Question 1

What does PublicSquare do?

Accepted Answer

PublicSquare is a licensed real estate firm operating in Queensland and New South Wales, and the creator of Australia's only Rent-to-Sell™ investment property model. We deliver a full turnkey solution for investors, covering everything from acquisition through to resale — including our buyers agency service, property management, and resale handling.

Question 2

Is PublicSquare legitimate?

Accepted Answer

Yes. PublicSquare is a licensed Australian real estate agency — Queensland licence 4555627 and New South Wales licence 10152702 — operating since 2021 from Brisbane, with multiple published Rent-to-Sell case studies. Rent-to-Sell runs on written contracts you receive in full before committing, and we encourage independent legal and financial advice. Title stays in your name for the whole term; PublicSquare acts as your licensed property manager and does not hold your property or your sale proceeds.

Question 3

What kind of properties does this work with?

Accepted Answer

We work across the entire market — including off-the-plan and established properties sourced from realestate.com.au and domain.com.au — giving investors full choice to suit their strategy and goals. The properties we most commonly help clients acquire are established 3 and 4 bedroom houses priced between $650,000 and $900,000.

Question 4

How does the pre-approval process work?

Accepted Answer

Pre-approval is a quick and easy process you can complete online. It's required for AML (anti-money laundering) compliance but does not affect your credit history. The steps are: property preferences (whether you're buying an investment property or leasing out one you already own — if buying, you'll note how many properties, maximum price each, deposit capacity of 5% or 10%, and finance approval period; if leasing out an existing property you own, its address); your broker (provide their details or request a referral to a PublicSquare panel broker familiar with Rent-to-Sell); purchasing entity (Individuals, Company, SMSF, Family/Discretionary Trust, or Unit Trust); entity details, only if you're not buying as an individual (search by ABN or name, confirm the registered address, and upload the trust deed for a trust or SMSF); the name, date of birth and contact details of each owner or director (uploading a photo ID here is optional and fills the details in); bank details (the account that will receive monthly rental distributions once a tenant is in place — the entity's account if buying through an entity); funding (your purchase method — All Cash, Cash + Finance, or Equity Release + Finance — plus proof of funds and your source of funds, for AML/CTF compliance); finance (confirm number of properties, maximum price, deposit capacity, finance approval period, and optionally your finance expiry date); and a credit declaration (confirm each owner/director and the entity are solvent and free of credit issues, defaults, or bankruptcies, or disclose any matters), where you also agree to our Terms of Service and submit. If you're purchasing through an SMSF, note that government policy changes in 2026 have restricted access to lending for SMSF property purchases — if you need finance, we recommend speaking to a broker before proceeding. After submission, the same final milestones apply as for homebuyers: a 30-minute demo call with your rep; a client agreement sent via DocuSign for signing, with a photo ID for each owner or director uploaded before it goes out; and a one-time engagement fee of $3,000 plus GST, payable by card or Apple Pay before you can apply for properties (or, if you are bringing a property you already own into the program, before it can be marketed). The engagement fee is paid once, not per property, and carries forward to any property you pursue. Once those milestones are complete, you're pre-approved and ready to apply for properties or list your existing property without further paperwork.

Question 5

How does the extra 50% work?

Accepted Answer

On top of their normal weekly rent, tenants pay you an additional 50% each week directly into PublicSquare's trust account, which is distributed to you monthly alongside rent. This amount is calculated as 50% of the year 1 weekly rental amount and stays fixed for up to eight years, or until the tenant buys the home — whichever comes first. Under the contract, these weekly contributions are interest-free loans from the tenant to the investor; when the tenant buys, they are repaid to the tenant in the form of their deposit at settlement. Investors can use this additional cashflow however they like — covering property costs, topping up an offset account, or building a deposit for their next investment.

Question 6

What's the catch for a landlord?

Accepted Answer

Four trade-offs, stated plainly. The tenant's weekly contributions are credited to them at settlement, so they raise your cashflow during the term rather than adding to the sale price. Rent reviews are capped at 4% a year, so a traditional re-let could earn more if market rents rise faster. You sell inside the tenant's purchase window, years 4 to 8, so it is less flexible than a standard lease if you want to sell in year two (earlier exit options exist in the contract). And a tenant may not complete — in which case you sell on the open market at no less than the contracted minimum, or negotiate to keep the property. Against those: 50% more weekly cashflow, one tenant for up to eight years, free tenant replacement, and a contracted minimum resale price with no cap on the upside.

Question 7

Does the rental portion go up each year?

Accepted Answer

The rental portion is reviewed every 12 months. As your licensed property manager, PublicSquare conducts a renewed rental appraisal and updates the market-rent component in line with that appraisal, capped at 4% per increase or the maximum permitted under the relevant state tenancy legislation, whichever is lower. The cap is a ceiling, not a fixed automatic increase — the actual adjustment follows the appraisal. The tenant's additional 50% contribution is unaffected by these reviews and stays fixed at the year-one amount for the full lease term.

Question 8

Are the tenant's deposit contributions held on my behalf, or are they mine to use?

Accepted Answer

They are distributed to you monthly and are yours to use — offset, reinvestment, or otherwise. They are not held in escrow. The weekly contributions are interest-free loans from the tenant-homebuyer to you as the owner; when the tenant exercises their option and buys, they are repaid to the tenant in the form of their deposit at settlement.

Question 9

When can the tenant buy the property?

Accepted Answer

Tenants can exercise their option to purchase the home in years 4 through 8 of the lease. Most tenants will exercise their option in years 7 or 8, by which point they have accumulated a sufficient deposit to transition to a mortgage.

Question 10

How does the final sale price work?

Accepted Answer

The final sale price is determined by two things: a contractually defined minimum resale price, and an independent valuation conducted by a licensed valuer at the time of sale. The tenant pays whichever is higher. This means investors are protected on the downside with a guaranteed minimum, while still capturing the full upside if the market valuation exceeds that minimum.

Question 11

What if property prices fall?

Accepted Answer

The contract sets a minimum resale price by a floor growth rate on today's value (8% p.a. if the tenant buys in year 4, stepping down to 4% p.a. in year 8). At sale you receive the higher of that floor or an independent valuation, so a fall in the market does not by itself reduce your resale price, and the upside is not capped. Australian house prices grew at an average of 6.8% a year, compounding, from 1993 to 2018. By years 7 and 8 the contracted minimum (5% and 4% p.a.) sits well below that long-term average. The floor is a term of the agreement, not a guaranteed return: the sale cannot complete below it, and if the tenant cannot complete, the property is sold on the open market with any shortfall below the minimum deducted from the tenant's contributions.

Question 12

Can the tenant be forced to purchase at the minimum resale floor?

Accepted Answer

No. The tenant holds an option, not an obligation. If they purchase and the independent valuation comes in below the minimum, the sale price is simply set at the minimum — their weekly contributions are interest-free loans to you as the owner, and at purchase they are repaid to them in full in the form of their deposit. (A shortfall is only deducted from contributions where the property is instead sold to a third party.) The investor's minimum return is protected either way.

Question 13

Is the valuation a full inspection or a desktop estimate?

Accepted Answer

A full site valuation. A certified independent valuer, appointed by the seller, attends the property in person and researches comparable sales and listings in the street, neighbourhood, and area, along with the property's special features — producing a complete market valuation rather than a desktop figure.

Question 14

What if I don't agree with the valuation?

Accepted Answer

If you disagree with a valuation you have 10 days to object in writing, and you must agree to bear the cost of a Second Opinion Report from a different certified valuer. If that second report is contested, a third is commissioned and the final figure is the average of the three. All valuers are independent and certified, appointed by the seller, and conduct full site inspections — physically visiting the property and researching comparable sales and current listings in the area.

Question 15

What if I don't want to sell?

Accepted Answer

The Rent-to-Sell model is designed for investors who are comfortable with a 4 to 8 year investment horizon. Tenants are most likely to exercise their option in years 7 or 8, though the contractually defined minimum resale prices in earlier years are set above the initial home value, which supports the outcome if the tenant exercises early. Property investment still carries risk, including poor or negative market growth — please review the numbers with your own adviser.

Question 16

What if I want to sell earlier?

Accepted Answer

The contract includes a novation clause, which allows you to on-sell the property to a third party, but only with the tenant-buyer's prior written consent (which cannot be unreasonably withheld) and where the incoming owner signs a deed, on terms acceptable to the tenant-buyer, agreeing to be bound by the existing agreement. You may also negotiate directly with the tenant via PublicSquare to bring the purchase forward. It's also worth considering that since the property is most likely cashflow positive and covering all its own costs, holding and allowing it to continue appreciating is often the better outcome anyway.

Question 17

What do tenants get out of this?

Accepted Answer

Quite a lot, which is a key reason the model works. With over 70,000 household applications received since launch, demand from prospective tenants is sufficiently high throughout most regions of QLD and NSW. The model offers them: A structured path to homeownership (tenants can move in years ahead of when they would otherwise be able to afford to buy); Dramatically lower move-in costs (entry costs are up to 16 times cheaper than a traditional high-LVR mortgage); Week-to-week affordability (ongoing weekly costs are more affordable compared to servicing a high-LVR mortgage); Long-term housing security (a secure lease of up to eight years).

Question 18

How does PublicSquare qualify tenants?

Accepted Answer

Tenants undergo rigorous screening, including ID and legal verification, credit and debt checks, income verification via payslips, bank statements and tax returns, and a solicitor letter plus statutory declarations confirming their understanding of the agreement.

Question 19

Do tenants pay a bond?

Accepted Answer

Yes. Tenants pay a fixed $2,000 bond to the property manager upon commencement of the lease, plus their first two weeks of rent and deposit contributions before they move in.

Question 20

What if the tenant misses payments?

Accepted Answer

We follow standard Queensland and New South Wales tenancy legislation. PublicSquare will do everything possible to help the tenant get back on track. If payments continue to be missed, we issue breach notices and, if necessary, notices to vacate in accordance with the relevant tenancy rules. In the event the tenant vacates, the investor retains full title to the property and is under no obligation to repay the additional contributions received — these are converted into an exit fee payable to the investor.

Question 21

What if the tenant doesn't want to buy?

Accepted Answer

In practice this is very unlikely, but if a tenant chooses not to purchase, they can either walk away or allow the lease to expire. In either case, the investor retains full title to the property and is under no obligation to repay the additional contributions received — these are simply converted into an exit fee payable to the investor.

Question 22

What if the tenant can't get a mortgage?

Accepted Answer

If a tenant is unable to obtain a mortgage, they can request an open-market sale by giving written notice, supported by three formal rejection letters from brokers or lenders, at any time in years 4 to 8 of the lease, provided they are not in default. At that point, PublicSquare will manage the sale of the property on the open market at no additional cost to you as the owner, and you will just pay the sales commission you would normally have to pay if selling the property to the tenants, with tenants paying the full marketing costs of $3,300 to list the property for sale online. In this scenario, your returns remain protected — you will receive the higher of the minimum resale price or the actual open market sale price, and PublicSquare will be legally obligated to achieve the best possible sales price on your behalf. If the home sells at or above the Minimum Sale Price, the tenant's contributions are returned to them through the Exit Statement, less any weekly payments still outstanding. If there is a shortfall, the tenant is responsible for covering it from their contributions. Any alternative arrangement — such as you retaining the property and settling the tenant's contributions — would require a separate written agreement between you and the tenant; it is not a right under the contract.

Question 23

How is the resale commission calculated if I keep the property instead of selling?

Accepted Answer

Usually the property is sold — either to the tenant when they exercise their option, or on the open market if they can't proceed — and PublicSquare's resale commission is calculated on the sale price. Occasionally you may prefer to keep the property and repay the tenant's contributions rather than sell it, for example where the tenant can't obtain a mortgage. This is done under a separate written agreement with the tenant; it isn't a right under the contract.

Because there's no sale in that case, there's no sale price and no need for a fresh valuation. PublicSquare instead calculates its resale commission on the initial home value recorded in your original agreement with the tenant — not the property's current value — and then applies a 25% discount to that amount. If the property has grown in value since you acquired it, this works in your favour, since the commission stays based on the lower original figure and is discounted. GST applies, and the exact figures are set out in your Client Agreement.

Question 24

How does the tenancy guarantee work?

Accepted Answer

PublicSquare aims to secure the tenant under contract — including solicitor sign-off and statutory declaration — before the investor's purchase goes unconditional. The investor retains full title throughout the lease until the property is sold. If the tenant doesn't buy the home for any reason, the investor retains full title and can elect to lease it traditionally, sell it on the open market, or engage PublicSquare's tenant replacement service. PublicSquare offers free tenant replacement for investors willing to sign up for a new Rent-to-Sell contract of up to eight years with a replacement tenant.

Question 25

Can tenants renovate the property?

Accepted Answer

No. Just like a standard rental property, tenants must obtain your approval as the property owner before conducting any renovations or improvements.

Question 26

Who pays maintenance costs?

Accepted Answer

As with any investment property, maintenance costs that cannot be claimed under insurance are the responsibility of the landlord. All investors are required to hold appropriate landlord insurance.

Question 27

Can I use a standard investment mortgage?

Accepted Answer

Yes. You can use any broker or lender of your choice, including standard bank mortgages. The finance applicable is identical to any traditional investment property.

Question 28

Will this increase my borrowing capacity?

Accepted Answer

In our experience, this model does not increase your initial borrowing capacity — lenders assess the property the same way they would a traditionally leased investment property. However, some clients have reported improved borrowing capacity once the lease is in place, as the lease agreement documents the full weekly cashflow amount, which some lenders take into account.

Question 29

Can I refinance or draw equity during the contract term?

Accepted Answer

Yes. You keep legal title and you can refinance freely — replacing one first mortgage with another is expressly contemplated, and the tenant-buyer's consent cannot be unreasonably withheld. The consent requirement exists to stop the property being encumbered in a way that would defeat the tenant-buyer's option, not to restrict ordinary lending. You do need to maintain at least 20% equity net of liabilities for the term. Refinancing remains subject to your lender's own credit assessment. (Note the serviceability nuance below.)

Question 30

Will lenders recognise the deposit contributions for serviceability?

Accepted Answer

At this stage, lenders are unlikely to acknowledge the additional RTS contributions when assessing your borrowing. However, some clients have reported improved serviceability and refinancing opportunities once the lease is underway, by leveraging the model's high cashflow.

Question 31

Can I use the property as security for other lending?

Accepted Answer

Yes. As legal owner you can use the property as security for other borrowing, subject to your lender's approval. You keep legal title and you can refinance freely — replacing one first mortgage with another is expressly contemplated, and the tenant-buyer's consent cannot be unreasonably withheld. The consent requirement exists to stop the property being encumbered in a way that would defeat the tenant-buyer's option, not to restrict ordinary lending. You do need to maintain at least 20% equity net of liabilities for the term.

Question 32

Can I buy under my SMSF?

Accepted Answer

Yes — you can purchase through a personal name, SMSF, company, or trust. Where the owner is a company or corporate trustee, the directors must personally guarantee the agreement with the tenant. Note that government policy changes in 2026 have restricted access to lending for SMSF property purchases. If you need finance, we recommend speaking to a broker before proceeding.

Question 33

Who will be on title?

Accepted Answer

The title remains in your name throughout the lease term — whether that's an individual, trust, company, or SMSF. You keep legal title and you can refinance freely — replacing one first mortgage with another is expressly contemplated, and the tenant-buyer's consent cannot be unreasonably withheld. The consent requirement exists to stop the property being encumbered in a way that would defeat the tenant-buyer's option, not to restrict ordinary lending. You do need to maintain at least 20% equity net of liabilities for the term. The tenant may also register the lease (with the call option deed annexed) on the title — registration is optional and is permitted under the Agreement Between Buyer and Seller.

Question 34

How do the tax benefits work?

Accepted Answer

The Rent-to-Sell model preserves the standard tax benefits of investment property ownership, including property depreciation, negative gearing, and capital gains tax (CGT) discounts where applicable. The additional 50% payments are structured as interest-free loans from the tenant to the investor, rather than rental income. Individual circumstances vary — we strongly recommend obtaining advice from your accountant.

Question 35

Can I run this past my adviser or accountant?

Accepted Answer

Absolutely. Your PublicSquare representative will include a technical document within your proposal suitable for sharing with trusted advisers and accountants, covering the structure, legalities, and how the model may apply to your personal financial and tax circumstances.

Question 36

What agreements will I sign?

Accepted Answer

When purchasing the property, you sign a standard contract of sale with the vendor. Once the tenant is secured, you sign a single Agreement Between Buyer and Seller (which contains the Call Option Deed) plus the state-compliant general tenancy agreement — a Queensland Form 18A in QLD, or the NSW equivalent. That agreement must be signed digitally on a video call with your solicitor, and where the owner is a company or corporate trustee the directors sign as guarantors. When the tenant purchases the home, you sign a standard REIQ or REINSW contract of sale. For your engagement with PublicSquare, you sign standard real estate agency appointments covering buyers agency, property management, and resale services.

Question 37

Can I see copies of the contracts?

Accepted Answer

We will issue copies of the contracts before you go unconditional on your property purchase. As a matter of company policy, we do not provide full contract documents during the initial onboarding phase. The contracts provided throughout the process reflect all key terms disclosed on this page and within our other materials.

Question 38

Is PublicSquare appointed exclusively to manage and sell the property?

Accepted Answer

Yes. PublicSquare is appointed as the sole and exclusive property manager and sales agent for the property for the term of the arrangement.

Question 39

What happens if PublicSquare ceases trading or becomes insolvent?

Accepted Answer

You hold legal title at all times — the property is yours, not PublicSquare's, and PublicSquare holds no ownership interest. Your title and your direct tenant agreement remain intact independently of PublicSquare's operation. We recommend reviewing this scenario with your solicitor.

Question 40

What are PublicSquare's fees?

Accepted Answer

PublicSquare's fees are comparable to those charged by traditional real estate agencies for equivalent services, including buyers agency, property management, and resale. Please discuss the full fee schedule with your PublicSquare representative.

Question 41

Is the engagement fee refundable, and do I pay it for each property?

Accepted Answer

The engagement fee is a one-off payment — you pay it once during pre-approval, not per property. Refunds of the engagement fee are at PublicSquare's discretion, and nothing limits your rights under the Australian Consumer Law. In practice the fee carries forward: if a property doesn't work out for any reason, it applies to whatever property you choose next, however many attempts that takes. Full fee terms are set out in your client agreement, and your PublicSquare representative can walk you through anything you'd like to clarify.

Question 42

When is the engagement fee payable?

Accepted Answer

The engagement fee is a one-time payment made during the pre-approval process — one of the final steps before you can put applications forward for properties. It's paid once, not per property, and carries forward to any property you pursue. Your PublicSquare representative can walk you through it before any payment is due.

Question 43

How do you increase growth potential?

Accepted Answer

We use a combination of publicly available and paid real estate data sources to analyse property type, location, and key growth indicators — including infrastructure investment, access to transport and schools, and vacancy rates. All properties are assessed for flood and fire risk prior to presentation. We focus on high-demand pockets with strong owner-occupier appeal and areas with constrained land supply.

Question 44

How long does it take to secure a property?

Accepted Answer

Timelines vary by market and season. Under normal conditions, expect 2 to 3 weeks to reach contract, then a further 2 to 3 weeks to reach unconditional and tenanting, with settlement following in line with the contract terms, excluding public holidays.

Question 45

Can you show me some case examples?

Accepted Answer

Yes. Detailed case examples are available on our website and within the proposal your PublicSquare representative will provide following your initial discovery call.

Question 46

Do you have a spreadsheet?

Accepted Answer

Yes. Your PublicSquare representative can provide a spreadsheet and walk you through it over a video call once initial discussions are complete and we have a clear understanding of your investment objectives.

Question 47

Can we do a video call?

Accepted Answer

Yes. Video calls are particularly useful for walking through the numbers together on a spreadsheet and reviewing case examples. Please note that while PublicSquare representatives may hold qualifications as financial planners, they are not permitted to provide personalised financial advice during your interactions.

Introducing
Rent-to-Sell for Investors and Landlords

How It Works

Your tenant moves in

You collect rent plus 50% extra

A defined exit strategy

Case Studies

Everything You Need to Know About Rent-to-Sell

How Does Rent to Sell Work?

What Does Rent to Sell Cost?

How Does the Extra 50% Cashflow Work?

How Is the Guaranteed Minimum Resale Price Set?

What Protects Investors in a Rent to Sell Arrangement?

Can I Buy a Rent to Sell Property Through My SMSF?

What Are the Tax Benefits of Rent to Sell?

Who Is Rent to Sell Best Suited To?

Frequently Asked Questions

IntroducingRent-to-Sell for Investors and Landlords