How we work
What happens in the first week, at each inspection, 90 days before a lease ends and before anything reaches you.
How we work
What it looks like when we manage your property.
We don't sell property. Leasing well and managing well is the whole business. Watch how it runs, walk through a property in 3D, then open any section below for the detail.
Prefer to start with a number? Get my instant rental report.
7 days
Median time to lease. The market median is 20.
748
Rent enquiries, 3x the market average
296
Rental applications, 6x the market average
$600M+
In assets under management
Six months to 16 September 2026.
The Owner Guide
Every step, on film.
Six short films from Thomas Tamine, our Principal and Licensee. Each one is under two minutes.
What happens when you join us
Your owner portal explained
How we handle maintenance
How we conduct routine inspections
Our application and screening process
How we screen tenants
3D tours
Walk through it from anywhere.
Most of our inspections are shot on a 3D camera. You get a link, open it on any device and move through the property room by room. Nothing to install.
Try this one. Drag to look around and tap a room to move.
The detail
How each part runs.
The first week on the marketPricing, the first open home and applications
The asking rent is agreed with you before anything goes online, set from what comparable properties have actually leased for recently rather than what is still advertised. The first open home runs on the first weekend the listing is live and you get a report after it. Our median time from listing to leased is 7 days against a market median of 20, about a third of the market, in the six months to 16 September 2026.
Before it goes online
The figure starts from leased comparables, same building or street first, beside the NSW Fair Trading median for the same suburb, property type and bedroom count: the rent actually agreed on bond lodgements over the trailing six months. Photography comes back within 24 hours.
The first open home and the applications
Every enquiry is followed up. After each open home you receive a report: how many came through, what they said and how the market is responding to the price. If week one is genuinely quiet we say so then, while adjusting still costs little. Every application gets the same checks: income verified against the rent, rental history confirmed with previous agents, references called. You receive the ones worth considering with our recommendation. The decision is yours.
Read more: The first week decides the rent.
Routine inspectionsThe report, the 3D walkthrough and the cadence
You receive a written report with photos for every area of the property and, where we shot it on our 3D camera, a 360 walkthrough you open in a browser on any device and move through room by room. The first inspection is about three months after a tenant moves in, then every nine months.
The report and the walkthrough
Every area gets content, so nothing reads as skipped. Every finding stays at the severity the inspector recorded. Wording is tidied, never softened. Nothing is added the inspector did not see. A person reviews the photos and wording, then finalises the report and sends it to you. Your tenant sees the same report.
Where there is a tour, your email carries a button to open it. Nothing to install. Your link always shows the latest routine tour. The entry condition tour from the start of the tenancy keeps its own address and is never overwritten. Not every inspection has a tour. The written report always comes.
The cadence and what your tenant gets
NSW allows a maximum of four routine inspections in any 12 months, each with at least seven days' written notice. The tenant's notice gives a two-hour arrival window and carries a Confirm button, so most tenants confirm with a tap. "Doesn't suit" is a request rather than a refusal of entry and does not restart the seven days.
Read more: Routine inspections you can walk through.
90 days before a lease endsThe review, your three choices and the notice rules
The review starts 90 days before the agreement end date, because a rent increase in NSW needs 60 days' written notice and you need time to decide before that notice has to land.
Ask the tenant, then talk to you
The tenant gets one question, whether they want to stay, with three buttons: I'd like to stay, I'll be moving out and I'm not sure yet. You then receive one recommended figure with its reasoning. With it: the current rent, an independent rental estimate with its confidence rating, the NSW Fair Trading median for the same suburb, property type and bedroom count, plus two or three real comparables leased in the last three to six months. Holding the rent is a valid outcome and often the right one on a good tenant. The system never picks a rent. Any increase is a person's call. You answer with a tap, Accept our recommendation or I'd like to discuss the terms. A person still prepares the agreement.
Your three choices
- Renew at the current rent. A term of ten or fourteen months rather than twelve moves the expiry out of the Christmas window.
- Renew at a new figure. The offer goes to the tenant once you confirm, with the rent increase notice attached. The rent changes only after the new agreement is signed.
- Let the tenancy end and relist. This carries its own notice requirements, so it is the choice to raise earliest. The listing is prepared before the property is empty.
The notice rules that bind it
A rent increase in NSW needs 60 days' written notice stating the new rent and the day it starts. Rent can rise at most once in any 12 months and not in the first 12 months of a tenancy. The current position is confirmed on NSW Fair Trading before any notice goes out. Our view: a perfect figure served on the wrong notice period is worse than a rough one served correctly.
Read more: When your lease ends matters more than how long it runs.
How work moves through the agencyOur systems and the rule that nothing sends itself
Through two systems we built. TG-OS is the team's dashboard. TG-Assist is an assistant inside PropertyMe, our property management software. They prepare, draft and recommend. A person decides and sends. Nothing goes to a client without a person reading it first.
What the systems do
TG-Assist does the routine work as drafts: inspection notices, replies to them, routine reports, email drafts and filing. Anything that writes to a property file arrives as a card a person presses Confirm on. Every email ends as a draft a person sends.
The rule
Our AI policy, in force since 19 October 2026, says it in two lines: AI prepares, drafts and recommends. A person decides and sends. Whoever sends a draft reads it in full and checks every name, date and figure. Bonds, terminations, arrears notices, tribunal matters, trust account movements and bank detail changes are never drafted by AI at all. Your bank details, identity documents and health information are never put into an AI tool.
Nothing sends itself
TG-Assist cannot send anything. That is blocked in the code, not only in policy. The automatic emails are the ones listed in our policy: the reminder sequence PropertyMe sends when rent falls behind, the courtesy emails in one current trial and internal mail between team mailboxes.
What you notice
Faster, clearer replies. Routine questions are answered the same day, with the right detail attached.
Nothing slips. Rent reviews, lease expiries and compliance dates are tracked by the system and checked by a person. The lease renewal task opens itself 90 days out.
Money handled the same way every time. Rent is paid to you with a statement once a month or twice a month, mid and end. A change to your bank details is never taken by email. We reconfirm it by phone or in person.
Maintenance with a recommendation. When a tenant reports a fault you get a short email saying it is in hand, with the job's own photos. Quotes come back with our view of which ones price the same work. You decide, within the repair approval level you chose when you joined.
Read more: Three quotes is not a comparison.
The tools you'll noticeRental report, owner report, 3D tour link, portal and proposal
Your instant rental report
Answer a few questions and you get an indicative weekly figure in under a minute, with a snapshot of income and running costs. It draws on NSW Fair Trading rental bond medians and SQM Research vacancy for the suburb, so the figure carries its source. Get my instant rental report.
The owner report
Available for any property we manage: one permanent link, open any time. It is a quick link rather than a replacement for the portal and it never pre-empts a lease renewal.
The 3D tour link
One address per property at tour.thegalleryrealestate.com.au, always showing the latest routine tour. It is unlisted rather than password protected.
The owner portal
PropertyMe's owner portal is where you go for statements and money. The Owner Guide films above cover it, starting with episode 02. See the full Owner Guide.
The proposal, with a guide for your situation
A proposal is published as a page at its own link, never a file. The fee is set out in the proposal itself and the agreement you sign is what applies. The email it arrives with picks the short guide that matches your situation: moving out and renting your home, keeping your old home as an investment, handing over a self-managed property, switching from another agent, your first investment property, renting out while overseas or interstate or renovating before you lease. Nothing goes to your current agent until the agreement is signed and you say you are ready.
Questions landlords ask us
How often do you inspect my property?
The first routine inspection is about three months after a tenant moves in, then every nine months. NSW allows a maximum of four routine inspections in any 12 months, each with at least seven days' written notice to the tenant.
Does every inspection come with a 3D tour?
No. A tour is built only when the inspection was shot on our 3D camera. The written report with photos comes every time.
Do you use AI to manage my property?
We use AI tools to prepare, draft and recommend: inspection notices, routine reports, first drafts of emails and filing. A person decides and sends. Nothing reaches you or your tenant without a person reading it first.
When will I hear about my lease renewal?
Ninety days before the agreement end date. We ask the tenant whether they want to stay, then send you one recommended figure with the evidence behind it. A rent increase needs 60 days' written notice, so you have time to decide first.
Do you sell property?
No. The Gallery Real Estate is a boutique property management agency in Redfern, Sydney. Leasing well and managing well is the entire business.
See it on your property.
A call with Thomas Tamine, our Principal and Licensee, is a straight conversation about how this would run on your property. No pitch. If you'd rather start with a number, your instant rental report takes under a minute.