PEACE OF MIND PROPERTY MANAGEMENT
Property Management Arundel Families and Investors Trust
Property Management Arundel: Family Homes Between the Hospital and the Train
BETTER PROPERTY MANAGEMENT
FOR YOUR INVESTMENT PROPERTY
Good property management Arundel starts with knowing the suburb. Arundel was only named as a suburb in 1989 and has grown into a series of housing estates, including Arundel Springs, sitting between Helensvale, Parkwood, Labrador and Coombabah. It is close to Gold Coast University Hospital, Griffith University, Helensvale station and the light rail, and just north-west of Southport.
At the 2021 Census, 27.7% of occupied homes in Arundel were rented, and the suburb was overwhelmingly houses: 82.7% separate houses, 16.1% townhouses and semi-detached homes, and less than 1% apartments (source: ABS 2021 Census QuickStats for Arundel). Most Arundel rentals are family homes.
We can manage your Arundel home for a flat 5% + GST, explained up front on our flat 5% + GST fee. Book a free consultation and we’ll talk through what it should rent for today and who is likely to apply.
Good property management Arundel starts with knowing the suburb. Arundel was only named as a suburb in 1989 and has grown into a series of housing estates, including Arundel Springs, sitting between Helensvale, Parkwood, Labrador and Coombabah. It is close to Gold Coast University Hospital, Griffith University, Helensvale station and the light rail, and just north-west of Southport.
At the 2021 Census, 27.7% of occupied homes in Arundel were rented, and the suburb was overwhelmingly houses: 82.7% separate houses, 16.1% townhouses and semi-detached homes, and less than 1% apartments (source: ABS 2021 Census QuickStats for Arundel). Most Arundel rentals are family homes.
We can manage your Arundel home for a flat 5% + GST, explained up front on our flat 5% + GST fee. Book a free consultation and we’ll talk through what it should rent for today and who is likely to apply.
Table of Contents
Who rents in Arundel, and why
Hospitals were the biggest single industry of employment for Arundel residents at the 2021 Census, at 7.5% (source: ABS 2021 Census QuickStats for Arundel).
With Gold Coast University Hospital close by, health workers are a big part of the tenant pool, alongside families and university staff.
Read More - Find out who your Arundel home suits best
Arundel homes averaged 2.7 people per household in 2021, and couples with children made up 42.2% of families. That points to a tenant who wants bedrooms, a yard and a good school.
Arundel State School opened in 1994 and A.B. Paterson College, a Prep to Year 12 school, in 1991. Both sit inside the suburb.
Helensvale station and the light rail are close by, which suits tenants who work in Southport, the hospital precinct or Brisbane.
Our tenanting process starts with who your property suits best. We’ll write the listing for that tenant, check identity, rental history, references and ability to pay, and bring you the strongest applications with a recommendation.
Renting out a home in an Arundel estate
Most Arundel homes were built as part of planned estates from the 1990s on, so many streets have similar houses of a similar age.
When homes are alike, presentation and price decide which one leases first.
Read More - Talk to us about your Arundel property
A tenant comparing three similar four-bedroom houses will pick the one that looks cared for and is priced right. We’ll advise on small improvements that pay back, such as a fresh coat of paint, a tidy garden or new blinds, and on what isn’t worth spending on.
Estate homes of this age can start to need bigger-ticket items: hot water systems, air conditioners, roofs and fences. We’ll flag them at inspections so you can plan the cost rather than be surprised by it.
Some Arundel homes back onto parkland near Coombabah Lake Conservation Park and Coombabah Creek. Outlook like that is worth mentioning in the listing.
Townhouses make up about one in six Arundel homes. For those, we’ll make sure the tenant knows the body corporate by-laws and work out who pays for a repair before arranging a trade.
Setting the right rent in Arundel
At the 2021 Census the median weekly rent in Arundel was $470. Rents have changed since then, so that is a record of 2021, not a guide to today.
We’ll price your home against what is listed and leasing now.
Read More - Get a current rental appraisal for your Arundel home
We’ll prepare an appraisal against current comparable listings in Arundel and the neighbouring estates: the same number of bedrooms and bathrooms, similar parking and yard, and a similar position.
Features tenants in Arundel pay attention to include a double garage, air conditioning, a secure yard for pets and children, and the school catchment.
In Queensland, rent can only be increased once every 12 months, with written notice. We’ll review the market before each renewal and recommend a figure you can support. Our page on maximising rental returns explains our thinking.
If an asking rent isn’t drawing enquiries in the first days, we’ll tell you straight and suggest an adjustment rather than waiting out a vacancy.
Keeping your property compliant under Queensland law
Queensland’s rental rules have changed a lot in recent years, including minimum housing standards, smoke alarm rules and limits on rent increases.
Getting one of them wrong can mean a fine, a dispute or a tenant who is entitled to end the lease.
Read More - Book a free compliance check for your Arundel rental
Book a free compliance check for your Arundel rental
Every rental property in Queensland has to meet the minimum housing standards: weatherproof and structurally sound, free of vermin and damp, with working locks on external doors and windows, and with privacy coverings in bedrooms and living areas. We’ll check your Arundel property against them before a tenant moves in and at routine inspections.
Queensland also requires photoelectric, interconnected smoke alarms in rental homes, and the rules set where they must go. We’ll confirm your property meets them and arrange a licensed installer if it doesn’t.
We’ll lodge the bond with the Residential Tenancies Authority (RTA), prepare the entry condition report with photos, issue notices on the correct forms, and keep records that stand up if a dispute goes to the RTA or the tribunal. More detail is on our rental property compliance page.
Many Arundel homes have pools. A rental with a pool needs a current pool safety certificate before a new lease starts, and we’ll check it is in place.
Maintenance for family homes
Small jobs left too long become big invoices, and they also drive good tenants away.
Steady, planned upkeep is cheaper than repairs in a hurry.
Read More - Ask us how we'd look after your Arundel rental
We’ll arrange licensed trades for repairs and keep you informed at each step. For urgent repairs such as a burst pipe, a gas leak or a failed hot water system, we’ll act first and report to you straight away, as tenancy law expects. For routine work, we’ll send you the quote and a recommendation before anything is booked. Our rental property maintenance page explains how it works.
Routine inspections are where most problems are caught early. We’ll inspect at intervals the law allows, with proper notice to the tenant, and send you a written report with photos.
Family homes see more wear than most: doors, flooring, fences and gardens. Regular inspections let us spot it early and agree fair responsibility with the tenant.
A well-kept home leases faster and supports a stronger weekly rent at review time.
Clear fees and clear statements
Many landlords only find the real cost of management when the first statement arrives, with letting, admin and inspection fees on top of the percentage.
You should know the full cost before you sign.
Read More - See exactly what management would cost you
Our management fee is a flat 5% + GST with no hidden charges, and the breakdown is on our flat 5% + GST fee. You can run your own numbers on our property management fee calculator before you talk to us.
Each statement will show the rent received, what was paid out and why, and what reached your account. If something doesn’t make sense, call us and a person will explain it.
For a family home that stays leased for years, the gap between a flat 5% and a higher fee with add-ons adds up. Our fee calculator shows it in dollars.
If you’re comparing managers, ask each one for a full list of charges in writing. For a wider view, see our page on property management across the Gold Coast.
Lease renewals, rent reviews and keeping good tenants
A good tenant is worth keeping. Each time one leaves, you pay for a vacancy, advertising and the time it takes to find the next.
A planned approach to renewals keeps your income steady.
Read More - Plan your next lease renewal with us
We’ll contact you well before a lease ends with a recommendation: renew, renew with a rent review, or plan for a change. More on our approach is on our lease renewals page.
In Queensland, rent can only be increased once every 12 months, with written notice to the tenant. We’ll check the market before each renewal and make sure the notice and timing are right.
Families in Arundel often plan around the school year. We’ll suggest lease end dates that suit that pattern, which usually means longer tenancies.
At the end of a tenancy we’ll complete the exit inspection against the entry report, handle the bond claim if one is needed, and get your property ready for the next tenant.
Why Arundel owners choose a local Gold Coast team
Red Gum is a Gold Coast property management business based in Southport, with a small team of property managers you can call by name.
When you phone, you speak to someone who knows your property.
Read More - Book a free consultation with Nathan
Nathan Terry started Red Gum after managing his own investment property. Koen was a Red Gum client before he joined the team. Aman has run businesses on two continents, and Ralph left a corporate career in the UK and spent three years renovating houses before moving into property management. You can meet the team before you call.
Our Southport office is only a short drive from Arundel, so inspections, viewings and trade meetings here are part of the normal week.
We can look after a single property or a small portfolio across the coast, all on the same flat fee. If you are changing managers, we’ll handle the handover and let your tenant know what to expect.
If you want property management Arundel that keeps you informed, keeps your property leased and costs what it says it will, we’d like to talk.
READY FOR A CHAT?
Honest Advice
Friendly Team
Clear Communication
FAQ's
Got questions? Reach out to us on 0406 304 920 and we’ll be happy to help.
What rent could my Arundel home achieve?
It depends on the home, its size and its condition. At the 2021 Census the median weekly rent in Arundel was $470, but rents have changed since then. We’ll prepare a current appraisal against comparable listings.
Book A Free Consultation — talk to us about property management in Arundel.
Who rents in Arundel?
Mostly families and health workers. Hospitals were the largest industry of employment for Arundel residents at the 2021 Census, and couples with children made up 42.2% of families.
Book A Free Consultation — talk to us about property management in Arundel.
Does my Arundel rental with a pool need anything special?
Yes. A pool safety certificate must be in place before a new lease starts, and the barrier must stay compliant. We’ll check it and arrange an inspector if needed.
Book A Free Consultation — talk to us about property management in Arundel.
Can you manage a townhouse in Arundel?
Yes. We’ll make sure the tenant knows the body corporate by-laws and work out whether a repair belongs to you or the body corporate.
Book A Free Consultation — talk to us about property management in Arundel.
What does property management in Arundel cost?
Red Gum charges a flat 5% + GST management fee with no hidden charges. The full breakdown is on our fees page, and you can use our fee calculator to estimate your annual cost before we talk.
Book A Free Consultation — talk to us about property management in Arundel.
How often can I increase the rent in Queensland?
Rent can only be increased once every 12 months, with proper written notice to the tenant. We’ll review the market before each renewal and recommend an increase you can support.
Book A Free Consultation — talk to us about property management in Arundel.
How do you choose tenants for my Arundel property?
We check identity, rental history, references and ability to pay, then present the strongest applications with a recommendation. You make the final decision.
Book A Free Consultation — talk to us about property management in Arundel.
What do Queensland's minimum housing standards mean for my rental?
Your property must be weatherproof and structurally sound, free of vermin and damp, have working locks on external doors and windows, and have privacy coverings in bedrooms and living areas. We’ll check your home against them and arrange any fixes.
Book A Free Consultation — talk to us about property management in Arundel.
What happens if a tenant falls behind on rent?
We’ll follow up promptly and use the correct notices under Queensland tenancy law, keeping you informed at each step so small arrears don’t become a large debt.
Book A Free Consultation — talk to us about property management in Arundel.
Can I switch to Red Gum if I already have a property manager?
Yes. Once you give notice to your current manager, we’ll handle the handover of keys, documents and the bond record, and introduce ourselves to your tenant.
Book A Free Consultation — talk to us about property management in Arundel.
