We're locals, and we love it

At Belle Maison Realty, you, the client, come first. With owners who have more than a decade’s experience in corporate hospitality and retail management, we understand that service is everything.

Smaller by design, we’re not just another “get em’ in, push em’ out” agency with priority saved for the most expensive listings.

Instead, we think of our team as a family, and our clients are an extension of this tight network.

This unique approach to fostering genuine relationships has made it easy for us to attract the best staff in the business, all of whom share our ‘above and beyond’ philosophy.

Properties we think you'll love

Our Client Testimonials

"Ludovic's knowledge of the housing market in the southport area was spot on.He helped us throughout..."

Seller of Apartment in Southport, Qld

Our Client Testimonials

"I have worked with Ludovic in the past. He is a great agent, he is very professional, trustworthy and..."

Seller of House in Bundall, Qld

Our Client Testimonials

"Ludovic was known to us as his real estate office managed our unit while it was rented. His approach..."

Seller of Apartment in Broadbeach, Qld

Meet our Team

With over 40 years experience in the industry combined, our team are experts in their field

Latest Articles

Stay up to date with our latest news, tips and tricks.

Jul 7, 2022

What is a Residential Tenancy Agreement?

A residential tenancy agreement, lease agreement or tenancy agreement is the legal document that is required when a Landlord/Owner/Property Agent and Tenant/Renter enter into an agreement for the Tenant to rent a property for a specified period. A tenancy agreement is a legally binding document, and it is important that all that enter into the agreement understand the terms and conditions of the agreement and its requirements. Each state and territory have some similarities in the regulations of a tenancy agreement, however, there are also some differences. It is recommended that all agreements are in writing, even if there are verbal agreements in cases where an Owner is renting to a friend or family member. The tenant and owner should read through the agreement to be aware of and understand the terms that they are signing and agreeing to. While there are slight differences across states and territories, all agreements must have the following. The start and end date of the agreement and the period that it is for. For example, 26 or 52 weeks. The amount of rent to be paid the frequency of rent payments. They could be weekly, fortnightly or calendar monthly.The Owner, Tenant and Agent names and contact details and the address of the property.Any standard terms that are outlined in the legislation with requirements for both the Owner and the Tenant.Any special conditions that are outlined and agreed with the Owner/Agent and Tenant before the agreement is prepared and signed. As an Owner, if a Property Manager is preparing and entering into the agreement on your behalf, there will be agents fee that you will be responsible for, including letting fees, document preparation fees, marketing, and photography fees. These are usually in addition to the monthly management fee as they are costs above the daily management inclusions of a property. A Property Manager will prepare the lease documents and sign on your behalf once the tenant has signed the agreement. They will also prepare an ingoing property condition report to include with the tenancy agreement which outlines the condition of the property at the commencement of the tenancy. This document will then be referred to when the tenant vacates to compare the condition at the start and end of the tenancy. Once the agreement is signed, the agent will provide a copy to the Owner and the Tenant for their records....

Jul 5, 2022

4 Mistakes to avoid when selling your home

When it comes to selling your home, there are a few things that you should consider before deciding to sell and then testing the market to see if it will achieve your goal sale price. Avoiding little mistakes along the way can reduce stress and maximise the outcome. 1. Avoid overcapitalising on improvements It may be recommended or even necessary to carry out small improvements or renovations to your property before you put it to market. These may be necessary repairs and maintenance items, compliance or even a refresh to present the property in the best light. Before you break out the toolkit and plans, it is wise to create a need-to-do versus nice-to-do list and budget out what each improvement is likely to cost. When you have a price estimate of what the property could sell for, you can then make an informed decision about which improvements will help maximise the sale and which may end up costing you more in the long run. 2. Be careful not to underestimate the power of presentation When a prospective purchaser walks through your home, it is a high chance that they will try to imagine themselves living in the property or imagine a happy living space for a good tenant. Presentation is a key element to ensure that you are increasing the amount of interest that the property receives and likely to achieve a higher sale price based on potentially more demand. Consider decluttering your belongings and removing personal keepsakes. A deep clean of the interior and exterior, as well as garden maintenance, can also assist with ensuring the property is presented in the best possible light. 3. Take heed not to choose the first agent you meet Unless you know or have used an agent in the past, it is a good strategy to get a few agents to appraise your home and give you information about their services, how they operate and how they would recommend selling your home. Choosing the right agent is imperative to ensure that you minimise any potential stress around the sale and have someone on your side who will achieve the best possible result for you as they guide you through the process. Selling your home can be emotionally charged and having the right agent in your corner, one who you are comfortable with can make the sales process much easier. 4. Steer clear of unrealistic price expectations A common mistake in real estate when a property is not moving on the market can usually come down to how it is priced. While it may be tempting to price based on the mortgage you owe, and how much you would like to sell the property to make your next move, this is not always a realistic strategy. A professional agent will advise you on a realistic figure that could be achieved based on the current market and how your property is positioned to gain a successful sale. ...

Jul 4, 2022

Why a property won’t sell

When property markets are influenced by external factors or changes in economic conditions, there can be fluctuations in how fast a property may sell. There are additional factors that can also limit the length of time that it takes to sell a property and important factors to note if you are considering selling. Price If a property is priced well, irrespective of the market conditions, it will sell in a shorter period, potentially in line with the time frame that you may be wanting it to be sold. If a property is overpriced, it may sit on the market for a much longer period or may not sell at all. As time goes on, you may find that offers received will become lower as potential purchasers try to negotiate given the length of time that it has been listed. Presentation If a property is presented well, it will likely achieve a higher sale price and sell faster in a quieter market. Prospective purchasers will look at the property with an emotional view, especially if they are looking to live in the property rather than invest. As such they will look at the presentation from the view of seeing themselves living in the property. Presentation is key to achieving more prospective purchasers especially if the property is well priced and marketed well. Marketing A good agent will be aware of market conditions, have a good track record, and communicate with you on all possible scenarios of the sale. They will work with you on a marketing strategy that presents your home in a positive light to prospective buyers. They will also have a good database of key contacts to market the property to and a social media or print strategy for success depending on the property and the type of buyer that they are trying to attract to your home. If your property is well presented and priced right, and still not moving in the market, it is wise to sit down with your agent and talk about what may have gone wrong or areas that could be improved. Is it the marketing? Is it the presentation or price? Are they reaching enough prospective buyers? Are there other strategies that the agent could or should be using? When you have the magic mix of price, presentation, and marketing just right, offers will come through, however it is also up to the agent and you as the vendor to respond to the offers effectively and don’t let the opportunity pass you by....

Jun 30, 2022

Choosing the right agent to sell your home

Selecting the right agent to sell your home is a crucial piece of the puzzle to ensure that you are making informed decisions in the property sale process and in the end, comfortable with the outcome of the sale. There is no one answer to the best agent, as everyone’s approach to selling their property will be different. There are some key things that you might like to consider when choosing the right agent for you. Research the options In finding an agent that you can align your property sale with, it is important to research the options that are available, usually in your local area, from the pool of agents that are available. You might like to look at who amongst the pool is a local agent and has local knowledge of the area and the market that you are selling your home. If they are familiar with the local area and market, then they are likely to have more knowledge of what prospective buyers look for and the best ways to present your property for sale. Asking for recommendations from friends, family and colleagues is also a good option to widen the prospective agents that you might like to employ and make a shortlist of those who you feel would be best suited. Ask as many questions as you need to A good agent while knowing the local area, should also have a great track record of their past and recent sales and listings. Ask questions like, what are the average days on market for your listings, or what is your auction clearance rate? Also test their knowledge of the local market and facilities like school catchments, amenities and lifestyle options that would draw prospective buyers. Asking for examples of their track record may also help to make your decision and they should be able to provide case studies of recent sales or situations that may be like yours and how they managed the sale to gain a positive outcome for the vendor. Visit their open homes When you have a shortlist of potential agents that you would like to choose from, before bringing them in to appraise your home and present what they can offer, visit some of their open homes to get a feel for how they operate. Walking through a live open of another property that may be like yours will give you an opportunity to view how they may present your home if they were to take care of the sale and how they will treat prospective buyers through the sales process. Set guidelines and ensure that you are secure When you make the decision to sell, and the paperwork is signed, a good agent will have a sound strategy throughout the campaign and a contingency plan for each step along the sale. They should communicate with you throughout the whole process until the end and beyond. Make sure that you are also communicating any expectations that you have of the sale, any special conditions and set guidelines in the beginning to avoid possible confusion down the track. This will also help you to feel secure in your decision throughout the sale....