Ask ten people what a “good property” is and you’ll get ten confident answers — most of them conflicting.
That’s not because people are clueless. It’s because property quality is contextual. The same apartment can be:
– a brilliant rental (easy to tenant, stable demand),
– a stressful first home (high ongoing costs, awkward lifestyle fit),
– a mediocre long-term hold (limited resale buyer pool),
– and still look “ good ” on a listing.
So instead of chasing a universal definition of “good”, this article gives you a simple, practical framework to define good for you — whether you’re a landlord, investor, new homeowner, or first-time buyer in Sydney or across NSW.
We’ll keep it easy to digest. No charts. No jargon overload. Just useful filters and current market signals.
The 2025 reality check: “Good” now is shaped by tighter affordability and shifting demand
Before we get into personal goals, it helps to ground the conversation in what the market is doing right now:
1. Home values continued rising into late 2025, with Sydney up 0.5% in November (nationally +1.0%).
2. Investor activity jumped in the September quarter 2025: new investor loan commitments rose 13.6% (seasonally adjusted).
3. Sydney’s rental market showed mild easing but remained tight: vacancy rate 1.4% in November 2025, and Sydney combined rents were +6.3% year-on-year (with advertised house rents averaging $885.25/week).
4. For first home buyers, affordability pressure is brutal: KPMG analysis found only 12% of homes are affordable nationally for an “average” first-home buyer household — and only 5% in NSW (based on their assumptions).
Those signals explain why “good” is diverging:
– owners are more sensitive to running costs and lifestyle friction,
– investors are more sensitive to tenant demand and vacancy risk,
– first home buyers are more sensitive to compromises that don’t show up in listing photos.
The big idea: “Good” is a 3-part equation
A property is “good” when it matches:
1. Your goal (what you’re trying to achieve)
2. Your time horizon (how long you’ll hold it)
3. Your tolerance (stress, uncertainty, admin, and costs)
When one of these is off, a property that looks good on paper can feel like a mistake in real life.
Four people. Four different definitions of “good”.
1) The Landlord (stability-first)
A “good” property is one that:
– attracts consistent tenant demand,
– has fewer surprises,
– is straightforward to maintain,
– and stays competitive without constant upgrades.
In late 2025, the Sydney rental market is still tight overall (vacancy 1.4%), but conditions can vary suburb-to-suburb and property-to-property, so “good” landlords focus on micro-demand: layout, parking, storage, and liveability — not just postcode.
Good landlord test : If this was listed tomorrow, would it still stand out for the rent you need?
2) The Investor (outcome-first)
Investors often define “good” as:
– resilience (doesn’t fall over when conditions change),
– liquidity (easy to sell when you need to),
– and predictable demand.
With investor lending rising sharply in 2025, competition for “obvious” investment stock increases — and that can compress the margin for error.
Good investor test: If buyer demand cools, is this property still an easy “yes” for renters and future buyers?
3) The New Home Owner (life-first)
Owner-occupiers usually mean:
– comfort,
– convenience,
– security,
– and “can I see myself here on a random Tuesday?”
A property can be “great value” and still be wrong if it adds friction to daily life: noise, poor winter light, parking drama, awkward layout, unreliable lifts, or expensive strata surprises.
Good homeowner test: Does this reduce stress in your week — or add to it?
4) The First-Time Buyer (future-first)
First home buyers often need a property that:
– works now ,
– but also won’t trap them later.
KPMG’s December 2025 analysis suggests the pool of affordable homes in NSW is extremely thin for the “average” first home buyer household — which means many buyers are forced into compromises.
Good first home buyer test: If your life changes in 2–3 years, does this property still make sense?
The “Good Property” Filters (use these before you fall in love)
Filter 1: The Daily Cost Test (the one people forget)
A property’s price is only part of the cost.
Ask : what does it cost to live in or hold this property each year?
Examples (without getting technical):
– strata levies vs. what you actually get for them,
– heating/cooling needs (sunlight, insulation feel),
– parking/storage practicality,
– maintenance complexity (older buildings, tricky access).
Rule of thumb: If the ongoing costs are high, the property must deliver exceptional lifestyle value (for owners) or exceptional tenant appeal (for landlords) to stay “good”.
Filter 2: The “Who Will Want This Later?” Test
Every property has a buyer type. The narrower that buyer type, the more your resale can depend on timing.
Ask:
– Is this the kind of home people actively search for — or the kind they “settle” for?
– Does it appeal to multiple groups (couples, small families, downsizers), or only one niche?
This matters in Sydney where affordability can cap price growth and reduce buyer flexibility.
Filter 3: The Layout Reality Test (photos hide this)
In 2025, people are more sensitive to functional space — especially if they work hybrid or spend more time at home than they used to.
Quick checks:
– Can you place a normal couch and dining table without blocking flow?
– Is there real storage or just “marketing storage”?
– Does the second bedroom actually fit a bed and desk?
– Is there cross-ventilation and usable light?
A “good” property is one that still feels good after the inspection adrenaline fades.
Filter 4: The Tenant Demand Test (even if you’re buying to live in it)
Even owner-occupiers should consider: If you had to rent it out for a year, would it be easy?
Sydney rents were up 6.3% year-on-year in SQM’s November 2025 advertised rent data, but the key isn’t just rent level — it’s rentability (how fast it leases and to whom).
Properties that rent well usually have:
– practical layout,
– easy parking,
– reasonable noise levels,
– good access to essentials.
Filter 5: The “Local Reality, Not Local Hype” Test
Instead of relying on vibes, check median rent ranges by postcode using NSW Fair Trading’s Rent Check tool. It’s a fast way to sanity-check what the market is doing around a property (useful for both landlords and buyers).
This keeps decisions grounded, especially when emotions (or fear of missing out) creep in.
Quick “Good For You” Checklist
Pick your category and use the checklist that matches your goal:
If you’re a landlord/investor
✅ Easy-to-maintain finishes and access
✅ Strong tenant fundamentals (layout, parking, storage)
✅ Reasonable ongoing costs relative to rent
✅ Broad future buyer pool (liquidity)
✅ Low “story risk” (hard-to-explain drawbacks)
If you’re a new homeowner
✅ Commute and daily routine fit
✅ Quiet, light, comfort (the invisible stuff)
✅ Costs you can live with long-term
✅ Doesn’t require immediate renovations to function
✅ Still works if life changes (job, baby, relationship, caring responsibilities)
If you’re a first home buyer
✅ Works now AND won’t box you in later
✅ Minimal regret risk (layout > aesthetics)
✅ Not over-dependent on “perfect conditions”
✅ Resale appeal to more than one buyer group
✅ Practical compromises, not painful ones
So… what’s a “good property” in 2025?
A good property is one that:
– fits your life or your strategy,
– stays competitive in its category,
– and doesn’t rely on best-case scenarios to feel like a win.
In Sydney and NSW right now, the winners aren’t always the flashiest listings. They’re the properties that are easy to live in, easy to rent, and easy to explain.
Want a second opinion before you commit?
If you’re unsure whether a property is “good” for your goal (home, first purchase, or investment), RnJ Realty can help you pressure-test it with a practical lens — including rentability, tenant appeal, and holdability from a property management perspective.
Contact RnJ Realty to book a quick suitability check — or speak with our team about property management in Greater Sydney.
There’s no single “good property.”
There’s only good-for-a-goal, at a point in time, with a level of risk and effort you can actually live with.
If you stop chasing universal answers and start filtering decisions through your reality, the right property becomes clearer — and regret gets a lot less likely.
