Under Victorian tenancy law, landlords must provide appropriate notice to tenants before ending a tenancy for the purpose of selling a property. Regarding property access, tenants are generally entitled to no more than two open for inspections per week, provided they are given reasonable notice.
Balancing vendor goals with tenant rights is a critical component of the sale process in 2026. We are seeing an increase in investor divestment across Melbourne’s eastern suburbs and the peninsulas as owners respond to Victoria’s heavy property tax burden.
Managing open for inspections
Tenants have specific rights regarding the frequency and timing of property access. In practice, this means limiting open for inspections to no more than two per week with reasonable notice provided to the tenant.
Preparing investor-ready financial records
Investor buyers currently prioritise rental history and yield potential. Vendors should compile rental income statements, property management records, and tax depreciation schedules to streamline buyer due diligence.
Tax and record-keeping obligations
Owners must keep all receipts and documentation related to the acquisition, holding, and disposal of the property for five years after lodging the relevant tax return (ATO). This is essential for calculating Capital Gains Tax (CGT) and understanding the impact of Division 43 depreciation on the cost base.
The timing risk
RBA rate hikes in February and March 2026 have introduced new caution and dampened buyer urgency (Domain). This creates a risk where the window between ending a tenancy and securing a buyer may extend, potentially leaving the property vacant during a period of reduced demand.
Frequently asked questions
How many open for inspections can I have per week?
Under Victorian tenancy law, tenants have rights regarding the frequency of access for sales purposes. Generally, you are limited to no more than two open for inspections per week, and you must provide the tenant with reasonable notice before each scheduled visit to ensure compliance.
What financial documents do I need to provide to buyers?
To attract investor buyers, you should provide rental income statements, property management records, and tax depreciation schedules. These documents allow buyers to accurately calculate the potential yield and understand the property’s financial performance, which is a priority for those investing in 2026.
Why are so many Melbourne investors selling in 2026?
Investors are divesting due to the cumulative effect of land tax rises, VRLT expansion, the Short Stay Levy, and RBA rate rises from 2022–2023. Many are facing unsustainable negative cash flow and wish to crystallise gains made between 2017 and 2020.
Are there rules against underquoting in Victoria?
Yes, agents are prohibited from advertising a property below the vendor’s reserve or the agent’s estimated selling price. Consumer Affairs Victoria investigates complaints regarding this, although price guides set 10–15% below eventual sale prices remain common in inner and middle-ring Melbourne suburbs.
Questions to ask your agent
- How have the February and March 2026 RBA rate hikes specifically impacted buyer urgency in my suburb?
- Can you provide data on whether owner-occupiers or investors are currently the primary buyers in this corridor?
- How should we set the advertised price guide to ensure it aligns with the reserve and complies with underquoting laws?
This article contains general market information based on data current as at April 2026. It does not constitute financial, legal, or real estate advice specific to your property or circumstances. For an appraisal and tailored advice, speak with a Fletchers agent in your area.