Three tenants, three very different briefs. A student who beat 16 other applicants for a unit three doors from her work. A family who waited six months for the one house that ticked every box. A Melbourne family who secured a harbour-view home in Rose Bay for $5,250 a week less than the asking rent.
All three were RENTTA clients. RENTTA, powered by Cohen Handler, is a rental advocate in Sydney: we search, inspect, apply and negotiate for the tenant, never the landlord. Here is how each lease came together and what it shows about renting well in Sydney.
| Client | Suburb | Rent | Result |
|---|---|---|---|
| Student working part-time | Darlinghurst | $515 a week | Beat 16 other applicants, within budget, in about a week and a half |
| Family with children | Forest Lodge | $3,400 a week | Every point on a demanding brief, under budget |
| Family relocating from Melbourne | Rose Bay | $8,750 a week | Asking rent was $14,000 a week. Secured in two weeks |
RENTTA client leases, 2026.
Case study 1: Beating 16 applicants for a Darlinghurst unit at $515 a week
The brief. Ruby was referred to RENTTA by a family member. She was studying at the University of Sydney and wanted to live close to campus, in suburbs such as Forest Lodge or Ultimo, on a budget of $500 a week.
The challenge. Our research showed $500 would not find her anything she would be happy living in near the university. We advised lifting the budget to $550, but the options were still poor. Then the market moved. The better units near campus were now asking $600 to $650 a week.
What RENTTA did. Rather than keep stretching the budget, we went back to the brief. Ruby worked in Darlinghurst, so we searched around her workplace instead. We found a unit three doors from her work and close to the train, with an easy trip to uni. It drew 16 other applicants. We positioned her offer, prepared a complete application and used our relationship with the leasing agent.
The result. Ruby secured the unit ahead of all 16 other applicants. We negotiated the rent down to $515 a week, inside her budget. The whole process took about a week and a half. She ended up in a better location for her day-to-day life than the one she started with.
Case study 2: A pet-friendly family home with a pool in Forest Lodge
The brief. A family with children wanted a house within a 15-minute drive of International Grammar School (IGS). The list was long: three or four bedrooms, three bathrooms, one or two car spaces, a pool, a backyard with a good garden, a modern turnkey finish, an induction cooktop and a landlord happy to accept pets. Their budget was $4,000 to $5,000 a week. They were not under pressure to move, so they could wait for the right home.
The challenge. Modern inner-city family houses with a pool, a garden and pet approval are rare. Few come up for lease. Over six months, Adam Shagrin, RENTTA's co-founder, presented several options. A few came close, but each fell through for one reason or another.
What RENTTA did. Adam kept the search running and stayed in regular contact with local leasing agents. When the right house came up in Forest Lodge, the family was ready to act.
The result. The family secured a modern house on a quiet street in Forest Lodge that met every point on the brief. It is about a seven-minute drive to IGS, half the time they had allowed. The rent came in under budget at $3,400 a week.
Case study 3: $5,250 a week off a Rose Bay harbour-view rental
The brief. A family relocating from Melbourne for six to twelve months wanted the full Sydney experience: a harbour position, Harbour Bridge views and a home that worked from day one, without buying at $30 million or more. Their budget went up to $20,000 a week.
The challenge. At this level, asking rents can bear little relation to value. One new house in Rose Bay, which the owners had been unable to sell, was listed for lease at $25,000 a week. Adam's assessment was that it was worth about $7,000. For a family new to Sydney, with no feel for local values, overpaying by thousands of dollars a week is easy to do.
Part of our job is telling clients, "It's not worth this. It's worth this."
Adam Shagrin, RENTTA
What RENTTA did. We showed the family on-market and off-market homes, from waterfront houses in Point Piper to new houses in Rose Bay that had never been lived in. Where a property was overpriced, we said so and explained what it was worth. Adam's relationships with the agents meant we knew where there was room to negotiate.
The result. Within two weeks, the family secured a modern, turnkey house in Rose Bay with Harbour Bridge views. The asking rent was $14,000 a week. We secured it for $8,750, well under their $20,000 budget. We also set up the utilities so they could move straight in.
The value. That is $5,250 a week below the asking rent. Over a six-month stay, the difference comes to about $136,500, several times the cost of engaging RENTTA.
What these leases show about renting in Sydney
How to win a rental application in Sydney
Ruby was one of 17 applicants for her unit. What separated her was not the rent she offered. Her application was complete, it was presented well and it came from an advocate the leasing agent already trusted. Agents know a RENTTA application has been checked properly, which takes the risk out of choosing the tenant. In NSW, agents cannot invite offers above the advertised rent, although tenants can choose to offer more (NSW Government). Whether that is worth doing is a judgement we help clients make.
When the budget won't stretch, rethink the brief
Ruby's first brief was built around the university. The better answer was built around her week: work, the train line and an easy trip to campus. Changing the location saved her from paying $600 or more for a unit she would not have been happy in. A good rental advocate tests the brief against the market before the search starts, not after weeks of failed applications.
Finding a hard-to-find rental: pets, a pool and space
Pet-friendly family houses with a pool and garden are some of the hardest rentals to find in inner Sydney. The Forest Lodge family succeeded because the search never stopped and the agents knew exactly what they were looking for. When the right home appeared, the family could move before anyone else had seen it properly.
Negotiating rent on a luxury rental in Sydney
At the top end, the asking rent is a starting point. Some listings are homes that failed to sell, priced by owners hoping to cover their holding costs. Knowing what comparable homes actually lease for is what turned a $14,000 asking rent into an $8,750 lease in Rose Bay. Lease length, furnishings and inclusions are all negotiable too.
Relocating to Sydney: securing a home before you arrive
For interstate and overseas families, the hard part is judging value from a distance. We inspect on the client's behalf, report back honestly, show off-market options where they exist and handle the application. In Rose Bay, we also set up the utilities so the family could move straight in.
What a rental advocate does
A rental advocate works for the tenant. The leasing agent on every property represents the landlord. RENTTA covers the whole process:
- A clear brief. A consultation on budget, location, lease length, timing and the things you won't compromise on, tested against what the market can deliver.
- Search and access. The portals plus Cohen Handler's agent network, which can give clients visibility over some homes before they are advertised. Access is never guaranteed. Every property still gets the same assessment.
- Inspections. We inspect on your behalf and report back on condition, light, noise, storage and anything the photos leave out.
- Applications that stand out. We prepare, position and lodge a complete application, so the leasing agent sees a well-presented, low-risk tenant.
- Negotiation. Rent, lease length, start date, inclusions and repairs before you move in, depending on the property.
When a rental advocate is worth it
You don't need an advocate to rent in Sydney. If you know the area, have time to inspect and are renting near the median, you can do well on your own. An advocate earns their place when:
- you have been applying for weeks without success
- your brief is specific, such as pets, a pool, a school zone or a set number of bathrooms
- you are relocating from interstate or overseas and can't inspect in person
- you are renting at the top end, where rent, lease length and inclusions are all negotiable
- you want someone to check the property and the lease before you commit
For the latest on rents, vacancies and your rights as a renter, read our Sydney rental market update.
Frequently asked questions
What is a rental advocate?
A rental advocate, also called a tenant advocate or renter's advocate, acts for the tenant. They search for suitable homes, inspect them, check the lease terms, prepare the application and negotiate rent and conditions on the tenant's behalf. The leasing agent on a property acts for the landlord.
How much does a rental advocate cost in Sydney?
RENTTA's fees depend on the service and the rent of the property. [RENTTA TO CONFIRM FEE WORDING BEFORE PUBLISHING]
How do I stand out when there are lots of applicants for a rental?
Lodge a complete application quickly, with ID, income evidence and rental references ready before the inspection. Present yourself as a low-risk tenant. An advocate the leasing agent already trusts adds weight. One RENTTA client beat 16 other applicants for a Darlinghurst unit this way.
Can a rental advocate negotiate the rent?
Yes, particularly at the top end, where rent, lease length and inclusions are all open to discussion. RENTTA secured a Rose Bay house asking $14,000 a week for $8,750. Below the median there is less room, because agents cannot invite bidding, so speed and a strong application do more of the work.
How do I find a pet-friendly rental in Sydney?
Say so at the start and look early, because pet-friendly family homes are scarce in inner Sydney. An advocate can ask leasing agents about pet approval before you inspect and keep the search running until the right home appears.
Can I secure a Sydney rental before I move from interstate or overseas?
Yes. A rental advocate can inspect on your behalf, advise on value, lodge your application and arrange utilities, so the home is ready when you arrive.
Can I rent a property in Sydney before it is advertised?
Sometimes. Some rentals, particularly prestige homes, are leased through agent relationships before they reach the portals. Access isn't guaranteed. A pre-market home still needs to be assessed on price, condition and lease terms.
Find your next home with RENTTA
If you're renting in Sydney and want someone on your side of the lease, speak with RENTTA about your search.
