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JLL, in conjunction with CVA are delighted to present to market the Freehold Going Concern interest in Carlton’s Queensberry Hotel.

Established in 1854, the Hotel stands as one of Carlton’s most enduring and recognisable hospitality landmarks, having served the local community and visitors for over 170 years. This rare offering presents astute investors and operators with the chance to acquire a piece of Melbourne’s rich hospitality heritage in a tightly held location.

Prominently positioned at the gateway to Melbourne’s CBD on the prestigious corner of Queensberry and Swanston Streets, the Hotel commands a highly visible intersection along Carlton’s principal arterial thoroughfare.

This prime corner location places the property at the epicentre of one of Melbourne’s most dynamic inner-city precincts, where Carlton’s celebrated dining culture, world-renowned university precinct, and substantial residential density converge

Offered to market for the first time in over 37 years, Queensberry Hotel represents a landmark freehold going concern opportunity in one of Melbourne’s most soughtafter inner-city precincts.

WILL CONNOLLY

Hotels & Hospitality

+61 432 116 287

will.connolly@jll.com

CODY MARX

Hotels & Hospitality

+61 488 999 701

cody.marx@jll.com

IAN ANGELICO

Managing Director - Agency

+61 418 336 088

ian.angelico@cva.melbourne

DANIEL PHILIP

Director - Sales

+61 439 977 121

daniel.philip@cva.melbourne

EXECUTIVE SUMMARY

PROPERTY The Queensberry Hotel

ADDRESS 593-597 Swanston Street (Cnr Queensberry Street), Carlton VIC 3053

TENURE Freehold Going Concern

LAND AREA 459sqm*

BUILDING AREA

Ground Floor: First Floor: 209sqm* (including 113sqm beer garden) 108sqm*

STREET FRONTAGES Swanston Street: Queensberry Street: 18 metres* 25.5 metres*

ZONING Comprehensive Development Zone (CDZ) - Schedule 2

HOTEL FACILITIES

• Public bar & lounge

• Bistro / dining room

• Fully equipped commercial kitchen

• Beer garden

• First floor trading space (currently not utilised)

LIQUOR LICENCE

METHOD

Licence No: Licence type: Max Capacity: 31911034 3am Late Night (General) Internal - 223 patrons External - 204 patrons

INVESTMENT HIGHLIGHTS

Rare opportunity to acquire innerMelbourne Pub Freehold and Business interest at achievable price-point

Existing trading zones offering immediate revenue generation, with approx. 50% of remaining floor space currently under-utilised

Valuable 3am Late Night ‘General’ liquor licence, with ample total patron capacity of 400+

Genuine trading upside via utilisation of first floor trading space and / or rooftop activation to provide spectacular CBD views

Exceptional catchment density anchored by The University of Melbourne (50,000+ students), RMIT University, and the Royal Melbourne Hospital medical precinct

Excellent connectivity with Melbourne Central Train Station, Parkville and State Library Train Stations, plus multiple trams along Swanston Street

PROPERTY OVERVIEW

In its present form, the hotel provides a versatile range of ground floor spaces wellsuited to a diverse trading mix. The current configuration supports high-volume food and beverage service, private functions, and regular community events, giving the business broad and resilient revenue streams.

• Ground floor bar and dining areas catering to everyday trade including students, professionals and local residents

• Central public bar, providing single service point to all areas, reducing labour cost

• Multiple distinct function and event spaces with capacity to host a range of groups

• Established commercial kitchen supporting a full bistro food offering

• Rear laneway delivery access for suppliers

• Prominent corner position with excellent visibility on Swanston & Queensberry Street

• Accessible via public transport with tram stops at the door and planned rail connectivity via Parkville Station

The Hotel holds a full liquor licence with the ability to trade seven days per week. Operating hours extend to late evening on peak trade days, supporting strong weekly revenue generation across both regular patronage and events.

OPERATIONAL UPSIDE

While The Queensberry Hotel operates as a proven venue, the opportunity offers substantial value-add potential for an incoming owner or operator. The most significant near-term upside is the development potential for rooftop activation.

Rooftop Activation Potential

The proposed rooftop space would deliver a premium, elevated offering that complements the existing ground-level trade and responds to increased demand for outdoor, experiential hospitality in Melbourne’s inner-city market. Comparable rooftop venues in nearby precincts have demonstrated strong capacity to command premium beverage pricing, drive additional patronage, and attract a broader demographic.

Rooftop Activation Delivery:

• Creation of a new premium revenue stream currently absent from the business mix.

• Differentiation from competing venues within Carlton and CBD-fringe.

• Enhanced appeal to the venue’s core university and professional audience, who value outdoor hospitality spaces.

• Opportunity to host ticketed events, activations, and private functions at a higher price point.

• Potential to extend trading hours and increase venue appeal.

Additional Value-Add Considerations

• Menu and beverage repositioning to leverage Carlton’s established dining culture and the spending power of University of Melbourne staff and academic cohort.

• Expansion of functions and events program targeting corporate, sporting, and university markets.

• Enhanced patron loyalty and digitisation through the QB Hotel Student App, creating opportunities for repeat visitation.

The potential rooftop space is subject to council approval and would be governed by the heritage overlay, which restricts certain external works but does not preclude internal enhancements or the development of a rooftop space.

CONCEPT 2

CONCEPT 1

THE QUEENSBERRY LEGACY

‘A storied past of elegance and distinction’

Trading since 1854, The Queensberry Hotel is one of Australia’s most historic and continuously operating licensed venues, located at the heart of Carlton. Established on the corner of Queensberry and Madeline Streets (now Swanston Street), the Hotel has witnessed the transformation of Carlton from a colonial outpost to a vibrant inner-city community.

The origins trace back to 1852, when a quarter-acre site was purchased and the first hotel constructed under the design of James Blackburn Jnr. The inaugural building comprised 14 rooms, a public bar, cellar, and horse stables. Its strategic position next to the iconic Carlton United Brewery, which opened in 1864, cemented the Hotel’s status as a cornerstone drinking establishment.

Major redevelopment occurred in 1890, when the original iron structure was replaced with the substantial Victorian-era building designed by Tappin, Gilbert & Dennehy. The new hotel included a shopfront and main bar, with further additions in the 1920s to adapt to evolving needs. The Fagan and Clarke families retained stewardship for nearly a century, with their names still visible on the hotel’s exterior, a testament to the Hotel’s heritage.

LOCATION

Carlton is one of Melbourne’s most vibrant and historically significant inner-city suburbs. It is home to 21,376 residents and 1,031 businesses and forms a central part of the City of Melbourne local government area.

The suburb is renowned for its Italian dining culture along Lygon Street, known as Melbourne’s ‘Little Italy’, its Victorian heritage streetscapes, and the world heritagelisted Carlton Gardens and Royal Exhibition Building.

LOCATION

University & Education

Precinct

The Queensberry Hotel is situated in direct proximity to the University of Melbourne, one of Australia’s premier Go8 research universities, and within easy reach of RMIT University. Together, these institutions attract tens of thousands of domestic and international students and academic staff.

Transport & Accessibility

The Property enjoys exceptional public transport connectivity, a key differentiator for hospitality venues targeting peak evening and weekend trade. Swanston Street is served by Melbourne’s tram network, providing direct access to the CBD and neighbouring suburbs. Critically, the Melbourne Metro Tunnel’s Parkville Station, located in the heart of the Carlton/Parkville precinct, is now open and connects Carlton to Melbourne’s rail network for the first time.

This infrastructure upgrade has elevated the suburb’s accessibility and patronage potential.

• Swanston Street tram stops directly adjacent to the Hotel

• Parkville Station (Melbourne Metro Tunnel), connectivity to the broader rail network

• Queen Victoria Market, Melbourne CBD and Lygon Street all within walking distance

• Fitzroy, Parkville and North Melbourne immediately adjoining

Hospitality and Dining Culture

Carlton’s hospitality landscape is among the most active in Melbourne, with Lygon Street forming the backbone of a dining and entertainment culture that has been attracting Melburnians for generations. The suburb hosts a diverse array of cafes, restaurants, bars and pubs, complemented by the Melbourne Museum, Cinema Nova, and a range of arts and cultural venues.

RMIT University

Parkville Station

SITE PARTICULARS

STREET ADDRESS 593-597 Swanston Street, Carlton VIC 3053

SUBURB / POSTCODE Carlton 3053

LOCAL GOVERNMENT AREA City of Melbourne

TITLE TENURE Freehold

LOT & PLAN Lot 1 TP969311

ZONING Comprehensive Development Zone (CDZ) - Schedule 2

HERITAGE OVERLAY

STREET FRONTAGES

Heritage Overlay applies - refer to Planning Scheme

LAND AREA 459sqm*

BUILDING AREA

Ground Floor: First Floor: 209sqm* (including 113sqm beer garden) 108sqm*

CAR PARKING Street parking available; public car parks in proximity

LIQUOR LICENCE

Licence No:

Licence type: Max Capacity: 31911034 3am Late Night (General) Internal - 223 patrons External - 204 patrons

*Approximately

SALE PROCESS

The Freehold Going Concern interest in Carlton’s Queensberry Hotel is for sale via Expressions of Interest.

Offers to Purchase

Offers must be submitted directly to the exclusive selling agents and must clearly address the following matters (at a minimum):

• Nominated purchaser or entity

• Purchase price

• Timing of payment of deposit and settlement

• Deposit amount

• Due diligence requirements (if any) along with proposed length of due diligence timeframe.

Changes to the Process

The Vendor reserves the right not to accept any offer and, without limitation. The Vendor may, in its absolute discretion, suspend or vary the sale process, negotiate with any party who submits an offer or with any other person, enter into a binding contract with any party at any time and/or at any time prior to exchange of binding contracts, may withdraw the property from sale.

Agency Details

All enquires, information requests, inspection arrangements and lodgement of offers are to be directed to the exclusive selling agents:

432 116 287

DISCLAIMER

This information is intended as a guide only and does not constitute advice. It does not form part of any offer or contract.

All calculations, including, but not limited to dimensions, area and trading performance, contained in the material are based on figures provided to the Agents by outside sources and have not been independently verified by the Agents and therefore may not be correct.

Users should not rely on this information and must make their own enquiries to verify and satisfy themselves of all aspects of the information (including without limitation, any income, rentals, dimensions, areas, zoning and permits).

While the information has been prepared in good faith and with due care, no representations or warranties are made (express or implied) as to the accuracy, currency, completeness, suitability or otherwise of such information.

Except where otherwise provided, all references to rent, income or price referred to in this information are GST exclusive. The Agents, their officers, employees, subcontractors, further agents and clients shall not be liable (except to the extent that liability under statute or by operation of law cannot be excluded) to any person for any loss, liability, damage or expense arising directly or indirectly from or connected in any way with any use of or reliance on such information.

Any liability on the part of the Agents, their officers, employees, subcontractors, agents or clients for damages for any claim by a potential purchaser arising out of or in connection with this material, other than liability which is totally excluded by this clause, will not (whether or not such liability results from or involves negligence) exceed $1,000. The whole or any part of this document must not be reproduced without written consent from the Agents.