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Ever look at your rental property & think "it's showing its age a bit & I'm not sure a fresh splash of paint is going to make all that much difference"? If so, you’re definitely not alone. Every year, heaps of landlords and property investors across Sydney wonder whether painting is really worth it. Here’s the honest truth from someone who’s worked with countless rental owners, agents, and even a few nervous first-timers: a quality paint job isn’t just a nice-to-have, it's a serious investment that can boost value, attract quality tenants, and keep your property ahead in a competitive market.
In this guide, I'll share everything you need to know about rental property painting and investment painting. You'll pick up real-world tips, learn what smart investors do, and see how choosing the right painters in Sydney (or anywhere, really) makes all the difference.
Why Paint Your Rental or Investment Property?
Let's be honest: tenants these days are pretty switched on. They'll notice the smallest marks, chipped skirting boards, or that odd 1990s shade lingering in the kitchen. And the truth is, presentation counts, a lot. I remember one property in Newtown, an old brick semi, that sat empty for weeks until we gave it a fresh coat of paint. Within days, the owner had a line of applicants and scored a great tenant at a higher weekly rent.
The honest truth is that professional painting does a whole lot more than just put on a good face. And thats why property investors and landlords keep coming back for it :
Boost rental return
Shorten vacancy periods
Find quality tenants
Protect your investment
Add real value to your property
A fresh coat of paint is often one of the simplest upgrades you can do that will give you the biggest bang for your buck.
What Makes Investment Painting Different?
Some people reckon a paint job is just a paint job, but for investment properties, it’s a bit more strategic. Here’s the difference:
- Durability First: Investment painting is all about selecting paints and finishes that can handle knocks, scrapes, grubby hands, and the odd furniture shuffle.
- Neutral Colours: We’re not aiming for Pinterest perfection, but timeless, neutral shades that appeal to the widest pool of tenants and buyers.
- Cost-Effective Choices: Investors want long-lasting results, but don’t want to overcapitalise. So, it’s about smart selections, mid-range paints, clever prep, and focusing on high-impact areas.
- Quick Turnarounds: Every day your property sits empty, it’s money lost. Professional painters in Sydney (especially those who specialise in rentals) know how to get in and out, minimising vacancy.
The Rental Painting Checklist: What Should You Actually Paint?
If you’re new to the rental game or it’s your first time sprucing up an investment, you might wonder: “Do I need to paint everything?” The answer depends on your budget and goals, but here’s a rough checklist we use with clients:
Tip: Ever wondered why paint peels in the bathroom? Often it’s down to poor prep or the wrong product. For rentals, always use a moisture-resistant paint in wet areas, you’ll save yourself a world of pain.
The Best Paints for Rental Properties
There are heaps of paint on the market these days, but here's the lowdown from the people who know - seasoned painters in Sydney and shrewd property investors who've got their finger on the pulse.
Top Picks For Rental Properties:
Low-sheen acrylic paint: Trust us, this stuff works wonders for hiding minor scuffs and marks but still copes well with the odd scrub and clean.
Washable & stain-resistant paints:
Look for products that are marked as "easy clean" or "wash & wear". These are the ones you want for your rental properties.
Low VOC paints:
Your tenants are probably pretty health-conscious these days so paints that are low on emissions and have minimal odour are more & more important by the day.
Mould & mildew-resistant coatings:
If you're in a humid area like Bondi or Parramatta you'll want to get this right, it's the smart move.
A word of advice Don't Go Cheap - we know it can be tempting to save a few bucks on paint but in our experience it's not worth it. Budget paint may be cheap upfront but before you know it you'll be needing to touch it up all the time. Instead try to find a mid range option from someone like Dulux, Taubmans, or even Wattyl - these guys have got a good balance of durability and value for money. A decent painter will be able to steer you in the right direction for the right paint based on your specific situation - where you are, who your tenants are, and what kind of property you've got.
How to Choose the Right Painters in Sydney for Your Rental Property
Let's get one thing straight, any old labourer can slap on some paint, but that doesn't make them a proper painter. When it comes to your investment property, having the right painting crew can be the difference between a solid rental income and a whole lot of headaches. Here are the key things to look out for:
Experience with rental property management
get them to spill the beans on their experience working with landlords and real estate agents, and how they manage to meet tight deadlines when time is of the essence.
Quick turnaround times
a reliable painter should be able to get in, get the job done and be out the door within the time frame you need, or offer flexible hours to suit your schedule.
Quotes that aren't a mystery
don't let yourself in for a nasty shock. A good painter will break down costs and the scope of work in language that makes sense to you, so you know what to expect.
Flexible and accommodating
plans change, and your painter should be able to roll with the punches and be easy to deal with.
Proper insurance
accidents can and do happen, so make sure your painter is fully insured against the unexpected.
Choosing a painter who checks all these boxes will give you peace of mind, knowing your rental property is gets a top-notch refresh without breaking the bank or driving you mad.
A Case Study
Last year, I helped a family in Ashfield who were nervous about their first investment property. They’d heard horror stories about dodgy tradies and blow-out budgets. We connected them with a crew that specialises in rental painting, they got in, worked over a weekend, and the whole place was ready for tenants by Monday afternoon. That property’s been snapped up at the first open ever since.
How Much Does It Cost to Paint a Rental Property in Sydney?
Costs depend on the size of the property, the condition of the surfaces, and how much you want done. Here’s a ballpark, based on 2025 figures and feedback from local pros:
| Property Type | Walls Only | Full Interior (Walls, Ceilings, Trim) |
| Studio/1-bed unit | $1,400–$2,000 | $2,200–$3,000 |
| 2-bed apartment | $1,700–$2,500 | $2,600–$3,800 |
| 3-bed house | $2,200–$3,300 | $3,500–$5,000 |
| Exteriors (House) | $3,000–$7,000 | (varies by size and prep) |
Tip: If you can, schedule painting just after a tenant moves out and before the next one moves in, it’s quicker, cheaper, and avoids any headaches with access.
FAQ about Rental House Property
Tips for a Smooth Investment Painting Project
- Plan ahead and get a schedule in place: Don't wait till the last minute to book a painter. Good ones are always in demand, especially just before the end of a lease.
- Shop around and get a few different quotes: You'll be surprised at how much prices can vary, so take the time to compare what's included - not just the final bill.
- Fix any little issues first: Fill in holes, fix up cracks, and replace any fixtures that are beat up. Painters are happy to prep the surface for you, but you don't want to leave them to deal with serious structural problems.
- Make sure your floors and fixtures are protected: A good painter will use drop cloths and masking tape, but it's always a good idea to double-check they've got that covered upfront.
- Sort out communication with your tenants: If you are painting while a property is still being rented out, just give them plenty of notice and try to fit in the work at a time that suits them.
- Putting a bit of thought into it and making sure to communicate clearly will make all the difference in getting that paint job done smoothly, efficiently, & without too much stress.
Why Choose Painters Link's Professional Painting Services?
It might seem tempting to DIY, but there’s a reason most savvy investors leave it to the pros:
Ready to Boost Your Rental Property Value?
Don't let a faded facade or even a disgruntled tenant be the thing that gets you moving on some much-needed work. Get in touch with a reliable painter in Sydney who has experience with properties just like yours - they know what rental and investment owners need. Whether you need a fast fix between tenants, some guidance on what paint will work best for your place, or just a totally upfront quote, a professional painting service is the smartest way to go.
Need a quote or just want some advice? Get in touch with us today and you'll see just how big of a difference a fresh coat of paint can make.
Quick Checklist Before You Start
- Have you decided which areas need painting?
- Do you need minor repairs first?
- Will you paint between tenancies, or work around tenants?
- Have you chosen neutral, durable paints?
- Got at least two quotes from professional painters in Sydney
- Checked with your accountant about tax deductions?
A new coat of paint isn't just some expense you need to swallow, it's actually an investment in your property's resale value. If you're serious about getting the best out of your Sydney rental or investment, then settle for nothing less than a really top-class finish from a pro.
Free Quote For Rental Property Painting Job
Let our professional rental property painting contractors give you a no-obligation quote. It’s 100% free and customised for your location.
Painters Link Group Accreditation
We're proud to say that Painters Link has just nailed it & achieved ISO 9001 (Quality Management) , ISO 14001 (Environmental Management) and ISO 45001 (Occupational Health & Safety) certifications . These don't just look good on the CV, they reflect our genuine passion for continually raising our game when it comes to doing the right thing by our staff, our planet and our clients in every aspect of our business.
On top of that, Painters Link has recently got its name on the NSW Government Procurement Portal, which has opened up a whole new world of collaboration opportunities for us on both public and private projects across New South Wales. Not only that but we're also officially a Dulux Accredited painting contractor, which means we abide by the high standards they set for workmanship, safety & reliability on every single commercial project we take on.
Painters Link runs on a powerful combination of human expertise & AI systems to keep things ticking over smoothly & get the job done right first time.
As members of the Green Building Council of Australia (GBCA) we're keen supporters of all things eco-friendly and low-carbon building, we love being part of a community that's passionate about creating a better built environment for everyone.
