ray white commercial know how | edition 4

Ray White Commercial North Coast Central 1

Ray White Commercial_Know HowE d i t i o n 4 | S u n s h i n e C o a s t & M o r e t o n B a y R e g i o n

2 Know How Edition 4

Publishers Ray White Commercial North Coast Central

Editors Jennifer Swaine, Kelsie Smith

Contributors Michael Shadforth, Jennifer Swaine, Chris Massie, Damien Poole, David C Smith, Emily Pendleton, Ben Butler, Aaron Canavan, Ashley Rees, Kate Wells, Anna Grant, Shayna Stickler

Photographer Emma Nevison

Design Emma O’Reilly

Printers jpg Design & Print

Distribution Sunshine Coast and Moreton Bay regional 5000+ hand delivered directly to businesses 6,500+ electronically distributed Online www.issuu.com

Contact Details Level 1, 77 The Esplanade PO Box 840, Mooloolaba QLD 4557 T 1300 25 50 75 F 07 5430 3799 W raywhitecommercialnorthcoastcentral.com

Disclaimer: Subject to any statutory limitations on its ability to do so, Ray White Commercial North Coast Central disclaims liability under any cause of action including negligence for any loss arising from reliance upon this document. Articles are intended as a source of general information only and no reader should act on any matter without fi rst obtaining professional advice.

Contents

2 Introduction

3 In the Market - Retail

4 Emily Pendleton

6 In the Market - Investment

8 Damien Poole

10 In the Market - Offi ce

11 Chris Massie

15 In the Market - Industrial

16 David C Smith

18 Success Stories

19 Residential or Commercial - An Alternative Investment Strategy

Introduction

As we head into the Festive Season and celebrations heat up and business traditionally winds down – we are witnessing a different trend this year. The commercial property market is hot right now and it isn’t showing any signs that the holiday season will dampen that. Interesting insights into the investor market are put under the microscope by Ashley Rees on page 6 in the Investment Section of this issue.

There is a demand for offi ce space but many owners of commercial space have had to rethink how the space is used. People are now used to being able to work anywhere in the world as long as they have their tablet or laptop with them. They gravitate to coffee shops or more intimate environments where they can feel the “buzz” around them. For this reason offi ce space that allows for a “hub” environment are often favoured over the traditional, more formal offi ce. See page 10 for a more detailed insight into what is happening in the offi ce market.

On the retail front, demand for retail space is generally strong across the board. We are also seeing retailers

and those in hospitality taking a different approach to their fi touts as they create spaces that are all about the shopping or dining experience. The fi nishes are designed to appeal to our senses and savvy operators know this and are reaping the rewards of pushing the boundaries with their fi touts. Read all about the latest trends in retail on page 3.

There continues to be good demand for industrial sheds and despite many thinking there is an abundance of stock that is not actually the case. David C Smith has been involved in most of the industrial estates on the coast since inception of their release and provides an interesting update on what is happening in this market on page 15.

As this is our last issue prior to Christmas, I’d like to wish everyone a safe and happy festive season and a truly successful 2016, on behalf of the whole team at Ray White Commercial North Coast Central. Thank you for all of your support throughout the past year and we look forward to being of service to you next year.

In The Market - RetailThere is a lot happening on the retail front and demand for retail space continues to be strong. Of note there are three key trends and opportunities that are generating a lot of interest:

1. Makerspaces – these hubs are also referred to as “fablabs” and are creative, DIY spaces where people can gather to create, invent, and learn. They often share 3D printers, software, electronics, craft and hardware supplies and much more. A great example of this is Bakery Lane in Fortitude Valley that features boutique design incubator studio apartments and a mixture of retail businesses including restaurants, cafes and bars and has been designed to attract individuals or small groups in the innovative design industry.

2. Finishes and Fitouts – we are seeing many construction jobs come to fruition both residentially and commercially and the demand for tiles, bathroom fi ttings, lighting, whitegoods and appliances is at an all time high.

3. Hidden gems – there are so many of these businesses around. They take a risk where they see an opportunity (despite little foot traffi c as a guarantee of customers), open a business with lots of passion and set about driving traffi c to them by the creative use of social media. A perfect example of this is local business Little Miss Saine. This funky little café, was once the garage of another shop, but with a clever fi tout using a contemporary and urban design, has been transformed into an inviting space. Delivering great food and amazing service they cater to the demands of the locals and are open late on a Friday night with live entertainment. They have relied almost solely on social media to create brand awareness and to drive traffi c to them – and come they do – turning this café into a successful and thriving little business.

When it comes to the retail market, people are not simply wanting to shop or eat out – they are after an experience that will see them come back again and again. Clever retailers understand this and are using tactile fi nishes and carefully thought out design to create spaces that go beyond the functional to invite people to visit, stay longer and spend more.


Publishers Ray White Commercial North Coast Central

Editors Jennifer Swaine, Kelsie Smith

Contributors Michael Shadforth, Jennifer Swaine, Chris Massie, Damien Poole, David C Smith, Emily Pendleton, Ben Butler, Aaron Canavan, Ashley Rees, Kate Wells, Anna Grant, Shayna Stickler

Photographer Emma Nevison

Design Emma O’Reilly

Printers jpg Design & Print

Distribution Sunshine Coast and Moreton Bay regional 5000+ hand delivered directly to businesses 6,500+ electronically distributed Online www.issuu.com

Contact Details Level 1, 77 The Esplanade PO Box 840, Mooloolaba QLD 4557 T 1300 25 50 75 F 07 5430 3799 W raywhitecommercialnorthcoastcentral.com

Disclaimer: Subject to any statutory limitations on its ability to do so, Ray White Commercial North Coast Central disclaims liability under any cause of action including negligence for any loss arising from reliance upon this document. Articles are intended as a source of general information only and no reader should act on any matter without fi rst obtaining professional advice.

Contents

2 Introduction

3 In the Market - Retail

4 Emily Pendleton

6 In the Market - Investment

8 Damien Poole

10 In the Market - Offi ce

11 Chris Massie

15 In the Market - Industrial

16 David C Smith

18 Success Stories

19 Residential or Commercial - An Alternative Investment Strategy

Introduction

As we head into the Festive Season and celebrations heat up and business traditionally winds down – we are witnessing a different trend this year. The commercial property market is hot right now and it isn’t showing any signs that the holiday season will dampen that. Interesting insights into the investor market are put under the microscope by Ashley Rees on page 6 in the Investment Section of this issue.

There is a demand for offi ce space but many owners of commercial space have had to rethink how the space is used. People are now used to being able to work anywhere in the world as long as they have their tablet or laptop with them. They gravitate to coffee shops or more intimate environments where they can feel the “buzz” around them. For this reason offi ce space that allows for a “hub” environment are often favoured over the traditional, more formal offi ce. See page 10 for a more detailed insight into what is happening in the offi ce market.

On the retail front, demand for retail space is generally strong across the board. We are also seeing retailers

and those in hospitality taking a different approach to their fi touts as they create spaces that are all about the shopping or dining experience. The fi nishes are designed to appeal to our senses and savvy operators know this and are reaping the rewards of pushing the boundaries with their fi touts. Read all about the latest trends in retail on page 3.

There continues to be good demand for industrial sheds and despite many thinking there is an abundance of stock that is not actually the case. David C Smith has been involved in most of the industrial estates on the coast since inception of their release and provides an interesting update on what is happening in this market on page 15.

As this is our last issue prior to Christmas, I’d like to wish everyone a safe and happy festive season and a truly successful 2016, on behalf of the whole team at Ray White Commercial North Coast Central. Thank you for all of your support throughout the past year and we look forward to being of service to you next year.

In The Market - RetailThere is a lot happening on the retail front and demand for retail space continues to be strong. Of note there are three key trends and opportunities that are generating a lot of interest:

1. Makerspaces – these hubs are also referred to as “fablabs” and are creative, DIY spaces where people can gather to create, invent, and learn. They often share 3D printers, software, electronics, craft and hardware supplies and much more. A great example of this is Bakery Lane in Fortitude Valley that features boutique design incubator studio apartments and a mixture of retail businesses including restaurants, cafes and bars and has been designed to attract individuals or small groups in the innovative design industry.

2. Finishes and Fitouts – we are seeing many construction jobs come to fruition both residentially and commercially and the demand for tiles, bathroom fi ttings, lighting, whitegoods and appliances is at an all time high.

3. Hidden gems – there are so many of these businesses around. They take a risk where they see an opportunity (despite little foot traffi c as a guarantee of customers), open a business with lots of passion and set about driving traffi c to them by the creative use of social media. A perfect example of this is local business Little Miss Saine. This funky little café, was once the garage of another shop, but with a clever fi tout using a contemporary and urban design, has been transformed into an inviting space. Delivering great food and amazing service they cater to the demands of the locals and are open late on a Friday night with live entertainment. They have relied almost solely on social media to create brand awareness and to drive traffi c to them – and come they do – turning this café into a successful and thriving little business.

When it comes to the retail market, people are not simply wanting to shop or eat out – they are after an experience that will see them come back again and again. Clever retailers understand this and are using tactile fi nishes and carefully thought out design to create spaces that go beyond the functional to invite people to visit, stay longer and spend more.


Emily Pendleton

Emily Pendleton is a retail specialist with The Big Top, River Markets and Moko, just a few of the developments she has been involved in marketing and leasing. Emily has a Cert IV in Mortgage Broking and Insurance, Diploma in Financial and Mortgage Broking and traineeship in Insurance Broking Management. She is currently studying for a BA degree in Property Economics and Development at the University of the Sunshine Coast.

T 1300 25 50 75 M 0402 435 446 E [email protected]

Ray White Commercial North Coast Central

Nambour ‘C-Square’ 52-64 Currie Street Lease

Emily Pendleton 0402 435 [email protected]

raywhitecommercial.com | Property ID 1237616

Join the Nambour Majestic Cinema

• This cinema is the biggest thing to happen in Nambour for many years

• Secure yourself a tenancy in one of the Sunshine Coast’s fastest growing locations

• Be a part of the revitalisation of Nambour

• Multi storey car park on site• Incentives available for the right tenant• Expected patronage in excess of 200,000

visits per year• Multiple tenancies available

Lease Retail


Yandina 4 Stevens Street Lease



Yandina Professional Offi ce Suite

• Ample, convenient car parking• Last tenancy remaining • Located next door to Yandina Realty• Previously occupied by the

Commonwealth Bank

• Outgoings included in rental - no body corporate payable

• Would suit professional service fi rm and/or retail business

Lease Offi ce


Lease Retail


Bli Bli 304-312 David Low Way Lease



Bli Bli Village Centre

Capitalising on the growth and planned investment to develop the area, Bli Bli Village Centre will be located adjacent to the hugely successful Bli Bli Supa IGA and River Markets shopping precinct. With the River Markets Shopping Centre fully leased and already trading well above expectations, Bli Bli Village Centre is positioned to align with its success. Bli Bli Village Centre completes the commercial hub and confi rms Bli Bli as a thriving business and residential centre of the Sunshine Coast.• Three-staged, multi-level commercial precinct including a mix of professional suites, retail shops,

restaurants, cafes and specialty services• Basement level car parking accommodates up to 174 vehicles• Ideal for a range of tenancies covering medical/ retail/ offi ce and professional services

Ray White_Know How reaches more local, national and international buyers


In The Market - InvestmentThis month we chatted extensively with Ashley Rees, a Ray White Commercial North Coast Central Senior Sales Executive who specialises in the investor market.

What is causing the heat we are seeing in the market?

The current investor market is primarily being fuelled by record low interest rates and volatility in other sectors, both here and abroad, but the increased activity of Self Managed Super Funds and Foreign Investors has had a very specifi c impact. Both sectors place tenant security and longevity above all else and this has resulted in yields for premium or “A Grade” properties compressing to record levels. We have all heard the stories over recent months of heated auction bidding resulting in 4-5% yields for properties that may have sold for 8-9% less than three years ago.

Intense inner city competition has pushed private investors out into more regional or fringe locations in search of quality investments, though most still refuse to compromise on tenant strength or lease term.

Where do you see opportunities for the traditional commercial property investors?

Many traditional commercial property investors are feeling as if they are being squeezed out of the market by all this activity. . . but there is hope.

Almost all passive investors currently in the market describe their preferred property as “National tenant, long lease, 8% return” and they are directly competing with every other passive investor for the same few properties that meet this criteria.

The opportunity lies in looking beyond just these three factors and examining all aspects of an investment property. The difference in buyer competition between A Grade and what some might consider B Grade properties is drastic. Astute property investors who have been willing to alter their criteria slightly open themselves up to a pool of properties with desirable features, strong future growth and relatively little competition.

What are the other factors to consider?

Rent vs Market

Savvy investors will evaluate the rent being paid by a tenant, compared to other similar properties in the market, to determine what the true rental should be and would normally adjust their offer accordingly. Infl ated rents are common when owner/occupiers lease their own property and later sell the freehold as a tenanted investment.

Capital Growth

The potential for future growth can come in a number of forms such as vacant space, development potential, under rented tenancies or improvement of immediate area surrounding property.

Ease of Releasing

This relates to the supply of competing stock, the rental rate compared to competition and the fl exibility of the property to accommodate a broad cross section of businesses. A purpose built property may experience a long vacancy period.

Location

This can impact directly on both future growth and ease of releasing, and is not strictly limited to main road frontage. Travel time to port, access bottlenecks, proximity to infrastructure, volatility of the economic driver for the region (mining/tourism) and future growth corridors are all considerations when examining the location.

Tenant Diversity

The preference for most passive investors is for one major tenant, but this poses a signifi cant problem if and when the building becomes vacant and income immediately reduces to zero. A multi tenanted property, with staggered lease expiries, offers continuity of income throughout the life of the property. Property management is an outgoing that can be charged back to tenants, negating the perceived “headache” of multiple tenants.


Structural & Maintenance

This simply relates to the ongoing upkeep expense or potential upcoming refurbishments that may be required. This is of most concern in offi ce & retail premises with air conditioning, fl oor coverings and extensive internal fi t out requirements.

How important is each factor?

Every investor’s preference is different. For this reason it is important that an investor identifi es the level of importance they place on each category to avoid being overwhelmed by options. This is the fi rst thing I do when I am talking with a potential investor.

Lease term is viewed as the most important factor by many investors and as a result, many premium properties are overlooked. It is often more important to have a property with desirable features and location

than a desirable tenant. A vacant building in a desirable location with key features will rarely be vacant long. However, a property with function or location issues can experience signifi cant vacancies long after the national tenant has moved to better premises.

I am keen to invest in a commercial investment property so what should I do next?

If you are in the market for a commercial investment property then we would highly recommend contacting one of our sales specialists to complete an Investor Profi le that will help clarify the exact type of property you are looking for and allow us to provide you with options to suit your specifi c requirements.

With interest rates set to remain low, the trends we have seen over the last twelve months can be expected to continue for the foreseeable future.

Ashley Rees

Ashley is an experienced sales agent who understands the intricacies of development and investment funding and has established an extensive nationwide network of developers, fi nanciers and investors. He specialises in start-to-fi nish project marketing, with a particular focus on preparing investment properties for sale. Ashley has a Bachelor in Business.



Commercial Tenanted Investment OpportunityNorth Lakes 10/12-18 Discovery Drive• 91m2* ground fl oor retail unit

• Located in the Evergreen Lifestyle Centre at North Lakes

• Tenanted by long term Cafe/Restaurant

• Fully fi tted kitchen & service area

• Outdoor seating area

• Lease Expiry: 15/07/2019 *approximately

Sale Investment

SaleDamien Poole 0414 457 022 [email protected] Massie 0412 490 840 [email protected] raywhitecommercial.com | Property ID 1376775


National Tenanted Investment - Close to NewHospital PrecinctBirtinya 5/8 Innovation Parkway• 948m2* fi rst fl oor strata title suite

• Tenanted By Top 200 ASX Listed Company - Stockland

• Central to new multi-billion dollar medical precinct & Oceanside Kawana development

• First fl oor position with views over Lake Kawana

• Custom offi ce fi t out in A Grade commercial offi ce complex *approximately

Sale Investment

SaleDamien Poole 0414 457 022 [email protected] Shadforth 0488 981 076 [email protected] | Property ID 1324586


Damien Poole

Damien Poole’s expertise as an agent in the Moreton Bay region secured his engagement as sales and leasing agent of Corporate Park Estate, the largest business park in Caboolture with over 350 businesses. Prior to Ray White Commercial, he developed his family’s property development business into a successful brokerage business.


Sale Industrial | Warehouse


Moffat Beach 20 Allen Street Sale Expressions of Interest Close Thursday 3 December, 2015

Damien Poole 0414 457 022 [email protected]


Distribution Warehouse + Hardstand on 1882m2*

• 1882m2* land on two titles• 226m2* cold room distribution warehouse• Six loading bays + concrete hardstand• Self draining fl oors, compressor room,

internal lighting

• Small air conditioned offi ce• Internal staff amenities• Single access with automatic gates

*approximately


Damien Poole

Damien Poole’s expertise as an agent in the Moreton Bay region secured his engagement as sales and leasing agent of Corporate Park Estate, the largest business park in Caboolture with over 350 businesses. Prior to Ray White Commercial, he developed his family’s property development business into a successful brokerage business.



Burnside 59 Perwillowen Road Sale

Damien Poole 0414 457 022 [email protected]


Shop & Residence Investment Combination

• Convenience/Takeaway store plus residential premises• Freehold 645m2* block• Currently returning $33,000 per annum gross• Five minutes to Nambour CBD• Price drastically reduced for quick sale! *approximately

Sale Retail


Modern Industrial Premier UnitWarana 1/29 Premier Circuit• 260m2* modern industrial unit at front of complex

• High clearance roller doors allowing for good ventilation

• Internal amenities and storage

• Backs onto lake - stunning setting!

• Ample complex parking and good signage allocation *approximately

Lease Industrial | Warehouse

LeaseDamien Poole 0414 457 022 [email protected] Butler 0401 075 681 [email protected] | Property ID 1359207



Modern Industrial 297m2* Warehouse + Offi ceWarana 6/25 Premier Circuit• Comprising 231m2* ground fl oor + 66m2* mezzanine offi ce

• High clearance roller door access

• Ample complex parking & signage allocation

• Backs on to lake setting *approximately

LeaseDamien Poole 0414 457 022 [email protected] Butler 0401 075 681 [email protected] | Property ID 1321894

Australia’s most Googled real estate brand.


In the Market - Offi ceThe offi ce market is facing challenges like never before and very few of us have been prepared for how quickly the changes have taken effect. Those who are used to the traditional offi ce with its formal fi tout and hierarchy based positioning were not keen on adopting open plan spaces citing noise and disruption amongst other things as a means to not giving up a 4m x 4m offi ce space – after all it took years to earn it!

However, laptops, tablets and smart phones have meant we are more mobile than ever before. Despite being mobile people are still seeking offi ce space but are opting for “hubs” or collective work spaces with like-minded individuals. These spaces allow them to share, brainstorm and be creative with others in a collaborative manner that benefi ts all businesses alike.

These hubs need open spaces where hot desks can be used. A few meeting rooms and a kitchen (ideally large enough to house a table where additional collaboration can occur over a coffee) are the only other mandatory requirements. Good internet is a must as is a funky fi tout, befi tting this new way of doing business.

Confi rming what we are seeing take place, in June 2015 Business Insider Australia, noted the following fi ve trends as shaping the future of our workplace:

1. Cloud computingThe size and shape of the modern offi ce will change as cloud computing takes over, stripping companies of outdated infrastructure and technology. These new “thin” buildings will mean less infrastructure-power, cooling, servers and fi re-suppression systems, as offi ces become simplifi ed and equipment-free.

Companies will have to come up with creative ways to use the free space, including “chill out” spaces, gyms, rehearsal rooms and even cinemas.

2. Less desk spaceWhile traditional offi ces were marked by designated desks, organisations are now turning to high-quality and adaptable spaces that are more like a hospitality workplace than offi ce.

3. It’s all about the peopleThere’s been a growing emphasis for progressive companies to invest in thoughtfully designed “hospitality”, including simple things such as quality coffee or great technology.

4. Creating a hubThe modern business hub means designing a place that workers will want to visit more often, building engagement and improve community relations in the offi ce.

5. Flexible workingLifestyle choices and increasing demands outside of work will mean that companies will be adaptive, more agile and have responsive business platforms. Offi ces will need to be redefi ned so that is it more of an inviting “home” to foster information collaboration and knowledge sharing amongst employees.

So before you build or fi t out your next offi ce space, take a moment to consider how the working environment is changing so that you can attract the right employees or tenant mix.

Chris Massie is a renowned and respected sales and leasing agent, known as an authority on commercial and industrial properties across the Moreton Bay region. His unmatched stock knowledge and ‘boots on the ground’ work ethic has resulted in his recent appointment as lead agent on two of the largest property portfolios in the Moreton Bay region - North East Business Park and DeMartini Fletcher’s Caboolture CBD property portfolio.


ChrisMassie


In the Market - Offi ceThe offi ce market is facing challenges like never before and very few of us have been prepared for how quickly the changes have taken effect. Those who are used to the traditional offi ce with its formal fi tout and hierarchy based positioning were not keen on adopting open plan spaces citing noise and disruption amongst other things as a means to not giving up a 4m x 4m offi ce space – after all it took years to earn it!

However, laptops, tablets and smart phones have meant we are more mobile than ever before. Despite being mobile people are still seeking offi ce space but are opting for “hubs” or collective work spaces with like-minded individuals. These spaces allow them to share, brainstorm and be creative with others in a collaborative manner that benefi ts all businesses alike.

These hubs need open spaces where hot desks can be used. A few meeting rooms and a kitchen (ideally large enough to house a table where additional collaboration can occur over a coffee) are the only other mandatory requirements. Good internet is a must as is a funky fi tout, befi tting this new way of doing business.

Confi rming what we are seeing take place, in June 2015 Business Insider Australia, noted the following fi ve trends as shaping the future of our workplace:

1. Cloud computingThe size and shape of the modern offi ce will change as cloud computing takes over, stripping companies of outdated infrastructure and technology. These new “thin” buildings will mean less infrastructure-power, cooling, servers and fi re-suppression systems, as offi ces become simplifi ed and equipment-free.

Companies will have to come up with creative ways to use the free space, including “chill out” spaces, gyms, rehearsal rooms and even cinemas.

2. Less desk spaceWhile traditional offi ces were marked by designated desks, organisations are now turning to high-quality and adaptable spaces that are more like a hospitality workplace than offi ce.

3. It’s all about the peopleThere’s been a growing emphasis for progressive companies to invest in thoughtfully designed “hospitality”, including simple things such as quality coffee or great technology.

4. Creating a hubThe modern business hub means designing a place that workers will want to visit more often, building engagement and improve community relations in the offi ce.

5. Flexible workingLifestyle choices and increasing demands outside of work will mean that companies will be adaptive, more agile and have responsive business platforms. Offi ces will need to be redefi ned so that is it more of an inviting “home” to foster information collaboration and knowledge sharing amongst employees.

So before you build or fi t out your next offi ce space, take a moment to consider how the working environment is changing so that you can attract the right employees or tenant mix.

Chris Massie is a renowned and respected sales and leasing agent, known as an authority on commercial and industrial properties across the Moreton Bay region. His unmatched stock knowledge and ‘boots on the ground’ work ethic has resulted in his recent appointment as lead agent on two of the largest property portfolios in the Moreton Bay region - North East Business Park and DeMartini Fletcher’s Caboolture CBD property portfolio.


ChrisMassie


Caboolture 23-25 Lear Jet Drive AuctionOn site Wednesday 25 November, 2015 at 11am

Chris Massie 0412 490 [email protected]


High Quality Industrial Asset

23-25 Lear Jet Drive, Caboolture is a fully leased industrial facility providing 3,348m2 of building fl oor area across 4 tenancies. The concrete tilt panel construction and generous internal clearances provide a competitive advantage when securing and retaining corporate standard tenants. Large, column free fl oor plates and cross fl ow ventilation capabilities (in three of the four tenancies) enhance the desirability of the space for industrial uses.

Auction Industrial | Warehouse


Brendale 262-264 Leitchs Road Sale & Lease


raywhitecommercial.com | P Property ID 1349706

This Opportunity Will Not Last – Act Now

This high profi le site is located in the highly sought after industrial and commercial precinct of Brendale. On offer are 12 units (102m2*) to be constructed of brand new tilt panel with options for storage, mezzanine storage or full offi ce mezzanine areas. These quality units are ideal for local businesses and are designed with functionality in mind. Brendale is located 30 minutes north of the Brisbane Airport and CBD with ease of access to both the Gateway Motorway and Bruce Highway.

Sale & Lease Industrial | Warehouse

*approximately



Kallangur 8/1191 Anzac Avenue AuctionOn site Wednesday 18 November, 2015 at 11am



Tenanted Industrial Unit

• 75m2* industrial unit• 10m2* mezzanine offi ce• Internal toilet amenities• Kitchenette• Two roller doors

• Currently tenanted • On site car parking

*approximately

Auction Industrial | Warehouse


North Lakes 3/14 Burke Crescent AuctionOn site Tuesday 24 November, 2015 at 11am



Ultimate Main Road Exposure

Multi-purpose 356m2 unit with inclusions and benefi ts in the heart of North Lakes.Internal features:• Toilet & basin (incl. tiling to fl oors & walls, grab

rails, mixers etc)• Provision for additional toilet & basin if required• Kitchenette with 50L electric hot water unit

External features:• Rear roller door with designated loading bay

immediately outside• Exclusive car parking• Roof-top plant deck space

Auction Showrooms | Bulky Goods



Caboolture 75 Pasturage Road Sale by Expressions of Interest



Partially Tenanted Investment – Huge Upside


• Well under rented at $62m2* average net• Vacancies give potential for immediate upside• Estimated current holding income of $208,740 per annum• Nine tenancies across 4,190m2* of building on 8,101m2* freehold lot• Suit owner occupier, offering holding income and future expansion *approximately


Burpengary 631 Uhlmann Road Sale



Buildings & Holdings for Sale in One Line

• 2,500m2* under roof building area• 18,970m2* level commercial hardstand• 20 years Crown Land lease• Diverse steel fabrication and marine

manufacturing business

• All equipment plus 6 cranes (3 x gantry cranes) included

• Priced around 50% of replacement value• Suit most general industry operations *approximately

Sale Land | Development

250 specialist commercial agents in over 45 locations



Great Opportunity in Central LocationCaboolture 4/3 Lear Jet Drive• 220m2* warehouse + 40m2*

mezzanine

• 6m high ceiling

• 4.1m wide roller door

• Reception / offi ce area with stylish down lights

• Two offi ces on the fi rst fl oor

• Air conditioning throughout offi ce

• Internal toilet amenities

• Kitchenette and staff lunchroom

• Security alarm *approximately

SaleChris Massie 0412 490 840 [email protected] raywhitecommercial.com | Property ID 1364198



Newly Renovated Modern Retail ComplexSuburb 25 Leda BoulevardThis fully leased industrial facility provides 3,348m2* of building fl oor area

across four tenancies. Large, column free fl oor plates and cross fl ow ventilation

capabilities (in three of the four tenancies) enhance the desirability of the space for

industrial uses. *approximately

Sale Offi ce | Retail

SaleChris Massie 0412 490 840 [email protected] Aaron Canavan 0447 744 948 [email protected] raywhitecommercial.com | Property ID 1364198


High Exposure Busy LocationBurpengary 6/178 Station Road• 103m2*

• Toilet amenities

• Storage room

• Roller door access

• Small shop front

• Signage provision

• Minutes to Bruce Highway

• High drive-by traffi c

*approximately


LeaseChris Massie 0412 490 840 [email protected] Aaron Canavan 0447 744 948 [email protected] raywhitecommercial.com | Property ID 1323346


Warehouse for Immediate OccupancyMorayfi eld 6/30-36 Dickson Road• 395m2* including 40m2* mezzanine

• Quality tilt panel building

• Additional amenities

• Lighting and power

• Walking distance to shopping centre & transport

• Data provisions

• Ample parking

• Professional signage allocations

• Excellent road frontage and exposure

• Located beside Aldi Morayfi eld *approximately

Sale / LeaseChris Massie 0412 490 840 [email protected] raywhitecommercial.com | Property ID 1261243

Sale / Lease Industrial | Mixed Use

In The Market - IndustrialWhen it comes to industrial properties on the market, it is a misnomer that there are a plethora of properties to choose from. When you actually take a closer look and break it down by the size and facilities the prospective lessee requires, it quickly becomes apparent there is very little to choose from both in terms of leasing and sales. One of the reasons for this shortage is that there has only been one major industrial complex built on the Sunshine Coast in the past eight years other than properties specifi cally built for owner occupation.

Rental rates are remaining rather static and range from $90 psm pa to $110 psm pa and may go a little higher for quality, air conditioned, carpeted offi ces.We currently have a complex in Kayleigh Drive for sale that is a very innovative development, and where sizes range from 161m2 to 593m2.

On the sales front, rates are still hovering around $1,300 to $1,500 pm for end users.

However, if it is vacant land in an industrial zone you are looking for there is a wide variation in pricing. See the table below for a summary of the vacant land currently available on the Sunshine Coast.

All in all, there is a shortage of small industrial stock in the 100-200m² range and very little in the top end 1,000m² and over. David C Smith has been involved in Industrial sales since the early 1980s and has seen the prices rise over the years and then contract to the current levels we are seeing today.

Industrial Area Price psm

Sunshine Coast Industrial Park Around $150 to $185 psm depending on size

Warana No available land

Yandina Around $158 to $183 psm depending on size

Kunda Park Only a few lots around and prices are still around $300 to $350 psm however there have been a couple of sales made at $265 to $295psm

Coolum Prices now at a low of $145psm and some have approved plans, that have now lapsed, but these can be reignited

Ray White_Know How developed from experience in all markets


In The Market - IndustrialWhen it comes to industrial properties on the market, it is a misnomer that there are a plethora of properties to choose from. When you actually take a closer look and break it down by the size and facilities the prospective lessee requires, it quickly becomes apparent there is very little to choose from both in terms of leasing and sales. One of the reasons for this shortage is that there has only been one major industrial complex built on the Sunshine Coast in the past eight years other than properties specifi cally built for owner occupation.

Rental rates are remaining rather static and range from $90 psm pa to $110 psm pa and may go a little higher for quality, air conditioned, carpeted offi ces.We currently have a complex in Kayleigh Drive for sale that is a very innovative development, and where sizes range from 161m2 to 593m2.

On the sales front, rates are still hovering around $1,300 to $1,500 pm for end users.

However, if it is vacant land in an industrial zone you are looking for there is a wide variation in pricing. See the table below for a summary of the vacant land currently available on the Sunshine Coast.

All in all, there is a shortage of small industrial stock in the 100-200m² range and very little in the top end 1,000m² and over. David C Smith has been involved in Industrial sales since the early 1980s and has seen the prices rise over the years and then contract to the current levels we are seeing today.

Industrial Area Price psm

Sunshine Coast Industrial Park Around $150 to $185 psm depending on size

Warana No available land

Yandina Around $158 to $183 psm depending on size

Kunda Park Only a few lots around and prices are still around $300 to $350 psm however there have been a couple of sales made at $265 to $295psm

Coolum Prices now at a low of $145psm and some have approved plans, that have now lapsed, but these can be reignited

Ray White_Know How developed from experience in all markets




Maroochydore 6-8 Depot Street Sale Expressions of Interest Close Thursday 3 December, 2015

David C Smith 0412 712 [email protected] raywhitecommercial.com | Property ID 1384562

Distribution Warehouse + Hardstand on 2286m²*

• 2286m2* land on two titles• 226m2* cold room distribution warehouse• Six loading bays + concrete hardstand• Self draining fl oors, compressor room,

internal lighting

• Small air conditioned offi ce• Internal staff amenities• Dual truck access

*approximately

David C Smith

Multi award winner David C Smith has earned a reputation as one of the Sunshine Coast’s leading brokers. His negotiation and interpersonal skills are demonstrated by the volume of transactions he has completed over the past 30 years for local businesses, State and Commonwealth Departments, as well as major developers.




Maroochydore “The Corporate Centre” 13 Norval Court Sale & Lease

David C Smith 0412 712 [email protected]


Strata Offi ce Space

• Areas from 41m²*-178m²* (excluding balcony)• Vendor fi nance available• Exclusive use secure car parking• Fit out packages available *approximately

Sale & Lease Offi ce


Owner Operator or InvestorMaroochydore Suite 96, ‘Aqua Vista’ 64 Sixth Avenue• Approximately 45m²* for use of professional massage/ beautician services/

medical rehabilitation clinic

• Three separate consultation rooms

• Ground fl oor of Aqua Vista Resort

• Three options available for purchase *approximately

Sale Retail

SaleDavid C Smith 0412 712 680 [email protected] raywhitecommercial.com | Property ID 1198675


Small Investment OpportunityMaroochydore Suite 17, 27 Evans Street• Approximately 55m²* fi rst fl oor offi ce

• Maroochydore CBD location

• Long term tenants - Assessment Services Pty Ltd

• Lease expires May 2017 *approximately

Sale Offi ce

SaleDavid C Smith 0412 712 680 [email protected] raywhitecommercial.com | Property ID 1336369

Ray White_Know How creates competitive environments


Success Stories

Maroochydore4/1 Norval Court

Dicky Beach2/12 Beerburrum Street

Alexandra Headland4/180 Alexandra Parade

Chinchilla10 Braithwaite Street

Coolum Beach35 Access Crescent

Morayfield8 Torrens Road

Caboolture29 Piper Street

Kunda Park1/4 Conara Road

Narangba6/11 Business Drive

Maroochydore1/8 Kelly Court

Deception Bay1/14-16 Imboon Street

Caloundra8 Levuka Avenue

Mooloolaba5/174-176 Brisbane Road

Caboolture16/23-25 Skyreach Street

Mooloolaba102/29 First Avenue

Warana1/29 Premier Circuit

Marcoola14 Cessna Street

Glen Echo1162 Glen Echo Road

Warana 4/18 Main Drive

Minyama 1/68 Jessica Boulevard

Warana1 & 2/5 Machinery Avenue

Ningi9/1224 Bribie Island Road

Caboolture7/41-45 Cessna Drive

Warana17 Production Avenue

Residential or Commercial – An Alternative Investment Strategy

We are all now feeling the effect of the Governments

unsubtle crack down on residential investment. This

is caused by the over-infl ated residential markets in

Sydney and Melbourne resulting in APRA’s edict to

the banking sector to increase their capital ratios, and

has had an immediate effect on residential investment

lending. Some banks have withdrawn totally from that

market whilst those still lending are charging a premium

and demanding greater equity in each transaction.

So what is the alternative investment strategy whilst

still having the security of bricks and mortar? This

current edition of “Know How” lists a diverse

portfolio of Commercial, Retail and Industrial

assets which will all provide a higher yield than

similarly priced residential investments.

Co-incidentally the price point of this portfolio also

makes a comparison to similarly priced residential

investments particularly relevant. The key differences

between Commercial and Residential investments are:

• Commercial investments have longer term leases

• They generally have stronger tenant covenants usually supported by a bank guarantee

• Commercial yields are generally double those of residential

• Commercial leases usually have regular reviews to market or CPI and in most cases can’t go backwards

• Commercial investments have a realistic prospect of consistent growth due primarily to the lease structure

• Commercial investment decisions are usually based primarily in the asset yield rather than architectural nuances

• Bank and Institutional Finance is always available for the commercial asset class

As an example of the potential returns from a commercial investment: If you were to invest in a $500,000 property with an 8% yield and the rent escalated at 2% per annum and you subsequently sold the property after fi ve years. If you invested 25% equity and accessed bank funding at 5.5% per annum you would achieve a sensational 91.45% return on your equity*.*This is a hypothetical scenario and returns will vary with each individual asset.

About the Authors Paul and Lynne Robertson are highly qualifi ed and very experienced Commercial and Residential Mortgage Brokers. They are members of the Loan Market Franchise Group and provide debt solutions for our clients throughout South East Queensland.

Get the insider’s edge with Loan Market

When you use a Loan Market Commercial Broker, you’re giving yourself the insider’s edge.

That’s because:

We are specifically accredited with all the major commercial lenders

Our brokers have many years’ commercial lending experience and utilise their industry skills and knowledge to find you the right loan for your circumstances

We can facilitate funding for any commercial purpose including:• Residential subdivisions• Commercial subdivisions• Residential investment or refinance• Commercial investment or refinance• Residential developments – any density• Commercial developments – retail, industrial, offices

To find out more about commercial finance contact Paul Robertson today.

Paul Robertson, Commercial & Residential Lending Specialist

M: 0429 625 530 E: [email protected]

BRO_1645_OCT14 | Australian Credit Licence 390222


Our integrated technology platforms, database systems,

and reporting procedures ensure that our clients benefi t

from a consistent and documented sales and

management process.

Ray White_Know How creates the industry’s leading sales and marketing process


T 1300 25 50 75 E commercial.northcoastcentral.qld@raywhite.comwww.raywhitecommercialnorthcoastcentral.com

ray white commercial know how | edition 4

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