We specialise in the sale and/or leasing of commercial property including office, medical and retail assets. This includes investment properties, owner occupier opportunities, development sites, and leasing for businesses seeking new premises.

We primarily focus on the Brisbane market and surrounding commercial precincts across South East Queensland. Our local knowledge allows us to provide accurate advice on market conditions, tenant demand, and property values in each precinct.

Commercial property is typically valued based on its income producing potential. Key factors include rental income, lease terms, tenant quality, property condition, location, and prevailing market conditions.

A gross lease includes most outgoings (such as council rates and building insurance) within the rent paid by the tenant.
A net lease requires the tenant to pay the base rent plus a share of the property’s outgoings. Net leases are common in commercial property because they provide transparency and leverage for both landlords and tenants.

Outgoings are the operational costs associated with owning and maintaining a commercial property. Common examples include council rates, water charges, insurance, property management fees, land tax, and common area maintenance.

Commercial leases range from 3 to 10 years, sometimes longer, often with option periods allowing tenants to extend the lease. The length of the lease can significantly impact the value of an investment property.

A property yield is the annual rental income expressed as a percentage of the property's value or purchase price. Yield is a key metric investors use to compare different commercial opportunities.

Yields vary depending on property type, location, and tenant covenant. Prime assets in major cities typically offer lower yields due to their lower risk, while secondary assets may offer higher yields to compensate for increased risk.

The timeframe will vary depending on the property type, pricing, tenant profile, and market conditions. On average, a commercial property sale will take longer than a residential sale due to the complexity of the transaction and due diligence.

Marketing strategies typically include online property platforms, targeted database marketing, direct outreach to investors and occupiers, signage, and professional photography. For certain properties we may also run structured expressions of interest campaigns.

Before leasing, owners should ensure the property is well presented, compliant with regulations, and competitively priced in line with current market rents. Talk to us about your expectations.

A strong commercial investment typically includes a good location, reliable tenants, long lease terms, and sustainable rental income. Investors should also consider market trends, building condition, and future development potential. Properties with strong tenants and long lease terms are generally considered lower risk and more attractive to investors.

Commercial property offer attractive returns through higher rental yields and longer lease terms compared with residential property. Tenants often cover outgoings and maintenance costs, providing investors with more predictable income.

Commercial rent is generally determined by market demand, location, building quality, and the type of tenant. Lease structures often include annual rent reviews, which may be linked to CPI, fixed increases, or market rent reviews.

When a lease approaches expiry, landlords typically negotiate a renewal with the existing tenant or begin marketing the property for a new tenant. Early planning—often 3 to 6 months before lease expiry—helps minimise vacancy risk.

Value can often be improved by securing a longer lease term, increasing rental income, upgrading the property, or attracting stronger tenants. Even small improvements in lease security or rental growth can significantly impact the property’s valuation.

A professional property manager can handle rent collection, lease administration, outgoings reconciliation, maintenance coordination, and tenant communication. This allows investors to protect their asset and maximise returns without managing day to day issues.

The main risks include tenant vacancy, changes in market demand, economic conditions, and unexpected building costs. Conducting thorough due diligence and securing strong tenants with long leases can help reduce these risks but not all together remove them.

Interest rates influence borrowing costs and investor demand. Higher interest rates can soften investment activity, while lower rates generally increase buyer demand and support property values.

The ideal time to sell is often when the property has a strong tenant(s), long leases and therefore stable rental income. These factors increase buyer confidence and can maximise the sale price.

Conversely, vacant possession property can also be its highest and best use depending on the market cycle.