IN THE KNOW - Brendale Q1 2019 | Ray White Commercial | Northern Corridor Group

B R E N DA L E

PETER LAURENT SALES & LEASING EXECUTIVE 0429 391 675

JUMA MARSTELLA SALES & LEASING EXECUTIVE 0450 360 321

TREVOR NELSON-JONES SALES & LEASING EXECUTIVE 0407 736 521

BROCKE HAMBRECHT SALES & LEASING EXECUTIVE 0466 599 724

PINE RIVERS

MORETON BAY

SUNSHINE COAST

Level 1, 104 Gympie Road Strathpine, QLD 4500

3/125 Morayfield Road Morayfield QLD 4506

1/172 Brisbane Road Mooloolaba QLD 4557

T 1300 255 075 F 1300 778 887

T 1300 255 075 F 1300 778 887

T 1300 255 075 F 1300 778 887

ONE TEAM - THREE LOCATIONS

DIRECTOR’S U P D AT E S

NORTHERN CORRIDOR GROUP

CHRIS MASSIE

MICHAEL SHADFORTH

The launch of new estates like Aura in Caloundra and Corporate Park East, Caboolture as well as the continued expansion of Brendale, will provide some relief but we expect demand to continue

As a child of the Sunshine Coast and now a father myself, it is the diverse education and employment opportunities available to the younger generation that I believe will have the greatest long-term impact.

outstripping supply through 2019.

Director Pine Rivers

DIRECTOR UPDATE

ONE TEAM - THREE LOCATIONS

Our expansion into the Brendale and North Brisbane markets through our Pine Rivers office has provided some interesting insights, with the strength of industry across the North Brisbane and Moreton Bay regions being the defining take-away of 2018 for me. On review of our transactions across the region, the lease and sale of industrial buildings accounted for close to 60% of all deals, outperforming office, retail, showrooms and hospitality combined.

The implications for this trend becomes concerning when combined with the analysis of properties actually available across the region. The launch of new estates like Aura in Caloundra and Corporate Park East, Caboolture as well as the continued expansion of Brendale, will provide some relief but we expect demand to continue outstripping supply through 2019.

Opportunities exist across all sectors this year and we will be closely tracking the trends. At the start of 2018 our team had set ourselves the goal of being the commercial property experts for the Northern Corridor, so much so that we changed our name to reflect this. We are proud of the work done to date and promise to continue providing you with the knowledge, resources and support to ensure your next property decision is made from an informed position of strength.

.

Director Sunshine Coast

The first quarter of 2019 for the Northern Corridor is set to continue the generally positive trajectory we witnessed across 2018. While housing prices in the southern capitals have taken a hit, many are still capitalising on the price disparity to sell up and move north. This is reflected in our domestic migration numbers that have parts of the Northern Corridor among the fastest growing precincts in the country.

The result is a solid baseline increase across almost all measurable sectors of our market, but it is the intangible benefits that excite me just as much. As a child of the Sunshine Coast and now a father myself, it is the diverse education and employment opportunities available to the younger generation that I believe will have the greatest long-term impact.

Recent infrastructure programs like the Undersea Cable, University Hospital, Sun Central, the international airport and Aura has seen the Sunshine Coast quickly become a serious contender on the global economic stage, and I for one am excited to see where we are headed.

RAY WHITE COMMERCIAL NORTHERN CORRIDOR GROUP ANNUAL SALES & LEASING Annual Sales $70,363,885 47 Industrial 19 Retail 10 Office 19 Land 5 Other

Annual Leases $6,298,459

96 TOTAL SALES

67 Industrial 47 Retail 36 Office 3 Land

157 TOTAL LEASED

SPOTLIGHT ON BRENDALE

NORTHERN CORRIDOR GROUP

THIS MONTH’S FEATURE ARTICLE WRITER IS AGENT PETER LAURENT OF THE NORTHERN CORRIDOR GROUP

YOUR AREA UPDATE Brendale continues to see strong demand in most industrial size brackets with achievable rates trending up slightly as the available stock diminishes.

While historically Brendale has been the Geebung/Virginia industrial precincts lower cost cousin, the growth of the Moreton Bay Region has made Brendale’s proximity to Brisbane and the northern growth corridor a key feature for businesses looking to relocate or establish in the region.

While large tracts of future industrial land ensure ongoing supply for the area in the medium term, the current market is experiencing a growing stock shortage that is beginning to impact existing businesses. This is particularly evident in the 250m2 – 1,250m2 range for leasing, where enquiry is significantly outstripping supply. The same is evident with larger sale options between 2,000m2 – 4,000m2. This trend has been confirmed by analysis of our enquiry sources through Narangba to Caboolture, which shows an increase in the number of Brendale based businesses looking north of the Pine River.

construction unviable for most developers. The only exception to this is the previously mentioned fringe sector between showroom and service industry businesses, where higher rents are achievable.

On the investor front, demand remains extremely strong for any properties with new leases. Owners with rent reviews approaching should pay close attention to these negotiations as there will be no better time to sell than when the ink dries on a new lease, so long as key details have been addressed.

A strong second half of 2018 in terms of land sales across the precinct gave some hope for relief, but closer inspection of the intended designs of proposed developments shows a heavy gearing towards more showroom/ service industry uses for businesses looking to engage directly with consumers. This will do little to satisfy the true source of current demand, which is primarily in the manufacturing, contractor and warehouse/ distribution sectors.

The result may see an increase in frustration levels for businesses hunting for a home, but owners of existing properties in Brendale are in a position to reap the benefits of this stock shortage. Owner occupier demand continues to buck the trend of tightening lending criteria, as even existing stock with function issues begin to garner attention.

While the current demand reflects pre-GFC levels, increasing operational and outgoings costs for businesses mean the realistic rent they can afford when factored against present day construction costs makes speculative

BRENDALE COMMERCIAL REAL ESTATE SUPPLY & DEMAND INDUSTRIAL / WAREHOUSE - FOR LEASE 45%

40%

40%

35%

Listings

Leads

35%

Listings

Leads

30%

30%

25%

25%

20%

20%

15%

15%

10%

10%

5%

5% 0%

BRENDALE COMMERCIAL REAL ESTATE SUPPLY & DEMAND INDUSTRIAL / WAREHOUSE - FOR SALE

100

250

500

1000

Property m2

2000

4000

4000+

0%

100

250

500

1000 Property m2

2000

4000

4000+

BRENDALE ACTIVITY

NORTHERN CORRIDOR GROUP

LISTED FOR LEASE / SALE

Ray White Commercial, Northern Corridor Group RESEARCH TEAM.

A summary of the key Listed, Leased and Sold property data in your area.

ADDRESS

SUBURB

BUILDING SIZE

ADVERTISED SALE PRICE

RENTAL PRICE P/A

1321m2

$2,250,000

-

Sale

47 KREMZOW ROAD

BRENDALE

Sale

75-77 KEMPSTER STREET

SANDGATE

1050m2

$1,500,000

-

Sale

7/209 ROBINSON ROAD

GEEBUNG

273m2

$695,000

-

Sale

1137 KREMZOW ROAD

BRENDALE

391m2

$750,000

-

Lease

15/210 ROBINSON ROAD

GEEBUNG

1145m2

-

$154,405

Lease

30 KENWORTH PLACE

BRENDALE

2300m2

-

$284,600

Lease

1/75 KREMZOW ROAD

BRENDALE

1075m2

-

$123,625

Lease

2/1-5 KINGSBURY STREET

BRENDALE

1286m2

-

$167,180

Lease

8/40 TERRENCE ROAD

BRENDALE

179m2

-

$17,900

Lease

1/164 SOUTH PINE ROAD

BRENDALE

300m2

-

$44,480

Lease

G3/671 GYMPIE ROAD

CHERMSIDE

267m2

-

$106,800

Lease

1 & 2 / 257 LEITCHS ROAD

BRENDALE

1349m2

-

$148,390

SOLD PRICE

RENTAL PRICE P/A

LEASED & SOLD STATUS

ADDRESS

SUBURB

BUILDING SIZE

Sold

8/129 ROBINSON ROAD

GEEBUNG

158m2

$350,000

-

Sold

8/128 SOUTH PINE ROAD

BRENDALE

295m2

$585,000

-

Sold

12 STATION ROAD

LAWNTON

1330m2

$580,000

-

Leased

8/210 ROBINSON ROAD

GEEBUNG

735m2

-

$99,225

Leased

47 KREMZOW ROAD

BRENDALE

1345m2

-

$50,000

Leased

1450 ANZAC AVE

KALLANGUR

290m

-

$70,000

2

PROPERTY MANAGEMENT

NORTHERN CORRIDOR GROUP

Dedicated Service We manage your property like it’s our own...

We constantly look at strategic value-add initiatives to improve your property’s capital value whilst driving your investment and maximising its returns.

Our specialist management team negotiates on your behalf to generate maximum return to you for every lease and tenancy, always focusing on improving your yield.

You can rely on us to manage your administrative processing and reporting as well as protecting and growing your asset at all times.

We manage all repairs and maintenance, establishing and negotiating maintenance contracts to reduce outgoings. We proactively rectify issues before they become problematic and undertake regular reviews, using our group buying power to improve cost efficiencies.

We understand and have thorough working knowledge of commercial property legislation to ensure your legal obligations are managed. We also keep abreast of legislative changes by way of professional development courses. Our aim is to tailor our service to your requirements and investment goals.

Contact our property managment team today: Jason Wright, Commercial Asset - Investor Support Manager 0451 497 368 | jason.wright@raywhite.com Cassie Mahoney, Commercial Asset - Portfolio Manager 1300 25 50 75 | cassie.mahoney@raywhite.com Staci Tobin, Commercial Property Manager - Pine Rivers 07 3889 8000 | staci_tobin@raywhite.com

Retail Shop Leases Recent changes to the Retail Shop Leases Amendment Act 2016 has the potential to impact property owners of what would traditionally be considered industrial units, exempt from the additional obligation and expense of the Act. New definitions of what constitutes a Retail Shop now includes any business interacting face to face with customers.

What this means for industrial property owners is the traditional Commercial Tenancy Agreement (CTA) used by many owners and agents will no longer provide certainty of tenure and could even see the owner liable for damages, if used in the wrong scenarios.

Until the dust settles on this new legislation and the precedents are set in stone, the safest course of action is to seek advice from your solicitor or call our property management team and talk through the implications for your property.

So what does a Retail Shop Lease (RSL) mean for owners?

The key differences are as follows:

• RSL preparation costs cannot be passed on to the tenant

• Land tax and sinking fund levies are not recoverable outgoings under an RSL

• Detailed outgoings must be disclosed atleast 7 days prior to signing

• Outgoings must be audited annually for net leases

• Leases must be registered within 3 months of signing by the tenant

Jason Wright, Commercial Asset - Investor Support Manager 0451 497 368 | jason.wright@raywhite.com

AGENT PROFILE

NORTHERN CORRIDOR GROUP

Brocke joins the Northern Corridor Group with 8 years of real estate experience. After completing his bachelor’s degree in Property Economics and Development at the University of Sunshine Coast, Brocke started his career as a sales associate at a leading residential agency on the Sunshine Coast, winning rookie of the year in his first year. After further developing his skill in a lead agent capacity, Brocke strategically made the move to Victoria to further develop his real estate knowledge in a management capacity, working alongside and leading a number of established sales agents

to only further their knowledge, market input and business reach. All the while refining his craft as a respected auctioneer, a part of the business to this day Brocke enjoys immensely.

Covering both sales and leasing Juma is recognised as a Northern specialist, his responsibilities include investment and vacant possession sales as well as leasing across all assets classes.

JUMA MARSTELLA SALES & LEASING CONSULTANT 0450 360 321 juma.marstella@raywhite.com

BROCKE HAMBRECHT SALES & LEASING CONSULTANT & GROUP AUCTIONEER 0466 599 724 brocke.hambrecht@raywhite.com

Always working with his clients best interest in mind, Juma draws on his 5 years plus experience to provide exceptional service to a loyal following of clients. He is well respected for his ability and integrity and approaching every transaction with focus and keen dedication.

NOTEWORTHY TRANSACTIONS

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41-45 Kremzow Road, BRENDALE

128 Broads Road, CLOSEBURN

8/210 Robinson Road, GEEBUNG

• Land Area is 8094m • Building Area is approximately 2468m2 with an awning extension of 784m2 • Customer Car park at the front (16) & Staff Car parking at the rear (34) • Six roller doors provide easy access • Easy vehicular access to rear of property • Excellent Frontage to Kremzow Road

• 54.18 ha • On One Title • Current Zone Rural Res • Bitumen Road to Front Gate • 28.45Km* to Brisbane CBD • Less than 5km* to Samford Village • Less than 25km* to Dayboro • Just over 15km* to Strathpine

• High ceiling warehouse - two roller doors • Office over two levels • B-Double access and container set down • Wide awning • 8 parking spaces • Robinson Road signage available

2

Sold - $3,925,000

Sold - $1,200,000

Leased - $99,225

PROPERTIES FOR SALE OR LEASE NORTHERN CORRIDOR GROUP

D SE NEEDE A E S

R L RTIE FOPROPE RE

D SE NEEDE A E S

R L RTIE FOPROPE RE

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Units 4 & 5 / 28 Moonbi Street, BRENDALE

1/601 Nudgee Road, NUNDAH

• The warehouse units can be leased individually or jointly with both warehouse units 175sqm each • Convenient Brendale location • Car parking available • Reasonable landlord looking to do a deal

• Container height roller door access • Purpose built truck delivery access • Large office, removed for privacy • Partitioned off storage area with separate amenities • Potential to ass side coffee shop • Separate 136m2 mezzanine space

For Lease - $37,200 + Outs + GST Peter Laurent & Trevor Nelson-Jones

E DED AS S NEE E L IE

R RT FOPROPE

For Lease - $114,720 + Out + GST Brocke Hambrecht

E DED ALES NEE S R TI

FO ROPER EP

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1a/605 Zillmere Road, ZILLMERE

11/37 Kremzow Road, BRENDALE

• Clear Span Warehouse - 10 meter Internal Height • High Cube Capacity • Fitted Showroom / Office Area • Multiple Roller Doors - Drive Through Access • Two amenity blocks • Excellent Visibility with Street Frontage • Extensive Onsite Parking

• Land Area 455m2 • Building Area 391m2 • Full Security Fence and Gates • 4+ Secured Car Parks • 21m2 A/C Ground Level Office • 21m2 A/C First Level Office • 349m2 Workshop/Warehouse • 100+m2 Weather Proof Awning with Multiple Uses • Internal Male and Female Amenities

For Lease - $248,640pa + outs & GST Juma Marstella

For Sale - $750,000.00 + GST Trevor Nelson-Jones

For a full list of current opportunities for sale or lease visit raywhitecommercialnortherncorridorgroup.com.au

OUR TEAM

NORTHERN CORRIDOR GROUP

PINE RIVERS PETER LAURENT SALES & LEASING EXECUTIVE 0429 391 675 peter.laurent@raywhite.com

TREVOR NELSON-JONES SALES & LEASING EXECUTIVE 0407 736 521 trevor.nelson-jones@raywhite.com

JUMA MARSTELLA SALES & LEASING EXECUTIVE 0450 360 321 juma.marstella@raywhite.com

BROCKE HAMBRECHT SALES & LEASING EXECUTIVE 0466 599 724 brocke.hambrecht@raywhite.com

MORETON BAY

SUNSHINE COAST

CHRIS MASSIE DIRECTOR 0412 490 840 chris.massie@raywhite.com

MICHAEL SHADFORTH COMMERCIAL PRINCIPAL 0488 981 076 michael.shadforth@raywhite.com

ASHLEY REES SENIOR PROPERTY ANALYST 0411 707 410 ashley.rees@raywhite.com

JULIE RYAN MAJOR ASSET SALES 0447 445 453 julie.ryan@raywhite.com

WARWICK PETERS SENIOR BUSINESS BROKER 0412 234 231 warwick.peters@raywhite.com

EMILY PENDLETON SALES & LEASING EXECUTIVE 0402 435 446 emily.pendleton@raywhite.com

AARON CANAVAN SALES & LEASING EXECUTIVE 0447 744 948 aaron.canavan@raywhite.com

JORDAN HAYES SALES & LEASING EXECUTIVE 0417 999 331 jordan.hayes@raywhite.com

BLAKE PRIMROSE SALES & LEASING EXECUTIVE 0423 555 043 blake.primrose@raywhite.com

JASON WRIGHT ASSET MANAGEMENT SPECIALIST 0451 497 368 jason.wright@raywhite.com

raywhitecommercialnortherncorridorgroup.com.au

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