Sales Process

STEP 1. Register your interest

Complete our online ‘Contact us’ page or call NRAS Property Sales on 90106211 or 0412555870.



STEP 2. Initial consultation

• NRAS explained

A member of our friendly team will explain the NRAS and how the scheme can benefit you the investor.

• The sales process.

We can take you step by step, through every part of the process in selecting an NRAS property, so you can evaluate which investment best suits your needs.

Property For Sale


• Questions.


With friendly and personalised service we are happy to answer any questions you may have.


STEP 3. Finance

Source an appropriate lender to confirm your investment borrowing capacity or we can help you source a lender for your investment needs. We recommend that you seek financial advice specific to your circumstances.



STEP 4. Reserve your preferred property

Choose your NRAS investment property, click on the reserve tab, complete and submit the Sales Advice or we can help you choose a property best suited to your particular needs and finance requirements. If you prefer we can complete the Sales Advice and guide you through the entire process. Note: Any special conditions or notes, such as, finance conditions should be noted in the relevant section. A deposit is not required at this stage, it must not be deposited until confirmation is received from the vendor that the offer has been accepted.

A copy of the Sales Advice will be sent to the vendor and the purchaser or their relevant solicitors.

The property will then be displayed as ‘Tentatively under Offer’. Once the offer is accepted a confirmation email will be sent and no other offers will be considered.



STEP 5. Finalise the sale

A holding deposit of $1,000 is then required from the purchaser. Note: The reserved property will be released back to the market if the deposit is not received within 48 hours unless prior arrangements have been made and is acceptable to both the purchaser and the vendor.

When the holding deposit is received, a contract will then be prepared and forwarded to the purchaser or the purchaser’s solicitor (if advised). The vendor must receive the contracts and remaining 10% deposit, within 7 days of the property being reserved. If this time frame cannot be met, the vendor must be notified with a request for an extension, otherwise the sale will be cancelled and the property released back to the market.


An Ethan NRAS Agreement will then be forwarded to the purchaser when the contract is exchanged and becomes unconditional.



STEP 6. Settlement
























Approximately 2 months before settlement of your NRAS investment property it is advised that you start to look to appoint a Property Manager, either yourself or obtain assistance through Ethan Affordable Housing and also arrange insurance, such as, landlord insurance.

Regular contact is maintained throughout the whole process between all relevant parties to ensure a smooth process to settlement.


STEP 7. Property Management

You can choose your own property manager but under the scheme there are additional requirements to ensure that the tenants qualify. The property manager must investigate and establish the income of the applicant, prepare and submit a new tenancy file, provide an end of the year NRAS summary and repeat the eligibility testing on an annual basis.

Apart from the additional NRAS requirements the property management services are the same as for conventional rental properties. These activities include tenant selection, rent collection, periodic inspections and property maintenance, as well as, all other duties required of a property manager within an agency.
The agreement between the investor and the agency will be documented on the state specific Real Estate Institutes property management agreement for the term of the NRAS incentive. Ethan suggests an appropriate property management fee for a rental manager to charge for their services to professionally lease and manage the NRAS investment property is 10% of the discounted rent. Average management fees are approximately 8% therefore by offering 10% the property managers will not be disadvantaged due to the reduced market rent of a NRAS property. NRAS requires that tenancy management services comply with the residential tenancy legislation and regulations relevant to each State or Territory.

We can provide assistance for your property management needs so that the most appropriate agency is coordinated for the rental management of your NRAS investment property. NRAS Property Sales and Ethan Affordable Housing work with selected local real estate agencies that have an understanding of the scheme and have undertaken the appropriate training. This is to ensure that the property is managed in a professional manner and complies with the requirements of the NRAS so that your investment property remains eligible for the entire 10 years, and your investment’s returns are maximised.








Q Why should I invest in NRAS Properties over conventional investment properties?
A Benefits of investing in a NRAS investment property are:


An annual tax-free incentive, which is indexed annually for 10 years.
The NRAS incentive is not available to standard residential property investors.



Socially responsible investing providing affordable rental housing for qualifying key workers, such as, police officers, teachers, fire-fighters, nurses and paramedics. A win-win scenario, both for the investor and for members of Australia’s key infrastructure workforce.

Increased income.

A positive cash flow investment property.
A potential, investment earnings as the property increases in value.


Reducing your tax burden through potential negative gearing benefits and positive cash flow at the same time.
Possibly increase the negative gearing benefit by apply expenses and non-cash deductions and allowances against a lower assessable renal income as the property is rented at 80% of the current market rate.
Tax deductions on interest payments.

Tax deductions on property depreciation.

A choice of properties throughout Australia from various developers.
Ownership of a newly built dwelling.


‘Turn Key’ inclusions so the dwelling is ready to be tenanted on completion

(Refer to FAQ for an inclusions list).


Possible reduced vacancy rates over the 10 years due to the dwellings rented at 20% below market rates making the property most sought after by tenants.


It is a flexible system – investors may exit the scheme at any time without incurring any exit penalties.



The property can be sold with remaining NRAS incentive to another investor who undertakes to comply with the scheme or an equivalent dwelling can be offered as a substitute dwelling for the remaining part of the 10-year period.
The property can be sold without the NRAS.


The Australian residential rental market represents a good long-term investment with the opportunity for significant capital gains. Investors in the scheme benefit from cash and capital growth returns that can be superior to traditional property investment. Under the National Rental Affordability Scheme, investors receive a tax-free incentive per annum (indexed annually) for each approved dwelling, rented at 20% below current market rent for a 10-year period. In certain markets, compared with a traditional property investment the tax-free incentive can provide a better cash return than charging the current market rent on the property.



Q   Who manages the scheme?






  The Department of Sustainability, Environment, Water, Population and Communities (SEWPaC) manages the scheme, in consultation with the Australian Taxation Office (ATO). To ensure the objectives are met, the Australian Government work in conjunction with the State and Territory Governments, not-for-profit housing providers, property developers, investors, and financial institutions.


Q   What is the commencement date of the NRAS?
A   It becomes active from the commencement date of the tenant’s lease.




  Will I be entitled to receive the incentive in a tax free form for the entire 10 years?



  Yes. Not-for-profit housing providers, such as, Ethan Affordable Housing has an ATO private tax ruling that ensures the investor will continue to receive this for the 10-year period.


  Are the tax-free incentives on a pro rata basis?
A   Yes. The NRAS year starts the 1st May and ends 30th April.



  Are there any restrictions from obtaining finance, such as, a caveat or interest lodged on the property?


  No. The property can be financed similar to other investment properties.



  Is the investor paying above market prices for the property because it has a NRAS incentive attached?



  No. Under the Ethan model the properties are sold at current market prices and can be supported by a valuation at time of finance approval.




  Can I exit the program and sell the property at any time?




  Yes. Under the Ethan model, the property is not locked into a Head Lease, for the 10-year period .The investor is free to sell the property at any stage of the program without incurring any exit fees.
Q   Can I sell the property with the NRAS?




  Yes. The property can be sold within the 10-year period, with the remaining years of the NRAS to an investor, who must also comply with the government requirements of the scheme. An equivalent dwelling can also be offered for the remaining part of the 10 years.
Q   Can I sell the property without the NRAS?



  Yes, but it would not be eligible to re-enter the scheme, as once sold without the NRAS it would no longer qualify as a new dwelling.
Q   What happens to the property at the end of the 10 years?
A   At the end of the 10-year NRAS period, properties revert to full control of the investor.
Q   Can I choose my own property manager?





  Yes, but under the NRAS program the rental manager is required to ensure that the tenants qualify and to repeat the eligibility testing on an annual basis. There are also additional requirements, such as, to investigate and establish the income of the applicant, prepare and submit a new tenancy file and to provide an end of the year NRAS summary.
Q   As an investor, can I choose a tenant for the property?



  Yes, as long as the tenant is eligible under the NRAS program. Except for NRAS properties in Queensland, the Queensland Government chooses tenants from a centrally compiled list.
Q   What are ‘turn key’ Inclusions?





  The tenant has to just literally, turn the key and move in. Under the Ethan model the properties have additional inclusions, referred to as ‘turn key’ inclusions to allow for the property to be immediately tenanted, making it beneficial to both the tenant and the investor. Examples of possible ‘turn key’ inclusions, depending on particular dwelling and location are:
  Site costs, site preparation and temporary fencing.
  Landscaping to front and rear of the dwellings, such as:
    • Lawn seed to grassed areas.
    • Drought tolerant plants.
    • Mulch to garden beds.
    • Agi drains as required under the building code.
    • Compacted stone paths to rear of the property.
    • Concrete driveway/crossover and paths to the front of the dwelling.
  Carpets to all areas without floor tiles.
  Vertical blinds on the windows.
  Ducted evaporative air conditioning.
  Flyscreens to opening windows.
  Letterbox with street number.
  TV antenna, with 1 additional TV point (2 in total).
  Telephone line run in to the dwelling and 2 points.
  Concrete patio to rear courtyard to 15sqm.
  Remote control garage door.
  Half share timber perimeter fencing, and full cost of internal timber fencing and gate.