make your accountant’s job easier and help you maximise legitimate deductions.

What Should Landlords in Highett Look for in a Property Manager?

Not all property managers are equal. In a premium suburb like Highett, where assets are high-value and tenants have expectations to match, the quality of management matters enormously. Here is what to assess before you sign a management agreement.

• Local market knowledge: Does the agency know Highett’s rental market specifically? Can they quote current comparable rents and vacancy trends with confidence?
• Portfolio size per manager: Industry best practice suggests a property manager should carry no more than 100 to 120 properties. Overloaded managers miss things.
• Communication standards: How quickly do they respond to landlord enquiries? Is there a dedicated point of contact, or will you be passed around?
• Maintenance processes: Do they have a transparent system for approving and tracking repairs, with quotes provided before works commence?
• Tribunal experience: Have they handled VCAT proceedings? Experienced managers know how to avoid disputes and how to resolve them efficiently when they do arise.
• Technology platform: Do they use an owner portal so you can check statements, inspection reports, and maintenance requests at any time?

If you are comparing approaches across Melbourne’s inner and middle-ring suburbs, it is worth noting that the same rigorous standards applied in Highett are equally relevant in neighbouring markets. For landlords with properties across the city, our guides to Ivanhoe property management and Northcote property management outline how professional management translates to real financial outcomes in those precincts as well.

How Does Collings Real Estate Approach Property Management in Highett?

Collings Real Estate has been managing investment properties across Melbourne for decades. The agency’s approach is built around genuine accountability to landlords, not just to tenants, and around maximising the long-term performance of each investment rather than just filling vacancies quickly.

A Dedicated Property Manager, Not a Call Centre

Every landlord who entrusts their Highett property to Collings is assigned a dedicated property manager who knows the property, knows the tenants, and is the consistent point of contact. This model reduces miscommunication, speeds up decision-making, and means your manager is genuinely invested in your property’s performance.

Market-Rate Rent from Day One

Before your property is listed, Collings conducts a thorough rental appraisal based on current comparable properties in Highett, not neighbouring suburbs, not last year’s data. This ensures your asking rent is competitive enough to attract quality tenants quickly, while reflecting the genuine market value of the property.

Proactive Rent Reviews

Given that Highett’s median rents have trended upward, Collings builds scheduled rent review points into the management calendar. Landlords are consulted before any review, and decisions are made collaboratively with full market data provided.

Transparent Maintenance Approval

All maintenance requests above an agreed threshold are presented to the landlord with quotes before work is approved. Emergency repairs are handled promptly in line with legislative requirements, with same-day notification to the owner. Collings’ established network of tradespeople means competitive pricing without compromising quality.

Comprehensive Owner Reporting

Monthly statements are issued promptly, with a full annual summary provided each financial year. Landlords can access their owner portal at any time to view statements, inspection reports, and maintenance history. At tax time, Collings’ reporting integrates cleanly with the records your accountant needs.

For a sense of how this same service model performs in other parts of Melbourne’s competitive rental landscape, you can explore our approach to professional property management in Ivanhoe, where similar market dynamics and tenant expectations apply.

What Are the Common Costs Associated with Property Management in Highett?

Understanding the full cost picture helps landlords budget accurately and compare agencies on an apples-to-apples basis. While specific commission structures vary and are discussed directly with each client, the broader category of fees landlords should ask about includes the following.

• Management fee: The primary ongoing fee, usually calculated as a percentage of the weekly rent collected. This covers day-to-day management, rent collection, and communication.
• Letting fee: A one-off fee charged when a new tenant is found and a lease is executed. This covers advertising, inspections, application processing, and lease preparation.
• Lease renewal fee: Some agencies charge a fee when an existing tenancy is renewed, reflecting the administrative work involved in issuing a new fixed-term agreement.
• Routine inspection fee: Charged per inspection conducted, covering travel, reporting, and follow-up maintenance recommendations.
• Tribunal representation fee: If the manager attends VCAT on your behalf, a separate fee typically applies. This should be rare with thorough tenant screening.
• Maintenance coordination fee: Some agencies charge a small percentage of each maintenance invoice to cover coordination and quality control.

The key question is not which agency has the lowest headline management fee. It is which agency generates the best net result after accounting for vacancy periods, rent achieved, and property upkeep. An agency that charges a slightly higher fee but consistently achieves market rent and maintains low vacancy will almost always outperform a discount operator financially.

Landlords exploring their options across Melbourne’s bayside and inner north precincts may also find it useful to review how Collings structures its service for landlords looking to rent out an investment property in Ivanhoe, as the process and considerations are closely aligned with what Highett landlords experience.

Is Now a Good Time to Rent Out a Property in Highett?

With a vacancy rate of just 1.1% across Bayside (SQM Research, 2026) and median rents continuing to rise, the conditions for Highett landlords are about as favourable as they get. Strong tenant demand, limited supply, and a high-quality tenant pool make Highett one of Melbourne’s more reliable rental markets for investors who want both income and capital security.

The 2025 and 2026 rental market has been shaped by sustained population growth, constrained housing supply, and a construction pipeline that has struggled to keep pace with demand, according to the Housing Industry Association’s 2026 outlook. These structural factors are unlikely to reverse quickly, meaning the current tight conditions are expected to persist through at least the near term.

For landlords who have been self-managing and are now considering a professional manager, the current market is a particularly good time to make the switch. Demand is strong enough that a brief re-let period during a handover is unlikely to cause significant vacancy, and the long-term benefits of professional management compound over time.

How Do You Get a Rental Appraisal for Your Highett Property?

A rental appraisal is the logical first step for any Highett landlord, whether you are renting out for the first time, reconsidering your current management arrangement, or simply curious about what your property would achieve in today’s market. Collings Real Estate provides free, no-obligation rental appraisals for Highett properties, based on genuine comparable market analysis rather than inflated figures designed to win the business.

The appraisal process takes into account the property’s size, condition, location within Highett, proximity to transport and schools, and current demand from active tenant applicants. You receive a clear written estimate of achievable weekly rent, an overview of the current local vacancy landscape, and a summary of how Collings’ management service works in practice.

There is no pressure to proceed, and no cost involved. If you decide Collings is the right fit, onboarding is straightforward and your existing tenant (if applicable) experiences a seamless transition with no disruption to their tenancy.

Ready to find out what your Highett investment property could be earning? Contact Collings Real Estate today to request your free rental appraisal and speak with a local property management specialist who knows the Highett market inside and out.