SPECIALISING IN FURNITURE FOR HOTELS, MOTELS, SERVICED
SPECIALISING IN FURNITURE FOR HOTELS, MOTELS, SERVICED APARTMENTS, RESORTS AND REFURBISHMENTS.
Furniture FF&E design concepts
3D Rendering & Furniture Overlays
Turnkey packages
Project Management
Custom furniture and joinery manufacture
Trudy Crooks
Words
_Ian Crooks, Chairman
In our first Informer of 2025 we’re going camping … in style!
ResortBrokers loves camping. One of our specialities is the sale of caravan and holiday parks. Our research shows 37% of park sales transact through us nationally. I doubt we would have had such great success in this space unless our brokers were avid campers that genuinely love the business.
Glamping — glamorous camping — is an increasingly important part of the accommodation mix. Corporate park operators like Discovery and NRMA are gradually moving into this space. Some of their properties are included in our main story which looks at the best glamping sites across the country. We also interview the family owner-operator of Australia’s first ever glamping business, Paperbark Camp, which is still going strong after 25 years.
If you’re an accommodation provider with surplus land who’s considering adding glamping to your offerings, then our second feature is for you. Lynne Wilton and Paul Bunn, the proprietors of Little Beach Co. on Tasmania’s east coast, have been through the experience of converting their property into a glamping venue. If you think it’s simply a matter of throwing up a few tents, they have some sobering advice. This issue, we have two great success stories of young individuals who are going places in our sector.
Our Face of the Industry is Edwards Group CEO, Stephen Edwards, aged 34, who has grown the business started by his father Ian in the 1990s into South Australia’s second largest owner-operator of holiday parks and residential villages (second only to Discovery).
Abhi Taneja, aged 26, is a first-time motel owner. Abhi embodies many of the qualities that typify firstgeneration migrants to Australia. They work hard, save well, invest wisely, are resourceful and know a good opportunity when they see one.
After buying the lease to Bushmans Motor Inn in Parkes through our Central West NSW broker Chris Kelly last year, Abhi is now looking to buy a second regional accommodation business.
Next, we’re over to Victoria where our two local brokers, Chris Boschetti and Hugh Thomas, have been going gangbusters since joining us in late 2023 and early 2024 respectively. Both gents have settled major deals under their belts already, with several promising listings that look like they’ll convert to sales. Our Victorian virtuosos take us on a spin through their state.
Calendar year 2024 was ResortBrokers’ best ever for results, representing a 30% increase on 2023. This is terrific news for our clients and shows the health and resilience of the national accommodation property sector.
As ResortBrokers tends to do in times of growth, we invest back into our business. So, I’m delighted to announce we’ve recently brought on six new brokers: five fresh faces and a familiar face who worked for us previously.
Joining us are Leah Bursztynowicz (Far North Queensland), Nathan Bock (Central Gold Coast), Tania Johnston (Fraser Coast, Bundaberg & North Burnett Region), Lleyton McArthur (Central Queensland & Mackay, Isaac and Whitsunday) and Tristan Mears (Northwest Victoria & Southwest New South Wales). And re-joining us is Debbie Cooper (Northeast Victoria and Southeast New South Wales). Welcome aboard Leah, Nathan, Tania, Lleyton and Tristan, and welcome back, Debbie. We’re delighted to have you, and are excited about the talents you’ll bring to our team. Read more about our new recruits in our special feature. We’re anticipating a big year for our industry in 2025, and for ResortBrokers. We’re turning 40!
From all of us here, we hope 2025 is a great one for you, both personally and professionally.
Enjoy the issue. END
The Cost of Inaction
Waiting to see before deciding to sell? The cost of waiting may be higher than you think, writes Managing Director Trudy Crooks.
Words_Trudy Crooks, Managing Director
It seems interest rates and cost of living have ruled our lives for the last couple of years. They’ve been top of mind for households right across the country, and accommodation operators have been wondering like everyone else when they would start to feel some pain relief.
So it was to universal relief when the RBA dropped the cash rate by 0.25% to 4.1% in February, the first reduction since November 2020.
Some operators we’ve spoken to have told us they’re taking a ‘wait and see’ approach with interest rates before deciding to sell.
They think further interest rate cuts will help them get a higher sale price.
Despite this being logical thinking, ResortBrokers doesn’t share that view. Interest rates aren’t the core underlying driver of the accommodation industry. It might be the news headline but it’s not what’s going to help your profitability on a day-to-day basis or your yield when you sell.
Whatever your occupancy is driven by, whether it’s corporate or leisure, there are multiple factors that are going to affect whether guests choose to stay at your property. Those factors are far more important in determining your profitability than interest rates.
Some of these factors are within operators’ control (e.g., tariffs); some aren’t (e.g., extreme weather events and geopolitics).
For holiday accommodation businesses owners, increased costs of everyday living will affect where Australians holiday more than one or two cash rate cuts. As I’ve said before, Australians love to take a holiday, but household
disposable income will determine where they take that holiday, in what form and for how long.
Our advice to vendors thinking of holding out for further interest rate cuts is: Don’t let interest rates rule your decision to sell.
The risk of inaction in continuing to hold onto your property is that we just don’t know what’s around the corner.
Neither does the RBA. In its February statement announcing the cash rate cut, the RBA said although inflation eased a little more quickly than expected, the economic outlook remains “uncertain.”
That doesn’t mean to say it will worsen. It’s that we just don’t know. The RBA says it remains “cautious” on further cash rate cuts.
What does this mean for those considering selling their accommodation property or business?
It means this: for now, the only certainty is uncertainty.
Here’s what we do know.
We know that post-pandemic most operators across the country have had the best two years of trade they’ve ever seen, which is great. We know that while inflation is cooling, it has also increased operating costs and encouraged rising tariffs.
We also know there’s no supply of new accommodation properties coming to market due to our national construction crunch.
We also know there’s a lot of pent-up activity from operators who’ve come out of the pandemic, enjoyed a couple of bumper years and are ready to move on.
That will bring more existing supply to a market that’s been undersupplied for several years. Ultimately, it’s supply and demand that drives all markets, including our own.
Here’s the other thing we know, and it’s the most important:
Buyers are out there now. We also know yields are holding tight, far tighter than pre-pandemic.
And that’s despite the cash rate rising from 0.1% to its peak of 4.35% over three years from November 2020.
“Don’t let interest rates rule your decision to sell.”
“For now, the only certainty is uncertainty.”
At ResortBrokers, we’ve always said the yields or multiples buyers will pay reflects the risk they see in an accommodation business.
That is, if you’ve had great trade, buyers want to know if it’s sustainable. If they feel it is, they’ll pay you a strong price for your business.
Will those buyers be out there in a year or more? That’s also something we don’t know.
The current market poses challenges, but it’s not a challenging market. ResortBrokers is transacting a record number of deals — and achieving great prices for our clients — because we provide realistic appraisals, supported by the best sales data in the industry from our inhouse department RB Research, of what we believe the market will pay for an asset. If your list price is overcooked you simply won't get buyer engagement in this market.
We frequently exceed list prices at sale because we know how to create competition for an asset.
Those great sales prices are available now. And for now, that’s the only certainty there is.
So, consider the cost of inaction in not going to market sooner rather than later.
Also, think about what you could be doing. Is your best opportunity to stay in the business you’re currently in? Or should you make the most of the current market by selling to set yourself up for something better? While there are plenty of buyers for your property now, there’s also enormous opportunity out there for experienced operators.
Above all, have a plan. Make sure you understand what it is you need to do to get your business into a position where you can achieve your dream price. Then get to work doing it.
Don’t just sit there waiting for things to happen because there’s no certainty things will go your way. The cost of inaction may be higher than you think.
Six of the BesT Across Australia
Mansi on Raymond Sale, VIC
This award-winning 39-key independent hotel was sold by ResortBrokers for the first time since it opened in 2013. The buyers were experienced operators who we had previously sold out of their motel in the Goulburn Valley a few years back. We knew the couple were happy to relocate to another part of Victoria should something bigger and better come along. Mansi on Raymond ticked all the boxes for them: a freehold going concern with double the number of keys, solid corporate trade and a stellar reputation.
Chris Boschetti M: 0428 812 434
Trudy Crooks M: 0477 882 210
Queen’s Wharf Residences
Brisbane, QLD
ResortBrokers set a new per-key record for the prestigious 667-apartment, 65-storey Queen’s Wharf Residences, the only residential tower directly connected to the $3.6 billion Queen’s Wharf Brisbane integrated resort. ResortBrokers was exclusively engaged by Far East Consortium and Chow Tai Fook Enterprises to market Queen’s Wharf Residences via an expressions of interest campaign.
We received enormous interest from some of the most experienced hotel companies and serviced apartment operators in Singapore, Thailand and China, as well as locally. Minor Hotels, a subsidiary of multi-national Minor International, emerged as the successful buyer among the nine highly competitive formal offers we received.
Tim Crooks M: 0417 544 562
Alex Cook M: 0467 600 610
Jessie Shi M: 0422 935 428
Roma Explorers Inn
Roma, QLD
Sold off-market, ResortBrokers found a buyer for the four-star, 89-room Roma Explorers Inn, one of Queensland’s top regional hotels and conference centres. By tapping into our vast network across the country we were able to make introductions that brought the purchasing syndicate together and structured a deal that appealed to all parties. The buyers were former clients who we had previously sold out of their two Longreach properties: Longreach Motor Inn and four-star boutique outback lodge Saltbush Retreat.
Trudy Crooks M: 0477 882 210
Twin Dolphins Holiday Park
Tuncurry, NSW
Owned by the same family for the last 18 years, this 107-site holiday park, comprising 25 cabins and 82 caravan sites, was sold to a purchaser in ResortBrokers’ buyer network who saw enormous scope to increase the revenue of this exceptional business.
The buyer had previously bought the 115-site Colonial Tweed Holiday & Home Park in Tweed Heads through ResortBrokers in 2021.
Joshua Roberts M: 0439 654 464
Trudy Crooks M: 0477 882 210
Murray Bridge Marina Camping & Caravan Park, Murray Bridge, SA
ResortBrokers had this thriving 156-site, 12-ha caravan park and marina under contract within four weeks of listing and achieved a record yield for a sale of ours in South Australia. Finding the right buyer was very important to our client. Their late father built the property from the ground up over almost four decades into an incredible business that became a Murray Bridge institution.
The family was delighted ResortBrokers was able to find another park operator family with the passion, resources and dedication to take the property forward in a way that paid respect to what their father had created.
Kelli Crouch M: 0410 441 750
Quest Apartment Hotels Rockingham, Innaloo, Kalgoorlie, WA
Our Western Australia broker Blair has sold three Quest franchises in the last four months! In November, he sold the 94-key Quest Rockingham and 80-key Quest Innaloo. Earlier this year, he sold the 50-key Quest Yelverton Kalgoorlie.
Quest Rockingham and Quest Yelverton Kalgoorlie were purchased by joint ventures involving existing Quest franchisees (both of whom bought into Quest through ResortBrokers) and Quest Innaloo was purchased by a firsttime accommodation business owner with an F&B franchising background.
No agency sells more Quest businesses than ResortBrokers, which has been Quest Apartment Hotels’ preferred agency for over a decade.
Blair Macdonald: 0433 149 144
ResortBrokers is proud to present the Management Rights and Manager’s Residence to ‘Cascade Gold Coast’, the latest development by multi-award winning local developer Andrews.
Astute operators active in the off-the-plan Management Rights space will understand the quality and scarcity of this offering. Comprising 224 apartments and 5 townhouses, ‘Cascade’ consists of two boutique 15-level towers situated on a 1.1 hectare masterplan in Robina. This will be one of the few large-scale OTP MRs offered for sale in recent years.
Underpinned by a sizeable BC salary of $303,944 ex GST (nearly $1,400/apartment), a 25-year caretaking and letting agreement and an estimated investor profile of 55%, this business offers both security and growth to the successful purchaser.
Well under construction with an anticipated completion of late 2025, this is a golden opportunity to secure an amazing OTP business this year.
• High-end 229 unit permanent residential complex
• Constructed over 2 x boutique 15 level towers
• Under construction, completion late 2025
• Solid BC salary of $303,944 ex GST
• Brand new 25-year caretaking / letting agreements.
• Extensive resort facilities – 25m pool, gym, spas, sauna, gardens etc.
• Allocated office and storage space on OA
• Located in prime GC growth suburb of Robina
• Ideal for experienced operators looking for next opportunity
ResortBrokers Connects
Whether you’re buying or selling, handover day is a time of exciting new starts. Here are some of our recent settlements with our great sellers and buyers, and our brokers around the country who’ve connected them. #resortbrokersconnects
Abbotsleigh Motor Inn. Broker (centre): Joshua Roberts, Central Springs Inn. Broker (right): Hugh Thomas, West Victoria
Mansfield Travellers Lodge. Broker (centre): Chris Boschetti, East Victoria
Mansi on Raymond. Broker (second from right): Chris Boschetti
Mantra Nelson Bay. Broker (centre): Jacqueline Featherby, Central Coast NSW, Hunter & Blue Mountains
Quest Yelverton Kalgoorlie. Broker (centre): Blair Macdonald, Western Australia
Noosa Crest. Brokers (left and right): Chenoa Daniel and Glenn Millar, Sunshine Coast
The Noosa Apartments. Broker (second from left): Chenoa Daniel
Roma Explorers Inn. Broker (third from right): Trudy Crooks, Managing Director
Quest Bundoora. Brokers (third from left and right): Jacqueline Featherby and Chris Boschetti
Quest Macquarie Park. Brokers (second from left and right): Jacqueline Featherby and Tim Mayoh, Greater Sydney
ResortBrokers: Connecting the Industry for 40 YearS
ResortBrokers’ ability to make and sustain connections in the Australian accommodation property industry has delivered unprecedented success for our clients for four decades.
ResortBrokers connects. No other agency offers our comprehensive suite of services that connects buyers and sellers in the accommodation property marketplace and the knowledge pool that enables them to make informed choices.
And all under one roof. Having integrated capabilities gives ResortBrokers the ability to offer our clients an all-inclusive service.
Our sales database, comprising our own sales and external sales provided by our data partners, is the largest in the industry, which gives us the ability to guide you towards data-led selling decisions.
Each asset is different. Therefore, each sale is different. Whether it’s a high-end information memorandum, traditional press coverage or a targeted social media campaign, RB Plus offers a menu of effective options to get your asset sold.
RB Radio extends our expertise into the podcast space by delivering useful insights from key industry figures to help you flourish. Tune in!
ResortBrokers’ regular events connect established owners and operators as well as industry newcomers to the network and knowledge they need to succeed.
Our TOP
Listings
We’ve been experiencing exceptionally high demand across all accommodation asset classes. Here’s a selection of some of our best recent sales and listings.
Spring Hill Terraces Motel & Apartments
ResortBrokers set a record per-key price at a sub-9% yield for this 28-key motel, located in the prime CBD-fringe suburb of Spring Hill. We received an extraordinary number of enquiries, 119 in total, from developers and operators and conducted 16 inspections. The purchasers were experienced management rights operators but first-time freehold going concern owners. They were attracted to the motel’s prime location and intend to reposition the property in due course.
Lufra Hotel & Apartments
ResortBrokers received more enquiries than even we anticipated for this historic 41-room hotel on the Tasman Peninsula. Local, interstate and even international buyers expressed interest, with the successful purchaser being CameraPro founder Jesse Hunter. Buyer demand for Tasmanian accommodation properties is the highest we’ve seen in over a decade.
This freehold going concern offered four-star accommodation with high occupancy, modern amenities and a prime location near Gympie’s CBD. Another sale for dynamo Dave who in the last two years has settled 28 transactions of accommodation
Marissa von Stieglitz M: 0437 198 164
Trudy Crooks M: 0477 882 210
POLE
We’ve gone off-the-grid for the best glamping sites around Australia.
Words_John Miller
POSITION
Glamping is to camping what first class air travel is to economy— same same but different. Very different. With glamping, you still get to commune with the great outdoors… but with a great indoors. Accommodations are more commodious, the experience is more pampered and the meals are haute cuisine. And often come with bubbly. Style, comfort, luxury … and nature. We love it. Hope you do too. Here’s our pick of our top 30 glamping experiences across the country. Position numbers are random.
Paperbark Camp
JERVIS
BAY, NSW
Back in the 1980s, long before “glamping” was a word, Irene and Jeremy Hutchings’ wanderlust took them half a world away to the savannahs of Botswana and Mozambique in southern Africa. There, they were impressed by the luxury safari tents from operators like Honeyguide that put guests up close to the creatures of the savannahs without compromising their own creature comforts.
Returning to Australia after one of their sub-Saharan sojourns in the mid ‘90s, the Hutchings had the grand idea to replicate the luxe safari camps they’d stayed in on the African plains. They found a site of pristine bushland on the banks of Currambene Creek in Jervis Bay less than three hours’ drive south from their home in Sydney and named it Paperbark Camp on account of the abundant tea trees in the area. But would the concept work out of Africa?
Twenty-five years on, the answer to that question has been affirmed.
Australia’s first ever glamping business is still thriving. In April 2024, Paperbark celebrated its silver anniversary. The Hutchings, now aged in their mid-eighties, still live onsite but are effectively retired.
Paperbark is now in the hands of their children Camilla and Ben. Ben is general manager, while Camilla handles sales and marketing, dividing her time between Jervis Bay and Sydney. The camp also has full-time staff who live onsite.
“Our parents were pioneering,” says Camilla. “We were Australia’s first luxury safari camp. There was nothing in the same vein anywhere in the country. The word ‘glamping’ didn’t exist for starters. There might have been some very basic safari tents in the Top End, but none were luxurious and had their own ensuites or other high-end conveniences.”
When Paperbark opened in 1999, it gave birth to Australian glamping, thus broadening the appeal of nature-based travel to a more genteel class of traveller who didn’t care to rough it.
“Paperbark opened up that close-tonature experience for a lot of people who previously wouldn’t have considered it,” says Camilla.
“Glamping allows people who want the experience of being in nature but without the hassle. They don’t want to do the hard work of traditional camping, which requires a lot of planning."
"With glamping, you can just get in your car and go. You could arrive at Paperbark with just the clothes on your back, and we have everything here for you. You don’t even need a credit card. You can pay with your phone these days.”
“Paperbark opened up that close-to-nature experience for a lot of people who previously wouldn’t have considered it.”
Paperbark has not radically changed from its original concept. Over the years, the Hutchings family has improved the camp’s amenities, refreshed interiors and replaced tents, but have not drastically departed from their initial vision except to change the configuration of some tents to accommodate couples with children aged 10 years and over.
The site can accommodate 30 guests and has a full-service 50-seat restaurant, Gunyah, that is open to the public for breakfast and dinner.
“Paperbark is unique as you’re right in the bush,” says Camilla. “It was built before bushfire planning laws were changed, which now require a lot of land clearing.”
“Being so close to nature makes people stop to have a little think about our place in the world and our connection to it.”
“For our parents, sustainability was always their natural way of thinking. They never wanted to chop down trees or have lawns at Paperbark. Since Ben and I have been in the business we’ve pushed sustainability a little more and now have Advanced Eco Accreditation with Ecotourism Australia. We’d love to do more, but it’s always a fine balance between having a business that’s sustainable financially as well as environmentally.”
Despite its increase in popularity, Jervis Bay remains relatively undeveloped.
“It’s definitely more on the map now than when Paperbark first started, but it hasn’t changed that much,” says Camilla. “It’s still pretty low key.”
“Our parents were blown away by it, as I was when I first saw it … this incredible, natural asset so close to Sydney. When I joined the business, I wasn’t only selling Paperbark but also Jervis Bay, perhaps even more than Paperbark.”
“We hope that as Jervis Bay develops it does so with sustainability and protection of the bay at the forefront of all planning.”
Jervis Bay is 180 km or 2.45 hours’ drive from Sydney, which remains Paperbark’s key market.
“We’re within easy striking distance for weekends or short breaks from Sydney,” says Camilla. “We also have a healthy international market. We’ve been actively marketing overseas for 20 years through Trailfinders, Audley Travel and the like. The Netherlands and Germany are great markets for us.”
Paperbark’s high shoulder season is the October long weekend through to Easter. The camp used to shut every year for three months over winter but is now open on weekends.
As for the glamping industry Paperbark gave rise to, there is now a myriad of iterations across the country.
“You’ve now got tiny houses, tiny homes and the like which are the next progression of different types of luxury accommodation in remote places,” says Camilla.
“As the next generation, Ben and I hope to contribute to the local tourism landscape in our own way. But like mum and dad years ago, we have to wait for the right space to become available.”
BubbleTent
CAPERTEE VALLEY, NSW
BubbleTent burst onto the scene in 2017 with its unique take on what glamping should be: a transparent inflatable bubble for two with uninterrupted views of Capertee Valley, one of the largest canyons in the world. Perched on the canyon’s edge in the Central Tablelands region, BubbleTent’s three tents — Leo, Virgo and Cancer — invite investigation of celestial curiosities in the night sky.
bubbletentaustralia.com
Marramarra Lodge
MARRAMARRA NATIONAL PARK, NSW
ResortBrokers sold this stupendously decadent wilderness escape earlier this year. Accessible only by boat or plane, Marramarra Lodge’s remoteness in secluded bushland, framed by Marramarra National Park and the Hawkesbury River, gives it its allure. The lodge’s Peninsula Tents, a river-safari style experience overlooking the shimmering Hawkesbury, are the perfect getaway from the rat race of Sydney, only an hours’ drive away.
marramarralodge.com
Zoofari Lodge DUBBO, NSW
Taronga Zoo Sydney undoubtedly has the better views, but its sister zoo in Dubbo has arguably the better glamping experience. Here, guests can experience the multi award-winning Zoofari Lodge, a safari experience with accommodation in unique lodges, 10 of which are nestled on the edge of a vast savannah overlooking herds of giraffes and antelopes.
taronga.org.au
The Inverloch Glamping Co INVERLOCH, VIC
The Inverloch Glamping Co turned the seaside town of Inverloch on Gippsland’s coast into a glamping destination when it opened its tent flaps in 2019. Formerly a livestock paddock, the site now sports bell tents and geodesic dome tents with views over Inverloch’s estuary.
theinverlochglampingco.com.au
Cosy Tents
DAYLESFORD, VIC
The twin towns of Daylesford and Hepburn Springs, five minutes’ drive from each other, comprise Australia’s premier spa destination. Cosy Tents’ glamping experience is a great base for guests to luxuriate in these therapeutic mineral waters and some of the best fine dining, wineries, art galleries and boutique shops in regional Victoria.
cosytents.com.au
Mayfield Garden OBERON, NSW
Mayfield started life as a humble sheep farm in 1984, but has blossomed into one of the largest, privately-owned cool climate gardens in the world. Located in the Blue Mountains’ town of Oberon less than three hours’ drive west of Sydney, the 65-hectare estate’s glamping experience allows guests to take in its sumptuous gardens, which are inspired by Europe’s most significant horticultural haunts.
mayfieldgarden.com.au
Happy Glamper VARIOUS LOCATIONS, VIC
Happy Glamper’s ingenious take on glamping is to offer a pop-up service that allows guests to choose their own site. Guests decide where they want to pitch their tent … and the folk at Happy Glamper do it for them. Launched in 2013, Happy Glamper focuses on glamping experiences on the Mornington Peninsula, about an hours’ drive south of Melbourne’s CBD but is open to pitches (literally) in other parts of Australia.
happyglamper.com.au
Peninsula Hot Springs FINGA, VIC
Founded in 1997, the inspiration for Peninsula Hot Springs came from onsen, the hot springs and traditional inns around them that have been a Japanese cottage industry for centuries. The property’s glamping tents offer luxury, cosiness and private decks with views of the lake and bushland in Fingal on the Mornington Peninsula, which has established itself as a wellness destination for stressed-out Melburnians.
peninsulahotsprings.com
Alpine Nature Experience
HOTHAM, VIC
alpinenatureexperience.com.au 1
Spicers Canopy Luxury Tents
MARYVALE, QLD
Just because it’s frigidly cold, doesn’t mean you can’t glamp. Alpine Nature Experience offers luxury geodesic “hypedomes” and teepees on the slopes of Mount Hotham for one of the most unique snow glamping experiences in the country.
This Spicers Retreat in South East Queensland’s Scenic Rim includes a wilderness adventure by way of a bush walk (two to six days, depending on your fitness) and a glamp to crash at night. Add to this, a plunge pool with mountain views, a chef-curated dinner and glass of vino in front of a crackling fire.
Alure Stanthorpe
STANTHORPE, QLD
This rural refuge in Queensland’s High Country boasts rolling farmland, wide open skies and down-home hospitality with a touch of glam. Only five minutes’ drive from the Granite Belt’s unofficial capital, Alure Stanthorpe’s luxury tents are the perfect base to explore what The Australian’s wine critic called “one of the most exciting wine destinations in the country.”
Located on the edge of Lamington National Park, Nightfall Camp’s five safari tents offer five-star luxury by way of fireplaces, deep baths and plush furniture and fittings. Opened in 2013, Nightfall Camp is spread over 100 hectares of lush tropical forest with its own freshwater creek and birdsong as a soundscape.
nightfall.com.au 13
Sanctuary by Sirromet MOUNT COTTON, QLD
Another Granite Belt stalwart, Sanctuary by Sirromet is a family owned and operated winery in magnificent Mount Cotton, a rustic retreat just over 30 minutes’ drive from Brisbane. Sanctuary by Sirromet’s accommodations are as permanent as they come but have enough canvas walls to qualify as glamping.
sanctuarybysirromet.com
Mitchell Grass Retreat LONGREACH, QLD
You’d be hard up finding a tree on the Mitchell Grass Downs, but that’s part of the attraction of this glamping retreat in this eccentric ecoregion. Mitchell Grass Retreat consists of 15 glamping tents, each with a private deck to soak in the savanna.
mitchellgrassretreat.com.au
Mile End Glamping
YELVERTON, WA
Tucked behind the dunes of Broome’s Cable Beach, The Billi Resort offers glamping decadence by way of luxury queen tents, complete with ensuites that have rain showers, alongside deluxe king/queen tents and more permanent two-bedroom villas. ResortBrokers’ Western Australia agent Blair Macdonald sold this 18-key jewel in 2022 to its current owner.
The Billi Resort BROOME, WA thebilli.com.au 16
mileendglamping.com.au 17
Located 20 minutes’ drive from Margaret River, these futuristic geodesic domes in the middle of the Australian bush are as out of place as a kangaroo in a tux at a BBQ. Strangely, they still manage to impress. The view from the domes is classic bushland, but it’s the view of the domes at night when they’re lit up like Christmas baubles that really makes them a standout.
Sal Salis Ningaloo Reef CAPE RANGE NATIONAL PARK, WA
UNESCO World Heritage-listed Ningaloo Reef is the world’s largest fringing coral reef, and an undoubted natural gem in Western Australia’s crown. Sal Salis Ningaloo Reef offers its guests this aquatic attraction via eco-friendly tents where you can luxuriate in a hammock while taking in one of the most blissful beachfront views in the state.
salsalis.com.au 18
CABN X Kangaroo Island
KANGAROO ISLAND, SA
CABN has carved out a niche for itself in South Australia with minimalist-inspired accommodations at over a dozen locations across the state, including this one at Cape St Albans on Kangaroo Island. CABN keeps it simple with prefabricated, no-nonsense cabins, which look like the offspring of a tiny house and a shipping container. It’s not technically glamping but close enough.
Eco Beach Resort BROOME, WA
Located about 1.5 hours’ drive south of Broome, Eco Beach Resort was a sustainable tourism trailblazer when it opened almost three decades ago in 1996. Today, this iconic wilderness retreat offers 30 safari-style eco tents, alongside 25 eco villas — all powered by the Kimberley sun.
Wilpena Pound — “Ikara” in the local indigenous language — is a majestic natural amphitheatre of mountains in the heart of Ikara-Flinders Ranges National Park about 430 km north of Adelaide. Visitors can enjoy this magnificent spectacle by way of the camp’s 15 luxury safari tents, all with views of this ancient arena.
greengetaways.com.au/property/ ikara-safari-camp
Bamurru Plains Lodge
BAMURRU PLAINS, NT
Crocodiles and luxury often pair up in the form of patent leather shoes, but Bamurru Plains Lodge offers a less exploitative arrangement. Located on the edge of Kakadu National Park, the lodge’s 12 luxury bungalows enjoy exclusive access to the floodplain and savanna woodland of the Mary River, home to one of the largest croc pops in the world, who you can smile at from the perfect safety of a tour boat.
bamurruplains.com
Discovery Parks Barossa Valley TANUNDA, SA
The glamping industry was pioneered by small family operators who wanted to offer nature-based experiences that preserved the nature on display. Now, the big players are in on the act. Discovery Parks entered the glamping space around 2018. Our pick of their many glamping experiences is their offering in the Barossa Valley, the worldrenowned wine region around 90 minutes’ drive from Adelaide.
discoveryholidayparks.com.au
Victor Harbour Beachfront Holiday Park VICTOR HARBOUR, SA
Victor Harbour, the Fleurieu Peninsula’s unofficial capital, scooped the state’s Top Tourism Town award in 2024 for the second year in a row. Alongside its regular accommodation offerings, this NRMA park has glamping tents with direct access to the beach and views across the water to Encounter Bay.
nrmaparksandresorts.com.au/ victor-harbor
Longitude
131
ULURU-KATA TJUTA NATIONAL PARK, NT
Longitude 131° takes its name from the meridian of the world’s most famous rock, the timeless Uluru. Opened in 2002, and under the stewardship of Baillie Lodges (of Southern Ocean Lodge fame) since 2013, Longitude 131° offers its guests luxury safari-style tents, all with views of the mesmerising monolith.
longitude131.com.au
Established in 1981, Kings Creek Station is a working cattle ranch about 35 km from the magnificent Kings Canyon, aka Watarrka, about three hours’ drive from Uluru. The station’s 10 luxury “Drovers Dream” tents offer spectacular outback scenery with all comforts built in. Kings Creek Station PETERMANN, NT
kingscreekstation.com.au
Domescapes in the Vines SIDMOUTH, TAS
Geodesic domes are to regular tents what hexagons are to triangles — a little cooler, a little funkier. They’re all the rage right now in the glamping space. Domescapes in the Vines is nestled in the heart of the Tamar Valley Wine Route at Sidmouth, about 40 minutes’ drive from Launceston.
domescapes.com.au
Cubby and Co MOUNT MAJURA VINEYARD, ACT
The machinery of our nation’s capital is routinely lubricated by vino sourced from one of the most underrated wine regions in the country: Mount Majura. Cubby and Co offers a glamping getaway at Mount Majura Vineyard by way of three ‘cubbies’ that provide the perfect escape only 15 minutes’ drive from the political madness of Canberra’s circus.
cubbyand.co
Arthur Holiday Park
TAS
Glamping meets history. Located near one of Tasmania’s most famous historical sites, the 19th-century Port Arthur convict settlement, this NRMA park on the Tasman Peninsula about 90 minutes’ drive from Hobart has glamping tents with private outdoor baths and views of Stewarts Bay.
nrmaparksandresorts.com.au
littlebeachco.com.au
it Up! Glamp
Little Beach Co. owners Lynne Wilton and Paul Bunn put the glam in glamping on Tasmania’s rugged east coast. Here’s how they did it.
About 40 minutes’ drive south of St Helens on Tasmania’s eastern shoreline lies an area of rugged beauty in almost perfect isolation. It was here at the Chain of Lagoons in 2016, on a weed-infested former sheep farm facing the brooding Tasman Sea, that Melbourne couple Lynne Wilton and Paul Bunn decided to build their holiday home.
Grand Designs Australia tracked the build over the course of a year. The couple lived in a caravan that had seen better days while turning this isolated wilderness into a home. It was as off-the-grid as off-the-grid could be: no water, no power, no sewerage, no road.
Once the house was completed in 2019, the couple decided to stay put. Their holiday home became their permanent home.
“Tasmania has a magnetic pull,” says Lynne, who is the fifth generation of her family to have lived there. “It draws you in.”
Wanting to work from home, the couple conceived a secondary purpose for the eight hectares they were sitting on. If the remote, desolate beauty of the surrounding landscape and views down to the Freycinet Hazards mesmerised them, perhaps others would be entranced too.
Lynne was in the process of selling the property investment business she had built for the last 12 years in Melbourne’s South Yarra. Paul had already retired several years earlier from a 30year career as a project manager with Telstra.
“The house was finished almost at the same time the business settled,” says Lynne. “We decided to stay and earn some money. That’s when we came up with the glamping idea.”
The couple spent a year realising their masterplan: four permanent luxury villas, nine temporary glamping tents and two communal facilities — a bathroom for ablutions, a barn house for dining. Little Beach Co. (“Co” for “community”) opened in 2021.
Lynne and Paul spent $1.3 million making their residence a model of sustainability: rammed earth walls and timber floors had thermal qualities to reduce heating and fit the aesthetic of the surrounding landscape. For the glamping experience, the couple applied the same careful thought to the kind of experience they wanted to offer guests.
“If you have excess land and want to do something, people think, ‘We’ll chuck up a few tents to get some extra money,’” says Lynne. “But between the bathhouse, the barn and the tents it was a $1.5 million investment … infrastructure, sewerage, the works.”
Words_John Miller
Having never developed a glamping experience before, many of Lynne and Paul’s efforts were trial and error until they found what worked.
“We did some testing with the tents on the ground … that was pretty provincial,” says Lynne. “We ended up building wooden platforms for the tents to sit on. It wasn’t cheap; about $7,000 a platform. This preserved the tents and kept them warmer.”
“With the tents, you have to adapt to your surroundings. Tasmania’s east coast is notorious for intense winds. Our tents are cyclone rated. We’ve probably had one issue with them in four years, and they’ve been put to the test many, many times. But it’s always a work in progress. We’re in the process of getting bespoke tents made. A combination of three different premium tents that combine the best elements of all of them.”
For Lynne and Paul, it was not just about considering guests’ safety and comfort but the environment as well. The site includes 400 metres of coastal rocky frontage with its own kelp forest.
“Paul and I take very seriously that we’re custodians of this space,” says Lynne. “We wanted to tread lightly and have a low environmental impact. And to attract like-minded guests.”
The couple’s eco-friendly measures extended to everything, from the same rammed earth they used to construct the house through to plant selection and water usage.
Little Beach Co.’s initiatives have been recognised by the Tasmanian Government which will feature them in an upcoming marketing campaign for sustainable tourism.
“We’re an old sheep farming block, so we’ve had a lot to contend with in terms of weed eradication of Gorse and Spanish Heath and have focused on landscaping the shape and form to enhance the beautification,” says Lynne.
“For the plants, we’ve stuck to the palate, ‘What grows goes.’ It’s heartbreaking when you plant something, nurture it and the salt air gets to it, or the wallabies eat it.
So, we’ve learned to go with what grows naturally … Blue Gums, Banksias, Lomandra and Kunzea. We’ve planted 1,680 plants and shrubs since we’ve bought the property. The palate may be a little boring, but we’ve fallen in love with it.”
For electricity, all tents have sub-boards that draw from the main board, as well as solar power. Guests can choose either. For water conservation, the couple installed shower timers: five minutes for summer, six minutes for winter.
“We calculated the trucks would do 26,000 kilometres a year just bringing us water,” says Lynne. “Our competitors have one to two trucks coming a week. We have only a couple a year.”
“Glam. It’s got TO be glamorous!”
“We’ve had one bad review from a guest, who gave us three out of five, as a result of our timed showers … a shame because it brought us back to a 4.6 rating on Airbnb, but we’re almost back to five stars again with recent reviews! Paul and I take our duty of care very seriously.”
Little Beach Co. is now heading into its fourth summer of operation. The site used to open to guests in September, but the couple discovered the spring winds can be fierce so they now open in October and close at the end of April.
The couple found the income generated outside these months wasn’t worth potential damage caused by the strong winds to the site’s assets.
Little Beach Co. is essentially a four-person operation. Lynne and Paul have only two employees who between them work 60
hours a week, with an additional person working part-time doing maintenance and groundskeeping.
The $1.5 million spent on building the glamping business has proved an excellent return on investment Lynne says the nine tents have been more profitable than the villas, selling for $265 in low season and $385 in high season.
However, the villas are the icing on the cake, Lynne says. They run all year around, with great depreciation of the asset and capital growth — a winner.
So, what makes a deluxe glamping experience?
“Glam. It’s got to be glamorous!” says Lynne. “We’ve spent a lot of money on fit-out and soft furnishings. Don’t skimp. Buy well. Make it nice and have it looking perfect!”
“You have to work out what star rating you want to be. For us, that was five stars. That doesn’t happen
by chance. You need to plan it. It’s also important to understand your customer. Ours is aged 28 to 48 and adults only. Our guests want everything to be absolutely immaculate. They want perfect.”
The couple splurged on throws, cushions and mattresses. Little Beach Co. commissioned Snooze to make bespoke Madison Times Square mattresses for each tent that cost about $7,000 each.
“I would have three comments a day, ‘Oh my god, I love that mattress,’” says Lynne.
Guests share a bathroom but once behind the locked door it becomes a sumptuous private exclusive area that Lynne describes as “adult chic”: stoned carved granite basins, deluxe tapware, double-headed showers.
“When we were designing our glamping business, we read reviews of other glamping sites
“It’s not just chucking up a few tents. It’s about: do it once, do it right.”
and saw guests waiting with their towel and soap outside the shower block,” says Lynne. “We didn’t want our guests having to do that.”
For cuisine, Lynne and Paul have gone top of the line. Cape Grim Beef goes into a dry-ageing meat fridge to enhance flavour: eye fillets for 10 days; scotch, ribs and tomahawks for 28 days.
RSPCA-qualified salmon, all washed down with a selection of premium wines from one of the best cellars on the east coast.
Guests do, admittedly, have to work a little for their meals; an
intentional decision by their hosts.
“At the end of the day if people are glamping, they’re out for a camping experience,” says Lynne.
Little Beach Co. guests order their meals via a QR code between 10am and 3pm.
The order pops into the kitchen, where Lynne, a trained chef, and Paul prepare it. At 6 pm the meal is ready for collection for guests to cook on coal flames, a hot plate or grill. Mains are accompanied by a selection of sides: French potato bake, salad with vinaigrette, French bake
sourdough and baguettes, vegan caramelised pumpkin.
Going forward, Lynne and Paul hope to extend their glamping offering. They’ve lodged a DA for another four villas to be built alongside the existing four and a 12-site RV park to be nestled among the landscaping.
Their parting advice for glamping wannabes?
“It’s not about, ‘Let’s throw a few tents out in the yard and earn some extra income,’” says Lynne. “It’s about, do it once, do it right.” END
East Side West Side
Brokers Chris Boschetti and Hugh Thomas hit the ground running when they joined us in February and March 2024 respectively. Now firmly settled in their zones — Chris in the east, Hugh in the west — this dynamic duo has brought to market 20 accommodation assets between them. That’s an average of more than one a month!
These properties include awardwinning corporate hotels, luxury rent rolls, backpackers, historic inns, classic beachside motels and Quest apartment hotels. Most are already sold and settled, under contract or under offer. Here’s their take on why Victoria remains the place to be for accommodation owners.
Let’s begin with a friendly turf war, gents. What’s better: east or west Victoria?
HT
Generally, those who live in the east refuse to drive through the tunnel to go to the west. They’re a bit snootier in the east. [laughs]. Seriously, I wouldn’t say one’s more favourable than the other. Both are great for accommodation owners and operators for different reasons.
CB
Agree. Each side has its own tourist appeal and industries. For tourism, Hugh has the Surf Coast, from Torquay at the start of the Great Ocean Road through to Apollo Bay. I’ve got Phillip Island, the Mornington Peninsula and Gippsland. Hugh’s got farmland. I’ve got energy and Defence: the RAAF Base East Sale, HMAS Cerberus on the Mornington Peninsula and Puckapunyal, the army base near Seymour, north of Melbourne.
HT
There’s more of a defence focus in the east. But we’ve got more agriculture in the west. All the way up to the Mallee in the northwest of the state is classic regional farmland. Then you’ve got those key regional towns that are very busy with mid-week corporate trade. For me, it’s places like Warrnambool, Horsham and Bendigo. For Chris, it’s Sale and Bairnsdale. Then you’ve got the Hume Highway, the main corridor between Melbourne and Sydney, which has key towns and cities as well.
CB
And energy right around the state. We now have six designated Renewable Energy Zones in Victoria. Gippsland and Ovens Murray in the east. In Hugh’s zone, there’s Murray River, Western Victoria and South West. And one in Central North. All are driving corporate occupancy.
HT
Wind turbines everywhere. A couple on the southwest coast. A whole bunch on the way to Ballarat.
Plenty of strong occupancy drivers, clearly …
HT
We’re seeing it reflected in strong buyer demand. Buyers have a healthy appetite for all types of accommodation businesses. I think buyer interest holds true right across the state. How are you seeing it, Chris?
CB
Same. I’ve got people already in the industry who want to add to their portfolios. I’ve also got firsttime buyers. Many are working in the F&B sector and want to enter the accommodation market because it’s more stable and yields better returns. Increased costs of doing business in F&B and the buying public’s reduction in discretional spend has taken its toll. That makes accommodation businesses so much more attractive.
A new development that’s going to be beneficial for the hotel/motel sector is the introduction of the 7.5% surcharge on Airbnbs which came in on 1 January 2025. It’s going to protect traditional accommodation owners. There was a lot of people investing in Airbnb properties. Now, they’ve been hit with a 7.5% tax on their bookings.
Another benefit is stamp duty concessions for regional Victoria. The state government has implemented a 50% concession on stamp duty for the sale of commercial properties in certain municipalities in regional Victoria. This is a huge positive for buyers.
Regional Victoria is already doing well, especially compared to metropolitan Melbourne. In my zone, occupancy is up 4.7% for Gippsland and Phillip Island for the year to August 2024. Gippsland and Phillip Island also recorded 9.5% growth in RevPAR, outpacing central Melbourne at 3.3%. ADR is also growing, whereas Melbourne has actually gone back two points.
Mansi on Raymond
Mansfield Travellers Lodge
Comfort Inn Greensborough
These are very positive signs in what is a challenging economic period in Victoria with our growing state debt. We’re not supported by the mining industry, so we’ve had a bevy of new taxes, particularly the land tax which is putting pressure on investment owners. That’s impacting investment across various asset classes or investors wanting to offload second, third or fourth assets.
Buyer demand isn’t the issue. It’s that demand continues to outweigh supply. While buyers are hungry for quality stock, they’re also not prepared to pay overs. They’re crunching their numbers to chase yields. The challenge for us as brokers is bridging that gap between vendors’ and buyers’ expectations.
Quest Sale
Why do you think vendors continue to have different expectations in this current market?
HT
Some do, some don’t. For those who do, I think it’s a hangover from the highs of 2022, 2023 when we emerged from Covid. Melbourne had the worst lockdown in Australia and one of the worst in the world. After those restrictions lifted, regional travel went gangbusters. Accommodation operators rode this wave. Then the market corrected and has come back to a more normal trading pattern. Some vendors are still trying to dine out on their postCovid surge numbers. They’re seeing buyer demand is still very strong, so they think a tight yield is still achievable. But the market has shifted.
When did the shift happen?
HT
Once we ticked over into this new financial year and had a full 12 months of trading from 2023–2024. Anything listed earlier in the 2024 calendar year, whether February, March or April, were still dining out on the 2022–2023 financial year. It’s been a real education piece with some buyers. Some will say, ‘Old mate tells me you don’t get more than a 3.2 multiplier’ for certain properties. But we’re seeing four times in the market for those same properties. Those buyers who continue to search for those illusory multipliers will continue to miss out. You’ve got to meet the market where it’s at.
Let’s talk buyers. Where’s the interest coming from?
CB
All over. Local, interstate, international. I’ve had Korean buyers look at some of my listings through their business manager in Australia. For interstate, buyers in New South Wales and South Australia are looking to enter the Victorian market.
Victoria is a small state, so holiday destinations are not far for people who live in Melbourne to travel to. You’re only three, four hours from Melbourne. That provides opportunity for travellers to holiday within the state but not too far from home. Melbourne is now Australia’s largest city, so you’ve got a large and ready market of travellers wanting leisure and corporate accommodation. That’s very attractive to buyers.
HT
I’m also seeing buyers from everywhere. I’m getting a lot of enquiries from buyers from India. They’re extremely active in the market. A lot of their money is cash, meaning there’s no bank finance required.
You seem to know each other’s zones pretty well. How often do you guys speak and share intel?
HT
Pretty much daily or at least every second day. I get a bit sad if Chris doesn’t call me or return my calls. We pick each other’s brains. ‘Hey, this is what I’m thinking for this property. What do you think?’ Bouncing ideas off each other is really important. It helps frame our days and weeks.
Vice versa!
The Carmel Yamba, NSW
Rare freehold motel on 1 acre of waterfront land in Yamba, 'the next Byron Bay'
Finding a freehold motel on the North Coast of NSW today is hard enough, but one in the heart of the tourist hot spot of Yamba is a very rare opportunity indeed.
Set on an acre of land opposite the marina and the clear waters of the inlet that makes Yamba so famous, this well established and busy motel has 15 recently renovated rooms with plans to economically add a 16th and a very large 3-bedroom residence that can also be made available to guests.
The motel was designed and constructed to be ready for a further 15 rooms on the second storey by the original developer, adding more opportunity to the new owners (STCA). The position of this property could not be better. The Carmel has great exposure on two major thoroughfares, but is set back enough to be quiet and private. The motel is within walking distance of the CBD and all restaurants and cafes, and across the street from the marina where trawlers bring in fresh seafood daily.
While this motel currently operates very well, there is considerable upside for the new owners to make available more rooms by reconfiguring the reception area and the large 3-bedroom home onsite. This could be done immediately, and the new owner could consider adding a second level in due course.
• Huge 1 acre of land in beachside Yamba (known as the next Byron Bay)
• Recently renovated and busy motel
• Able to easily add more guest accommodations
• Has previously been run under management
• Opportunity to have 30+ rooms with some redevelopment (STCA)
• Rooms recently renovated and redecorated to a very high level
• Guest amenities include swimming pool, tennis court and BBQ areas
Le Cher Du Monde Port Douglas, QLD
Prime management rights opportunity in Port Douglas – priced to sell!
Presenting an exceptional opportunity to acquire the management rights to Le Cher Du Monde, a well-established holiday apartment complex in the heart of Port Douglas.
Priced to sell, this property offers a stable income stream and significant growth potential in one of Australia’s most beautiful and sought-after tourist destinations.
Ideally situated on the vibrant main street of Port Douglas, Le Cher Du Monde is just a short walk from Four Mile Beach, the marina and the bustling shopping and dining strip. Its prime location ensures strong occupancy rates and consistent bookings, making it a top choice for visitors seeking both relaxation and adventure.
With 28 beautifully appointed units, 24 in the letting pool and a solid 21-year agreement, this complex is a secure investment. The spacious two-bedroom, two-bathroom manager’s residence offers modern living in a highly sought-after location. With tourism booming in Port Douglas, this is your chance to secure a lifestyle business in a thriving market.
• Iconic complex in the heart of Port Douglas
• Short walk to the beach, marina, shops & restaurants
• Benefit from strong tourism growth and increasing visitors
• Lagoon-style pool and barbecue area for guest enjoyment
• Spacious, modern manager’s residence with privacy and comfort
• 24 units in the letting pool, ensuring strong income
• Prime location in one of Australia’s top tourist spots
Leah Bursztynowicz Specialist
Gipsy Point Lakeside Gipsy Point, VIC
Incredible boutique asset on Mallacoota Inlet.
Gipsy Point Lakeside has been owned and operated by the same family for the last 40 years. After a great run, they are ready to move on and are highly motivated to sell to make that happen. This presents an incredible opportunity to acquire this boutique asset on the gorgeous Mallacoota Inlet in East Gippsland. Set on 1.4 ha of pristine wilderness, Gipsy Point Lakeside consists of 10 luxury apartments, all with stunning views of the inlet.
In the right hands, this resort could reach incredible heights. The site’s 1.4 ha offers huge development possibilities to expand the amount of Gipsy Point Lakeside’s apartments for an operator with the vision to realise its full potential.
The location of the asset is irreplaceable. Gipsy Point Lakeside is one of the few accommodation assets set within the grandeur of the 540 sq km Croajingolong National Park. The current number of accommodation businesses in the park is highly unlikely to grow given the environmental protections afforded to the area as a UNESCO Biosphere Reserve.
The new owner would be riding the wave of East Gippsland’s popularity. Tourism in the region is booming. In 2023, visitation broke historical records, eclipsing pre-pandemic levels. This is a rare chance to own a boutique accommodation asset of incredible potential in a protected environmental setting of astounding beauty.
• Boutique resort set on the banks of the Mallacoota Inlet in the heart of UNESCO-listed national park in East Gippsland
• 10 luxury apartments with water views, all fully self-contained, with a further 2 apartments that can be readily converted to guest use
• 1.4-ha site offers development potential
• Private jetty and boat ramp provide direct access to the Mallacoota Inlet
• Operating since 1985, first time to market in 39 years
• 2-bed, 1-bath manager’s residence and 2-bedroom workers' cottage
• Resort-style facilities include outdoor solar-heated swimming pool, lounge/dining room
$ $3,000,000 - $3,300,000
Chris Boschetti Broker, East Victoria
Korora Bay
Rare 4-star freehold resort in tourist mainstay Coffs Harbour
Just two minutes’ drive from Korora Beach, Korora Bay Village Resort is a high-performing four-star holiday property that has consistently earned TripAdvisor’s Certificate of Excellence.
Spread over two hectares of tropical gardens, this 23-apartment resort has been diligently maintained, affording the new owner the opportunity to hit the ground running with a thriving accommodation business in one of NSW’s most well-established holiday destinations.
Korora Bay Village Resort enjoys an excellent reputation and has been operated under a
timeshare model with a small portion of external letting, predominantly family guest profile.
Online reviews are routinely glowing, including a “Fabulous” 8.9 (from 10) on Booking.com, a “Very Good” 4.5 rating (from 5) on TripAdvisor and a 4.4 “Very Good” on Google.
There is long-term development potential with adding to the current offering or alternate route being zoned low-density residential, subject to Council approval.
A strong management team, led by a general manager who lives locally, provides vital continuity ensuring a smooth transition for the new owner.
Joshua Roberts
Specialist Accommodation Broker
NSW Mid North Coast & New England 0439 654 464 joshua@resortbrokers.com.au
Trudy Crooks
Managing Director 0477 882 210 trudy@resortbrokers.com.au
23-apartment, four-star holiday resort in Coffs Harbour
Booming coastal tourist hotspot
Outstanding guest reviews on OTAs
Exceptionally well-maintained resort with excellent facilities
Steady year-on-year growth with solid net profit
Strong occupancy with family orientation, as well as some business trade
Significant upside in revenue and occupancy
Substantial vacant land for future development (STCA)
New Lineup New Year,
ResortBrokers is thrilled to introduce six new brokers. Let’s meet them …
Leah Bursztynowicz
Former dive instructor Leah gravitated to Cairns’ sunny climes in her early twenties, where she’s established a life and family for the last two decades.
She brings to ResortBrokers a wealth of sales and marketing experience from the tourism, hospitality and finance sectors. From 2013 to 2020, she was national sales manager for a leading North Queensland adventure tour company and later was a sales, marketing and events manager for a prominent Cairns’ nightspot.
Earlier, Leah was business manager at one of Queensland’s largest automotive dealerships, where she oversaw consumer and commercial loan applications, insurance and warranty sales for both new and used vehicles across multiple financing channels. A Cert IV qualification in financial services and Tier 2 in General Insurance round out Leah’s commercial expertise.
Says Leah, “By prioritising my clients’ goals and satisfaction, I aim to build lasting relationships. I focus on cultivating strong connections and communication, ensuring each of my clients feels valued and supported throughout their experience.”
Nathan Bock
The latest addition to our powerhouse Gold Coast management rights team comes onboard after five successful years with renowned label William Grant & Sons Ltd, the world’s third largest maker of Scotch whisky. Nathan was key account manager for the Northern Rivers and Gold Coast, which he’s called home for over a decade.
For three years prior to William Grant, Nathan ran multiple properties in Burleigh Heads and Mermaid Beach where he oversaw all aspects of property management. In 2010, AFL brought Nathan to the Goldie from Adelaide where he’d forged a high-flying career with the Adelaide Crows, playing more than 100 games and winning the 2008 Malcolm Blight Medal, awarded to the club’s best and fairest player. He finished his AFL career at the Gold Coast Suns where he played 27 games.
Says Nathan, “My philosophy is simple: create strong, trusting relationships with my customers and look for the ‘win’ that benefits all involved.”
Gold Coast
Fraser Coast, Bundaberg & North Burnett Region tania@resortbrokers.com.au 0408 770 929
Tania Johnston Debbie Cooper
Debbie is a familiar face to ResortBrokers. She more than capably represented us in Northeast VIC and Southeast NSW a year or so ago before taking a short break. Now, she’s back. And we couldn’t be more delighted. With a reputation for getting things done, Debbie’s win-win approach to accommodation asset sales equipped her admirably the first time around, and we’re excited to see her return to her old stomping ground to pick things up where she left off … only better.
Says Debbie, “It’s important to understand the accommodation market in your area and how it’s affected by who’s coming in and out, whether it’s seasonal workers for primary production, tradies for new local infrastructure or defence force personnel for training.”
Tania joins us after a stellar 25-year career that includes a decade in real estate, another decade in retail banking and growing regional markets as a business development manager. Her professional life started with Bank of New South Wales (now Westpac), followed by six years with Bank of Melbourne where she was the bank’s youngest ever female branch manager. Her last three years at the bank were in lending, when she supplemented her skills with a Cert IV in Finance and Mortgage Broking.
In real estate, Tania has 10 years’ residential sales experience, both in Melbourne and the Sunshine Coast. She’s also worked as a property stylist for prominent real estate agents to prepare properties for sale prior to going to market.
Says Tania, “I appreciate the enormous growth potential of our regions. The smart money is investing in regional accommodation assets where prices are lower and yields are better.”
Tristan Mears
VIC & Southwest NSW
Born and bred country NSW, 27-year-old Tristan grew up in Gulgong in the Central Tablelands and for the past three years has lived with his family in Berrigan in the Riverina. Fitting in comes naturally to Tristan who says travelling to many of the towns in the area to play football has helped him connect with local communities. Aided by his wife’s role as Berrigan’s sole police officer!
Before joining us, Tristan ran his own executive recruitment agency specialising in financial planning and wealth management. Through hard work and fostering relationships, he grew the net profit of his agency to $200,000 within its first 12 months. In the second year, he boosted profits by a further 180%.
Says Tristan, “Building genuine trust by offering great service is what I’m about. Rather than going in all sales-y, I’m more inclined to ask, ‘What does this person want to achieve? How can I help them get there?’ If you build relationships and trust, then sales follow naturally as a biproduct.”
Lleyton McArthur
Lleyton brings youthful enthusiasm and five years’ commercial real estate experience to ResortBrokers.
Based in Rockhampton, where he was born and bred, the 25-year-old got his start in commercial real estate through his uncle, Rob McArthur, who founded Queensland Commercial Property Agents in 1985. As Commercial Sales & Leasing Associate for five years to 2022, Lleyton was across all aspects relating to commercial industrial property management, sales and leasing, and was the agency’s go-to person for clients when the primary agent wasn’t available.
Says Lleyton, “Relationships, and being able to deal with people constructively, are what matters. All the more so in the regions. Rocky and regional Queensland are old school. Personal relationships and word-of-mouth really matter here. We’re down-to-earth, no-nonsense, straighttalking people, and very community minded.”
Queensland & Mackay, Isaac and Whitsunday
GROUP THINK RO
Stephen Edwards has grown the business started by his father into South Australia’s second largest owner-operator of holiday parks and residential villages.
From a single caravan park purchased by Ian Edwards in the early 2000s, Edwards Group has become South Australia’s second largest private owner and operator of holiday parks and land lease communities, nipping at the heels of market leader Discovery Parks.
Since 2014, Edwards Group has been under the management of CEO Stephen Edwards, Ian’s son. Stephen had always worked in the family business and was the obvious choice to take over from his father. But when Ian offered Stephen, then aged 23, the reins of Edwards Group there was a condition attached.
“Dad took me out for a coffee, which was unusual,” recalls Edwards. “He said, ‘I want to offer you the job as CEO if you want to take over the business. But the caveat is you have to grow the business. You can’t sit back and do nothing.’”
Grow it he did. Under Edwards’ stewardship, the group’s acquisitions have been fast and its expansion explosive. Edwards Group’s portfolio now includes five holiday parks and two residential villages. In 2019, Edwards added a construction arm to the group, Destination Homes Australia, to build cabins for its parks and homes for its villages. Destination Homes Australia now accounts for 25% of the group’s resources, equalling the share of its villages, with holiday parks making up 50%.
Edwards Group’s mainstay remains its holiday parks. Since 2014, the group has rolled out five parks under its Echo Holiday Parks brand starting with Renmark, then Waikerie in 2017, Windsor Gardens in 2018, Naracoorte in 2021 and Port Pirie in 2022.
“Echo Holiday Parks are dotted across South Australia. That’s not by accident,” says Edwards. “Our
strategy has been to get a nice geographical spread. We want people who travel throughout the state to stay at all our parks.”
Edwards says the group looks for parks it can revitalize or enhance in locations that have something to offer.
“Our business isn’t interested in purchasing parks at the top of their game,” he says. “If they’re running really well and doing exceptionally well, it’s not a park for us.”
“The parks that attract us are ones we feel have had a lack of investment or aren’t being run to their full potential. We think we can add value there.”
“One of the things that gets me up in the morning is being able to grow these parks and the towns they’re in. Parks have a huge impact on towns. They bring tens of thousands of people into a town each year. When we’re busy, the town is busy.”
Words_John Miller
Echo Holiday Parks do not conform to a brand identity. There is no specific model, explains Edwards.
“They’re all different,” he says. “The consistency across our parks is in our customer experience. We want to make people feel welcome in our parks. We want to create that sense of community. So we do in-park events in all of our parks … happy hours, pancake breakfasts, kids’ clubs … all those things to bring people in the park together and create that sense of belonging when they’re there. It’s those things we try to replicate across all our parks.”
Before caravan parks, Ian Edwards had been in hotels, pubs and clubs. When he bought his first park, Office Beach Caravan Park at Wallaroo, it was intended to be his last. His idea was to have a park manageable enough that he and his partner could run with the help of a cleaner and not have to worry about other staff.
“That didn’t last long because the entrepreneurial spirit in my father took over. Then he bought another park and another park,” says Edwards.
In 2006, Edwards Group purchased its first land lease asset, Virginia Residential Park, which Edwards says was a strategic move by his father. The group developed a second park, Waikerie Lifestyle Village, in 2010.
“Dad could see the future of residential villages,” he says.
“He saw it as a great alternative accommodation offering to traditional retirement villages … something that was good for a business and good for residents as well.”
“He thought it was really important to have those two arms to our business. We had holiday parks for tourism which is high growth, that you can really leverage up, and we had the stability of income from the residential villages.”
“There’s a misconception that residential village operators are out there to do wrong by residents. Nothing could be further from the truth. We’re the most incentivised people in the world to make sure our residents are happy and taken care of. If we don’t, they won’t stay in our parks. If they don’t stay in our parks, we don’t have a business. In this space, our incentives are uniquely aligned with our residents’ happiness.”
Edwards inherited his entrepreneurial flare and an eye for a good opportunity from his father. Destination Homes Australia came about when Edwards identified a gap in the market: an acute shortage of builders to make and deliver quality transportable product.
“We wanted to secure quality supply and a process we could control,” says Edwards. “I also thought at the time that if we were feeling this then a lot of other operators might be too. I never met a park operator who had anything fantastic to say about their builder.”
“Parks bring tens of thousands of people into a town each year. When we’re busy, the town is busy.”
“We didn’t want to a builder that focused on maximising our return from one particular build. We wanted to be a dedicated business-to-business builder focused on delivering a quality product and great service and most importantly for us developing a longterm relationship.”
Destination Homes Australia has proved a runaway success. In the last two years it had made the BDO Fast Movers Top 25: 11th last year, second the year before.
“In early 2020 we won our first external contract for a caravan park here in South Australia. From there on it has just been growth, growth, growth,” says Edwards.
The building business now delivers product to Western Australia and Victoria beyond its traditional South Australian base. Edwards says the group’s three business arms complement each other.
“As our footprint grows in tourism parks and land lease communities, that helps grow our building business as well,” says Edwards. “We’re also taking on more external clients, not just dealing with the caravan and land lease community market but also the broader tourism market. No one is providing quality tourism products at any sort of scale in the South Australia market. Local builders are doing a few here and there but no one is dedicated to delivering tourism products. We’re pushing into that space now as well.”
Edwards insists that while the group has a growth mandate, it won’t be growth for growth’s sake.
“We’re going to grow, but we’re going to grow the right way for the right reasons,” he says. “I don’t like to put a number on the amount of parks or villages."
"If you do, the danger is that you acquire new parks just to hit a certain target. It could be we don’t acquire anything for two or three years, or we acquire two or three things in one year."
"It just depends on the opportunities that come up and if they’re good opportunities we’ll pounce on them. We’re always looking at acquisitions where we can grow the group.”
Now CEO for more than a decade, Edwards still seeks the counsel of his father, who remains chairman of the board. Most of their catchups are over the phone because Ian, together with his partner, is fulfilling a long-held dream of travelling around Australia in a motor home.
“Dad’s a very valuable advisor to me,” says Edwards. “I would speak to him a couple of times a week at a minimum. Sometimes a lot more if we have big things going on. He has so much knowledge and advice he can give. For me to have a sounding board like that to say, ‘Hey, I have this problem, or I have this idea, what do you think?’ is absolutely fantastic.”
Oddly, running the family business was never part of Edwards’ plan. Though he’d worked in the family business from a young age, he never intended to join it. He was set on being a lawyer and was in the final year of a dual bachelor’s degree in law and commerce when Ian offered him the CEO role.
“There was never any pressure put on me to take it on,” recalls Edwards. “It was completely up to me. Dad said, ‘You don’t have to take it if you don’t want to.’”
“In the end, it was a no-brainer. I loved the business. I loved the industry. And thought this is a once-in-a-lifetime opportunity that not many people get.”
How Parkies Can Save on Insurance
“It’s about right sizing your insurance.”
“Insurance is something operators look at once a year, if that,” says Edwards. “Tick and flick. We were no different until skyrocketing insurance costs forced us to look at ours more in depth.”
“We found we were able to save tens of thousands of dollars by cutting out unnecessary insurances.”
“Years ago when it was more of a cash economy, it made sense to be insured for cash. These days, we’d take at most $1,000 to $2,000 in cash a week across all our parks.
The $2,500 premium with an excess of $500 per event no longer made sense for us. Same for insurances for glass, parts and machinery, and air conditioner breakdown insurance.
Now, if something breaks, we just replace it. The replacement cost is far
less than the premium and excess you might pay to insure it.”
“We also documented our risk management processes for the first time in the group’s history. Our systems were all in place but not well documented. By adding this to our insurance framework we widened the pool of insurers for public liability insurance, which we’d previously had to get out of London. This saved us about $100,000, around $20,000 for each park.”
“We also added new things like cyber insurance to our cover. That’s a huge thing now because if our systems go down our business is crippled.”
“It’s about right sizing your insurance. Keep what’s necessary. Add what’s necessary. Get rid of what isn’t.” END
“We’re going to grow, but we’re going to grow the right way for the right reasons.”
The Riverboat Postman
Brooklyn, NSW
An unrivalled opportunity to own Australia Post’s last remaining riverboat mail run
The Riverboat Postman is a unique business which operates cruises along the Hawkesbury River, and conducts official mail runs from Brooklyn, on the northern fringe of Sydney. The Postman carries 22,000+ passengers a year and turned over in excess of $1.8 million for FY24.
Boasting good growth potential in all operational areas, well-defined business processes and valuable know-how in its team of more than 28 people, there is nothing else like it that combines road, rail and water access. With three freehold vessels included in the sale, a Crown land lease in the prime position of Brooklyn, and a lease on the fully staffed Teahouse, this business presents as an incredible investment.
This is a scarce opportunity for an astute buyer to step in and drive it even further and to be a part of Sydney's history by running a successful and lucrative events and tour business
• A leading brand in the industry with strong recognition
• Significant barriers for competition
• Strong prospects for increased profitability
• Valuable know-how in the team
• Long-standing relationships with customers
• Diversified income stream/attracting different markets
• Good growth potential in all areas of operation
• Infrastructure in prime location
• Australia Post contract and State Government licence
• Well defined business processes
• 3 x boats valued at $1,405,000
Jacqueline Featherby
Specialist Accommodation Broker, Central Coast NSW, Hunter & Blue Mountains jacqueline@resortbrokers.com.au
Touchdown Cottages Jindabyne, NSW
Boutique eco-cottages with expansion potential
Touchdown Cottages is a boutique eco-friendly property located in Jindabyne in the Snowy Mountains. The property features six self-contained, off-grid cottages designed for environmentally conscious travellers seeking a nature-based getaway. Nestled on over 12 hectares near Lake Jindabyne, each cottage offers a unique view of the surrounding landscape and provides guests with a comfortable and sustainable experience. The cottages utilise solar power and rainwater collection, and all linen is naturally dried, minimizing the property's carbon footprint and operating costs.
The property boasts an impressive 88% occupancy rate over two years, highlighting its strong appeal. Alongside the cottages, the property includes a spacious two-bedroom owner's residence with an attached one-bedroom flat, providing flexibility for live-in staff or rental income. An onsite hangar further expands revenue opportunities by offering storage rental for aircraft utilising the adjacent Jindabyne Airport.
Conveniently located just two kilometres from Jindabyne's town centre, the property comes with approved DA plans for four additional cottages and a new owner's residence, allowing for significant expansion and increased revenue potential. This presents a unique opportunity for buyers seeking a profitable and sustainable business in the thriving Jindabyne eco-tourism market.
• Exclusive private land adjacent to Jindabyne airstrip
• Prime location bordering the new Jindabyne Mountain Bike Park
• Approved development for four additonal cottages and a designer residence
• Expansive 12.08 hectare property
• Six sylish and modern, off-grid eco-cottages
• Significantly reduced operational costs with no electricity and low water expenses
• Conveniently located just two kilometers from Jindabyne
• Potential for increased revenue through flat and aircraft hangar rentals
• 2 excellent building sites with expansive views
• Extremely rare acreage close to town
Russell Rogers
Senior Specialist
Sarah Hutchins Specialist
Whyalla Caravan & Tourist Park
Chance to secure a rare, well presented freehold caravan park in SA
Situated along the picturesque Spencer Gulf on South Australia's Eyre Peninsula, Whyalla stands as a key commercial and retail hub for the region. Known for its industrial heritage and natural beauty, Whyalla attracts both tourists and corporate/workers.
Whyalla Caravan & Tourist Park has undergone extensive refurbishment ensuring high-quality accommodation offering including 51 cabins, units, cottages and 53 powered sites. This mixed-use park enjoys financial stability with 26 long-term residents and dedicated FIFO worker quarters which ensures consistent occupancy and income.
Guest amenities include camp kitchens, a reception kiosk, playground and dog park. Eco-friendly options like e-bikes and golf carts appeal to environmentally conscious travellers.
For the incoming owner, there is a spacious 3-bedroom, 1-bathroom manager's residence with private rear yard adjacent to the park office.
The park's consistent financial performance, strong occupancy rates and high net profit over $600,000 makes this the perfect opportunity for either owner operators or investors to run under management. Additionally, there is ample opportunity for further expansion, with an adjoining circa 2.44ha undeveloped parcel of land available for separate purchase.
With an extensive list of plant and equipment included and all the hard work done this is an outstanding opportunity to secure a rare freehold caravan park with room to grow.
• Diverse accommodation options with tourist cabins, powered sites & long term
• Significant investment in recent upgrade over the last 3 years
• High net profit over $600,000
• 53 powered sites, 51 cabins
• Mixed-use park provides financial stability of long-term residence
• Spacious 3-bedroom manager's residence with private rear yard
• Opportunity to purchase additional 2.44ha (calculated) of adjacent vacant land
Seize the chance to own the high-netting Litchfield Outback Resort
ResortBrokers presents an outstanding freehold resort in Batchelor, the 'Gateway to Litchfield National Park.' This recently refurbished hotel spans 6 hectares of freehold land and offers 22 well-appointed and refurbished motel rooms, 10 gaming machines, and diverse income streams from accommodation, food & bottleshop, and fuel. With a high net profit and strategic location just an hour from Darwin, this asset promises strong financial performance and growth potential. Experienced staff and extensive inventory ensure a seamless transition for the new owner.
The resort's consistent trading performance, solid occupancy and high tariffs further underline its commercial strength. There is opportunity for growth via expansion of the caravan/camping area and introduction of events and functions.
Boasting a number of recent refurbishments and upgrades, this well-presented retail, accommodation and hospitality asset generates high turnover, cash flow and profits. Such a diverse property in the Northern Territory so close to Darwin, with easy access to iconic Litchfield National Park and its many attractions, does not hit the market often. Call now to find out more and arrange an inspection.
• Fully refurbished motel rooms in excellent condition
• High net profit
• Strategically located just an hour away from Darwin
• Positioned in Batchelor, the prime gateway to Litchfield National Park
• Multiple income streams including gaming, accommodation, food & beverage and fuel
• Potential for growth through expansion of caravan/camping area and introduction of events and functions
• Consistent trading performance indicating a stable business
Get in on the ground floor with the first ever MR in Maroochydore’s transformative $2.5B city centre
Market Lane Residences is the first management rights to come to market in Maroochydore’s rapidly emerging Priority Development Area (PDA).
Opened in July 2022 by seller Habitat Development Group, this high-performing, 152-apartment, two-building residential complex offers the incoming operator an exceptional foothold in one of South East Queensland’s fastest-growing urban hubs. Maroochydore’s emerging PDA, to be rolled out over the next two decades, is a 53-hectare mega precinct including a $100 million private hospital presently under construction and 160,000 sqm of premium commercial and retail space driving long-term rental demand.
With the benefit of incumbency, the new operator will be in an extremely advantageous position to vie for the upcoming management rights offerings of two other Habitat residential developments presently under construction, consisting of more than 400 additional apartments in total. Together, this would give the operator market dominance in Maroochydore’s PDA.
With no real estate to purchase and no set office hours, this business-only opportunity delivers a verified net profit of $521,395, founded on a $210,998 annual salary indexed at 3% or CPI (whichever greater), reinforcing its status as a high-yield, low-risk investment.
Sophisticated operators should be quick to consider this rare, first-time opportunity to gain a strategic foothold in this game-changing precinct that is set to redefine the Sunshine Coast and position Maroochydore as a premier urban destination.
Inspections are strictly by appointment only.
• Unparalleled location in emerging Maroochydore PDA
• Two side-by-side buildings comprising 152 apartments with 77 in letting pool
• Verified net profit of $521,394 p.a. with annual increases
• 22.5 years remaining on caretaking & letting agreements
• Business only, no set office hours and reception, back office & storage under OA
• Fantastic onsite amenities include pool, rooftop & private dining room
Chenoa Daniel Senior Specialist Accommodation Broker, Sunshine Coast
Tim Crooks Director of New
NOP $647K Permanent Management Rights Business
Prime Brisbane City Location
Seize this exceptional opportunity to acquire a well-established management rights business in a prominent city-based apartment complex.
Offering modern amenities, strong financials, and long-term agreements, this business delivers both stability and profitability.
This management rights is a landmark building located overlooking the Brisbane river, a short stroll into the central Brisbane district. Superbly placed for long-term tenancy with 100% occupancy due to the prime position and convenience to both South Bank and the city. This modern apartment complex features excellent facilities including pool, spa, gym, sauna, and secure parking. Its prime location on the fringe of Brisbane CBD offers walking distance to the city center with multiple transport options nearby.
Currently operated under management, this presents an ideal opportunity for a hands-on team to maximize returns. The business is supported by a cooperative Body Corporate committee and healthy sinking funds.
• Over 50% of the generated net profit is the Body Corporate Salary
• Recently topped up agreements with over 21 years remaining
• Currently operated by a two-person management team
• Freehold title operational areas include a reception & office - $200k
• Manager's 3 bed, 2 bath unit - $750k
• Consistent high rental demand
• Premium riverside location with excellent connectivity
• Strong established income with high BC salary component
• Well-maintained modern complex with first-class amenities
• Significant value-add potential for motivated operators
• Easy access to motorway and inner city bypass
• Short walk to CityCat ferry, train or bus
• Only minutes' drive to elite private schools (BGS and BGGS) and University
• All inspections by appointment only
South Lakes at Varsity Varsity Lakes, QLD
Lucrative business in Varsity Lakes, offering strong returns and luxurious living with growth potential
Located in the highly sought-after Varsity Lakes precinct, this permanent residential complex comprises an impressive 398 units, with 148 currently in the letting pool, offering significant potential for growth.
The business is underpinned by a robust net profit of $712,000, making it an attractive proposition for investor groups and experienced operators.
The management rights business benefits from secure tenure with 23 years remaining on a 25-year agreement, ensuring long-term stability.
The manager’s unit is a luxurious three-bedroom, two-bathroom residence with a study, complemented by a large deck overlooking the serene Lake Orr. This unit also includes three exclusive car spaces and ample storage, providing convenience and comfort for the onsite managers.
This exceptional business opportunity is a rare find in the thriving Varsity Lakes area. With its high body corporate remuneration exceeding $720,000 and room for upside, South Lakes at Varsity is a compelling acquisition for those seeking a lucrative and stable management rights business.
• Trophy asset with incredibly high BC remuneration exceeding $720K
• 398 units with 148 in the letting pool, offering growth potential via 65 outside agents
• Detached ground-level office/reception with 2 additional offices plus storage space
• Luxurious manager's unit with 3 bedrooms, 2 bathrooms, study, 3 car spaces, ample storage and large deck overlooking the lake + 2 offices on title
• Resort-style facilities including pool, gym, cinema, golf simulator, spa, sauna, residents lounge and BBQ area
• Integrated urban community just 5 km from Broadbeach's commercial district
• Waterfront units with designer finishings in two and three-bedroom configurations
• Prime location in the sought-after Varsity Lakes precinct, close to amenities
Todd Warner Senior Specialist Accommodation Broker,
High Net MR Opportunity Labrador, QLD
Gold Coast Broadwater, high NOP, holiday walk-up with ocean views
Located on the Broadwater at Labrador, this high-netting, low-maintenance management rights would suit a first timer or experienced operator looking to scale back while maintaining strong returns.
With a high letting pool of 33 of 42 lots, it boasts an attractive net profit of over $440,000. The scope to grow this already impressive bottom line through increased occupancy and ADRs is enormous.
The incoming operator will enjoy excellent security of tenure in accommodation module agreements, with a comfortable two-bed, two-bath manager’s residence with impressive ocean views.
A key highlight of this opportunity is the existing cleaning, gardening and pool contracts, which will ensure a smooth transition for the new operator.
With its prime location, easy-to-run facilities, strong financial performance and high praise from repeat guest reviews, this represents an exceptional opportunity in the Gold Coast’s management rights market.
• Renowned and established holiday management rights
• Strong net profit of $441,241
• Growth opportunities include occupancy, rates and R&M
• Comfortable 2-bed, 2-bath, 2-car manager’s residence with ocean views
• Low-maintenance complex
• Contracted cleaners, gardening and pool
$441,241
Castaways Resort & Spa Mission Beach, QLD
48-key prime freehold beachfront opportunity, one of the best in FNQ!
Boasting one of the best beach frontages on Queensland's Far North Coast, the iconic Castaway's Resort & Spa sits on over 100 metres of stunning Mission Beach shoreline, offering spectacular views of Dunk Island and the Family Islands.
This prized property, located between Townsville and Cairns on Queensland’s beautiful Cassowary Coast, comes to market for the first time in 18 years, making this a rare opportunity.
The 48-key resort includes development approval for an additional 44 keys, along with plans for an expanded beachfront conference facility. Recent renovations to the bar and restaurant, with seating for over 100 guests, enhance its appeal. Other amenities, including a day spa, lawn area and pavilion, provide diverse revenue streams from weddings, corporate retreats and private events.
With consistent turnover of around $5 million annually and the potential for room upgrades and repositioning, Castaways could deliver projected returns surpassing $1.4 million, making it an exceptional investment with significant upside.
• Prime beachfront: 100+ metres of absolute beachfront with stunning views of Dunk Island and the Family Islands
• Development potential: DA in place for 44 additional keys and expanded conference facility
• Diverse revenue streams: Bar, restaurant, day spa and event spaces generating income from weddings and corporate retreats
• Iconic opportunity: First time to market in 18 years with strong repositioning potential
Trudy Crooks
Director
Coming soon to market!
Mackay, QLD
Short-term MR with upside in Mackaynetting over $480,000
Calling all savvy operators! Getting ready to hit the market very soon is an exciting shortterm management rights complex that is fully established and located in central Mackay. Situated close to many key attractions in the city the property comprises stylish and modern apartments and is ideal for short-term with its mix of 1 bedroom / 1 bathroom and 2 bedroom / 2 bathroom designs which are beautifully furnished to a high standard. Being run since inception by a larger corporate hotel group, this business has genuine upside and will make for an ideal acquisition by an astute operator with staff already to hand, or would suit a local owner-operator looking to expand.
The profit & loss report has been prepared by industry specialist accountant McAdam Siemons giving a solid net profit of $484,159 p.a.
The caretaking and letting agreements are based on 25 year accommodation module and don't stipulate any set office hours giving you plenty of flexibility and there is no real estate to purchase. Coupled with the strong net profit, and its excellent location in central Mackay overlooking the Pioneer River, this property gives you a solid business with large upside opportunity that you should be quick to consider.
• Launching to the market very soon!
• Verified net profit over $480,000 p.a.
• Ideal mix of 1 bed / 1 bath and 2 bed / bath for short-term letting
• Body Corporate salary circa $72,000 p.a. plus GST
• Currently managed by a two-person team with contract cleaners
• No set office hours and no real estate to purchase
• 25 year Caretaking agreement on Accommodation Module
• Profit & loss report prepared by industry specialist accountant McAdam Siemons
Tim Crooks Director of New
Abhi Taneja, 26, looked at opportunities beyond Sydney for his first accommodation business. He found it in Parkes.
Go West, Young Man
Words_ John Miller
After a decade in the food industry, Abhinav “Abhi” Taneja sought broader horizons. The family had migrated to Sydney from New Delhi in 2008 when he was 10 years old. They worked basic jobs until 2014 when their permanent residency put them on a more stable footing.
"Car wash, retail, fast food … you name it, we worked it," says Abhi.
One of those jobs was at an Oporto franchise, a fast-food restaurant specialising in Portuguese style chicken and burgers, where Abhi worked as a crew member. When the opportunity came up to buy the franchise in 2015, his family grabbed it. A second Oporto franchise followed in 2017 and a third in 2019.
“I always loved dealing with customers,” says the 26-yearold. “That’s in my blood. When
I was looking at what to buy next, accommodation was a natural fit.”
Abhi set his sights on motel businesses in regional NSW within reasonable driving distance of his Penrith home. Greater Sydney wasn’t an option.
“Sydney’s accommodation market is very competitive and saturated, making it challenging to break into,” says Abhi. “On the other hand, regional areas present substantial growth opportunities. With effort and persistence, you can achieve significant success in these expanding markets.”
“I always loved dealing with customers. When I was looking at what to buy next, accommodation was a natural fit.”
Being part of a local community also appealed.
“Being in a small town you’re very close to your locals. You can bond with them,” says Abhi. “In QSR [quick-service restaurants], you don’t really build connections with your customers because they just come and go. In accommodation you can build relationships with them, especially corporate guests who stay regularly.”
After connecting with ResortBrokers Central West agent Chris Kelly,
Abhi scoped out several options in regional NSW, passing on Albury, Gulgong and Dubbo before deciding on Parkes.
“Dubbo appealed but it’s very competitive, so I thought it would have been too much to take on for my first motel business,” says Abhi. “But if a good opportunity comes my way again in Dubbo, I’d certainly consider it.”
“One day I got a call from Chris saying, ‘Mate I have an off-market opportunity in Parkes. Come have a look.’
It was a leasehold for the 30-room Bushmans Motor Inn in central Parkes.
“I did my research,” says Abhi. “Parkes is a very strong area. You’ve got Northparkes [copper and gold mine], you’ve got the Inland Rail project, you’ve got the Parkes Observatory, you’ve got the Elvis Festival every year. There’s always something going on in Parkes.”
To test his research, Abhi visited Parkes a couple of times to talk to local publicans to get the lay of the land.
“They all had good things to say about Parkes,” he says.
“There were a lot of reasons why I picked Bushmans. It’s a very good four-star motel, one of the best in town. As owner, I take pride in that. It was also a very well looked after property. I could understand why the vendor wasn’t ready to drop their price. It also had strong guest ratings … 8.8 on Booking.com, 4.5 on Google. I put an offer in and got accepted. We wrapped up the deal within 72 hours.”
Before settling the deal, Abhi met with the manager who had been running the motel for the last two years. She was happy to stay on through a change of ownership and still manages the motel today. Abhi visits the motel every fortnight from Sydney, where he continues to run his Oporto franchises.
During his first month of ownership, Abhi was able to identify missed opportunities in the business. Some 30% of room bookings were via OTAs such as Expedia and Booking. com, with the remaining 70% coming directly over the phone or through the motel’s website. The only problem was that his staff finished work at 6 pm, meaning the motel was missing out on direct bookings that came in after then.
Success Story
“After 6pm, we were leaving money on the table,” says Abhi. “I fixed that really quickly. Now, all calls after 6 pm are redirected to my mobile phone, so I take bookings myself, around two to three a night. I was able to increase occupancy from 75% to 85%.”
Abhi also teamed up with a digital marketing agency to start running Facebook ads. The outlay was small, just $50 a day.
“I didn’t need to turn the business around in order to be profitable. It already was,” says Abhi. “It was going the extra mile.”
Another of his initiatives was to introduce dynamic pricing, which the motel does entirely inhouse.
“It’s relatively straightforward,” says Abhi. “Every hour, my manager checks the prices on OTAs to see what Parkes’ rates are like and we just change our prices from there. We see what’s going on in town and adjust our prices accordingly to ensure we’re competitive in the market.”
Now, nine months into ownership, Abhi is delighted with how things have worked out.
“We have around 60% corporate trade, 40% leisure. We have a lot of people that stay with us who either work for the Inland Rail or the mine. They’re our regular guests. Then we always have travellers who are passing through Parkes who need to stay for a night or two. It’s a good mix.”
Abhi is currently trying to lease the motel’s unused restaurant to further monetise his asset. The restaurant’s kitchen supports the motel’s function centre that seats up to 150 people. Abhi says the function centre, which has a fully stacked bar, is rented out every other day.
“We have various clientele who rent it out whether it’s mining companies who hold their meetings there, or a birthday party, anniversary or engagement party. I love being able to deal with customers one-on-one. When the function centre books out … 100, 150 people, they’ve got music playing, they’ve got food going on, people are walking to the bar getting a few drinks … I love it. I love to see the place filled up. I’m overjoyed. Put the money aside, I love to have that place filled up. It’s phenomenal.” END
“It was great to set Abhi up with this opportunity.”
“It was great to set Abhi up with this opportunity,” says ResortBrokers’ Chris Kelly, who sold him Bushmans Motor Inn. “Once I got to know Abhi and understood what he was looking for, Bushmans seemed a good fit. I try to get to know the investment profile of all my buyers, old and new, so I can introduce them to opportunities I think will interest them. Some of the best opportunities I’m able to offer buyers are off market, like Bushmans.”
CHris Kelly
Senior Specialist Accommodation Broker, Central West NSW chris@resortbrokers.com.au 0431 055 221
Proximity Waterfront Apartments Redcliffe, QLD
Enjoy strong ROI - Beachside business netting over $900k
Located on the Esplanade in the booming bayside suburb of Redcliffe, this immaculately presented short-term management rights business offers a unique blend of corporate and leisure clientele, with a strong net profit exceeding $900,000 and consistently high occupancy of over 80%.
Enjoying fantastic views over Moreton Bay and Redcliffe Peninsula, this stunning complex comprises 74 units, with 34 in the letting pool, including 33 dedicated to holiday or corporate letting. This diverse letting mix ensures a strong, consistent income stream.
The caretaking and letting agreements were recently topped up to the full 25-year term and there are no fixed office hours, giving the incoming operator freedom in how they manage the complex.
The manager's unit, located on Level 3, is a spacious northeast corner residence featuring two bedrooms and a multipurpose room, with direct views over Moreton Bay. The office, situated on the ground level, is granted to the manager under occupational authority and includes two secure car parks, offering great separation. There is no requirement to live onsite, giving the incoming operator the option of adding the manager’s residence to the letting pool or residing in it. Redcliffe is one of the fastest-growing regions in South East Queensland. This short-term management rights enables the incoming operator to tap into this incredible growth with a solid, secure business, so call Jeff to book an inspection today!
• Impressive net profit - over $900k
• Prime oceanfront location
• Flexible operation with No fixed office hours
• No requirement to reside onsite
• Full 25 year Accommodation Module Agreements
• Managers unit currently rented out for additional income, circa. $67,000
• High demand from corporate & leisure sectors
• Real estate includes 2 bedroom, 2 bathroom, multipurpose room + office and two secure car parks under OA
• Cafes, restaurants, RSL and bars on your doorstep
We’re Australia’s most well-known mattress and sofa bed brand. We craft beautiful, long-lasting products from responsibly sourced materials. Sustainability is at the core of everything we do, so you can feel good about your purchase for years to come.
Mates Rates
Enjoy a 15% discount with Koala: RESORTBROKERSX15 15% off RRP
Excludes bundles, gift cards, delivery and service fees. Cannot be used in conjunction with any other sale or offer. Scan the code to auto apply to your cart!
Help hotel guests sleep better than ever? You betcha.
Let’s face it, in an age where travel is more accessible than ever, hotel guests are getting a little fussier when it comes to comfort. Nothing but the best! Even little 7-year-old Jamie has become somewhat of a pillow connoisseur. Pillow menus are a great start, but a quality mattress, that’s everything when it comes to a good night’s sleep. Because no one wants to manage the emotions of cranky and tired hotel guests, especially not Jamie!
Thank goodness for Koala, an innovative Australian company making waves in the world of sleep solutions with their high-quality mattresses and best-selling sofa beds. Recently, we sat down with Vicki Slavina, Chief Operating Officer of Koala, to discuss how the brand is helping accommodation providers across Australia enhance guest comfort and satisfaction.
The Koala Philosophy: Sleep is Fundamental
“Sleep is fundamental to our health and well-being,” says Slavina, setting the tone for our conversation. She believes that the quality of sleep directly affects how guests perceive their entire experience at a hotel or rental property. “At Koala, we’re committed to creating products that not only meet but exceed our customers’ expectations. Our mission is to ensure everyone wakes up feeling refreshed and ready to seize the day.”
With this philosophy in mind, Koala has designed a range of products tailored to different types of accommodation providers, from luxury hotels to budget hostels.
“Our products are not just about comfort; they’re about providing an entire experience,” explains Slavina. “When guests feel well-rested, they’re more likely to enjoy their stay, leave positive reviews, and return in the future.”
Innovative Mattress Solutions
Koala’s mattress range is at the forefront of their success. What sets them apart? Slavina highlights the brand’s focus on high-quality materials and cutting-edge design.
“Our mattresses are made with eco-friendly materials, offering excellent support while also being kind to the environment.
We’ve designed our mattresses to suit all body types, ensuring that everyone from back- to side-sleepers can find comfort.”
One of Koala’s standout features is its unique Koala Mattress, which uses a combination of adaptive foam and highdensity support layers. This not only ensures a comfortable sleeping experience but also minimises partner disturbance — a common complaint, in hotels or at home
“We’ve received incredible feedback from hotel managers about how our mattresses have significantly improved their guest satisfaction scores,” says Slavina, reflecting on the tangible impact of Koala’s products.
Best-Selling Sofa Beds: Versatility Meets Comfort
Koala’s sofa beds are also drawing eyeballs with their innovative design and exceptional comfort.
“Our sofa beds are not just functional; they’re stylish and easy to use,” says Slavina. “With the rise of short-term rentals and multi-functional spaces, accommodation providers need furniture that maximises both comfort and space.”
The Koala sofa bed is designed for quickand-easy transformation from a stylish couch to a comfortable bed. This is extremely appealing for accommodation providers looking to optimise room usage without compromising on quality.
“We know that many guests prefer to have the option to lounge during the day and sleep comfortably at night. Our sofa beds cater perfectly to this need,” says Slavina. Tailored Solutions for Accommodation Providers
One of the reasons Koala has seen such success among accommodation providers is its commitment to offering tailored solutions.
“We work closely with hotel and property managers to understand their unique challenges,” says Slavina. “Whether it’s providing a large number of beds for a bustling hostel or creating a luxurious experience in a boutique hotel, we adapt our offerings to fit their needs.”
Koala also offers flexible ordering options and streamlined logistics.
“We know that time is of the essence in this industry. Our delivery and setup processes are designed to be as efficient as possible, allowing accommodation providers to focus on what they do best — providing an unforgettable guest experience,” adds Slavina.
Positive Feedback and Growing Partnerships
The response from accommodation providers has been overwhelmingly positive. Many have reported noticeable improvements in guest satisfaction ratings after integrating Koala products into their rooms.
“Feedback has shown that when guests sleep well, they’re happier and more likely to return,” says Slavina. “That’s a win-win for everyone involved.”
Koala is also expanding its partnerships, collaborating with more hotels to ensure their innovative solutions reach as many guests as possible.
“We believe that everyone deserves a good night’s sleep, no matter where they are,” says Slavina.
A Vision for the Future
Looking ahead, Slavina is optimistic about the future of Koala and its role in the hospitality industry.
“We’re committed to continuous improvement and innovation,” she says. “As we grow, we’ll keep listening to our customers and evolving our products to meet their needs.”
With a strong foundation built on quality, sustainability and customer satisfaction, Koala is well on its way to becoming a staple in the accommodation sector across Australia and beyond. Its mission is clear: to ensure that every guest enjoys a restful night’s sleep, so they can create lasting memories of their travels.
In the competitive world of hospitality, it’s clear that a good night’s sleep is invaluable. Thanks to Koala’s commitment to comfort and innovation, accommodation providers can ensure their guests leave with a smile — and want to come back for more. END
DEALING With Employee Entitlements on Business Sale
Words_ David Adolphe, Principal, DC Adolphe Legal
Parties to an accommodation business sale often have questions concerning their respective obligations in dealing with employee entitlements. There are different ways to deal with entitlements and standard contracts, and approaches vary between Australian states. Parties should take a systematic approach to determining the treatment of employee entitlements as part of the negotiation of the business sale agreement like that suggested below.
The first step is for the vendor to determine the entitlements for employees on termination of their employment. An employee’s entitlements will depend on their type of employment (i.e., full-time, part-time or casual), the minimum entitlements in the National Employment Standards (NES) and the relevant award (i.e. Hospitality Industry (General) Award 2020). Employees may also have their entitlements determined under an enterprise agreement or other registered agreement.
The second step is to determine which employees will be retaining employment in the business with the purchaser as the new employer (referred to as ‘transferring employees’) and who will not (‘non-transferring employee’).
This will usually be the choice of the purchaser under the terms of the business sale agreement and there should be provisions for how offers of employment are made to the employees and notice is given to the vendor of which employees to whom offers are made and who have accepted offers. The purchaser should be required to offer employment on the same terms as their current employment with the vendor or consideration given to redundancy implications.
While the parties may not know which employees will be transferring or nontransferring at the date of the contract, the framework for the treatment of employees with notice from the purchaser will be determined and the parties will be aware of the potential costs obligations.
The third step is considering the obligations to pay entitlements for non-transferring employees. Usually the vendor will be responsible for payment of all entitlements to non-transferring employees. In some cases, the purchaser will be required to pay redundancies to any employees not offered employment.
The fourth step is dealing with entitlements for transferring employees which will usually involve an adjustment between the vendor and purchaser where the vendor compensates the purchaser for the liability of entitlements accrued during employment with the vendor. This adjustment may be complicated because the purchaser may choose not to recognise the transferring employee’s continuity of service with the vendor for the purpose of:
1. Annual leave; 2. Redundancy; and
3. Minimum period for unfair dismissal cases.
Where the purchaser chooses not to recognise continuity of service, the vendor usually pays out the entitlements to the employee for annual leave and redundancy. The prior service with the vendor will also not count towards the minimum period for the purpose of an unfair dismissal claim. For other entitlements (notably long service leave, personal and carer’s leave) the purchaser must recognise continuity of service and an adjustment must be made. There can be different
ways these adjustments are made, and it is important for the parties to consider their particular circumstances.
Finally, the vendor should also be aware of their obligations to provide the necessary employment termination notices to the employees.
It is important that the parties to an accommodation business sale carefully consider the position with respect to employee entitlements during pre-contractual negotiations. This
Disclaimer: Please note that the comments in this article are general in nature and not intended to be taken as advice on any particular transaction. Any party to a transaction should seek the appropriate specialist legal and accounting advice prior to entering into any contractual arrangements to ensure their rights and interests are protected.
David Adolphe
BA LLB LLM Acc. Spec. (Bus.) - Qld
Principal M: 0410 644 246
E. david@dcadolphe.com.au
David Adolphe is a Queensland Law Society Accredited Business Law specialist and has been in practice for 20 years. He has advised clients in all manner of business transactions and takes a special interest in tourism and hospitality matters. David takes a practical approach to delivering the best possible strategic legal advice to clients on all aspects of business and commercial law matters.
will involve the vendor reviewing the entitlements position and disclosing (after appropriate obligations of confidentiality are secured) to the purchaser with clear terms in the business sale agreement setting out the obligations of the parties in dealing with entitlements. The risk of not taking the time to resolve these issues prior to contracting is a dispute arising later which may delay completion or may result in unintended consequences and potential loss to one party. END
DC Adolphe Legal is a specialist business law firm providing legal advice and services to all sectors of the accommodation and hospitality industry with a particular focus on transactions involving hotels, motels, serviced apartments, pubs and caravan parks.
Dandaragan Redgum Village Dandaragan, WA
105-room accommodation village with no direct competition, only 90 mins drive from Perth!
Dandaragan Redgum Village is a well-developed accommodation village with 105 ensuited rooms, located an easy 1.5-hour drive (145 km) north of Perth. The village provides meals and accommodation for corporate clients servicing nearby wind farms, gas fields and mine sites.
The property is being sold as a freehold going concern, and a wage allocation has been made for operational management of the site. The management of the business is currently undertaken by the owners, however an allocation of $200,000 replacement salary for the owners has been added to the net profit calculations.
The village boasts an in-house restaurant and kitchen facilities exclusively for guests, providing a unique selling point and a significant draw for repeat corporate clients.
The village's strategic location close to Perth allows staff to drive-in and drive-out, ensuring operational efficiency. There is dedicated onsite staff accommodation, and the business currently employs 9 staff on a casual basis, with approximately 5 staff being onsite at any one time. The business employs chefs, maintenance staff and cleaners.
The current owners, who have owned the property for over 24 years, have significantly reinvested in developing the village, expanding room numbers from 52 rooms in FY20 to 105 currently. With limited direct competition, this investment opportunity presents a unique proposition for potential investors seeking a robust and thriving business.
• Fully developed asset with 98 ensuited rooms plus 8 staff rooms
• Exclusive in-house restaurant and kitchen facilities for guests
• Strategically located near windfarms, gas fields and mine sites, ensuring a steady stream of corporate clients
• Conveniently situated just 1.5 hours north of Perth, facilitating easy staff commute
• Significant reinvestment by owners into the development of the village
• Unique investment opportunity with limited direct competition
1834 Hotels – Your Partner in Regional and Metro Accommodation Success
Looking to maximise the potential of your motel, hotel, or serviced apartments? Whether your property is in a bustling metro hub or a thriving regional destination, 1834 Hotels is here to help.
We are one of Australia’s leading independent management companies, offering white-label management solutions tailored to meet the needs of accommodation owners. With over 60 properties under management across Australia and the Pacific, we have a proven track record of delivering exceptional results for property owners.
Why 1834 Hotels?
Based in Australia, with offices in Sydney, Adelaide, and Tasmania, 1834 Hotels provides hands-on, local support to help you:
Streamline operations to reduce stress and improve efficiency. Optimise revenue through expert rate and distribution strategies. Enhance your property’s value with tailored management solutions. Drive growth with marketing expertise designed to attract more guests.
Whether you own a boutique motel, a hotel, or a mixed-use property, we tailor our services to meet your unique needs and goals.
Comprehensive Management Services
Our white-label solutions include:
Day-to-day operational management tailored to your property.
Revenue and distribution optimisation strategies for regional and metro markets.
Expert marketing and brand representation to grow your profile.
Strategic alliances with global franchise brands to unlock new opportunities. Comprehensive financial and asset management for lasting success.
We understand the unique challenges and opportunities in both regional and metro markets. From supporting independent properties to integrating with larger brand networks, we work with you to build a profitable and sustainable future.
At 1834 Hotels, we welcome an initial conversation to help you learn more about how we can support your business goals.
Why Choose 1834 Hotels?
60+ properties under management across Australia and the Pacific.
Specialising in white-label management for motels, hotels, and mixed-use properties.
Local support with offices in Sydney, Adelaide, and Tasmania.
A relationship-driven approach tailored to your property’s needs.
Proven success in regional and metro accommodation markets.
Partner with us and discover how 1834 Hotels can help your property thrive in today’s competitive market.
Scott Armstrong Director of Development
0424 157 736
scott@1834hotels.com.au
www.1834hotels.com.au
Island Palms Motor Inn Forster, NSW
No better chance — freehold going concern of scale
First time on the market in over 20 years, ResortBrokers presents Island Palms Motor Inn, an exceptional business opportunity in tourist favourite Forster.
This expansive 6,240 sqm property features 32 well-maintained motel rooms and two residences. Positioned on a main road, it offers significant exposure and accessibility. With a current occupancy rate of 63% and a strong repeat clientele, the property is under-trading, presenting substantial revenue growth potential.
Facilities include a commercial kitchen, restaurant and swimming pool. Recently refurbished, this property is poised for success, supported by local developments and a thriving tourism sector.
• Prime 6,240 sqm landholding
• 32 spacious, well-maintained motel rooms
• Includes two residences; a four-bedroom and a two-bedroom
• Situated on a main road in a bustling coastal tourism area
• Significant revenue growth potential
• Rare large-scale property ownership opportunity
• First time to market in over 21 years
• Local developments promise ongoing growth
Local Experts
Nationwide Coverage
Work with the only law firm that delivers industry leading transaction services and advice across all accommodation business types in every state and territory.
Helping hundreds of resident managers, moteliers and park operators each year to acquire, sell, protect and grow their businesses.
Unmatched accessibility and certainty on fees. Suite 226 ‘Lakehouse’ 34 Glenferrie Drive Robina QLD 4226 (07) 5562 6111 www.pevylawyers.com.au
Management RIghts Top-Ups Saved
In a win for the management rights and strata industry, Mahoneys, supported by the Australian Resident Accommodation Manager’s Association (ARAMA) and EBM Insurance, has successfully defeated a challenge to the validity of extending caretaking agreements.
In recent years, it has been suggested by some practitioners in the industry that caretaking agreements can only be extended (“topped up”) once and never for a term exceeding the maximum allowed in aggregate.
To illustrate the potential consequences of the “one-time top-up” misconception, consider the following scenario:
A caretaking agreement is initially entered into for a five-year term. This is subsequently extended by another five years. Under the incorrect understanding of a single, cumulative “top-up,” this agreement could not be further extended, even if it had less than 10 years remaining.
While Mahoneys did not consider there to be any merit to the “one-time top-up” myth, there had not previously been an opportunity to obtain a ruling on this issue from an adjudicator.
Atlantis West [2024] QBCCMCmr 340 finally puts any uncertainty to bed. In the order, the adjudicator clarified the position that caretaking agreements
can be extended any number of times, provided the cumulative term does not exceed the maximum term permitted under the module and the individual extensions do not exceed five years.
The application was filed by an owner in the Atlantis West community titles scheme who sought a declaration that the body corporate’s resolution to extend the existing caretaking agreement was invalid. He argued that the extension exceeded the statutory term limit for such agreements and was therefore unreasonable.
The crux of the matter lies in the interpretation of Sections 140 and 141 of the Standard Module, which govern the term limit of service contracts and letting authorisations, respectively.
The applicant argued that the module restricts the number of times a caretaking agreement can be “topped up,” or extended. The applicant further claimed that the body corporate failed to obtain legal advice before approving the extension, which he deemed unreasonable.
The adjudicator, however, dismissed the application, upholding the body corporate’s decision to extend the caretaking agreement. He concluded that Section 140(2) of the Standard Module allows for multiple extensions as long as the total term does not exceed 10 years at any given point in
time (the maximum permitted under that module) and the extensions do not exceed five years in length.
This interpretation is consistent with the “orthodox construction” of the provision, which prioritises the text of the statute over extrinsic materials.
The significance of this decision cannot be overstated. Had the adjudicator ruled in favour of the applicant, the ramifications for management rights holders and bodies corporate would have been substantial and costly as most agreements have been extended more than once, or their aggregate terms have exceeded the maximum allowed under the relevant regulation module.
A ruling in favour of the applicant would have created significant uncertainty and legal challenges for management rights holders, potentially leading to the termination of their agreements and significant financial losses.
It is also an excellent result for our caretaker client, whose pending sale had been delayed while this issue progressed through the dispute resolution process.
The adjudicator’s order also serves as a timely reminder to bodies corporate and owners that, while it is advisable to obtain legal advice before approving any significant amendments to caretaking agreements, a decision to extend the term of such agreements is not necessarily unreasonable or illegal. The critical factor is whether the proposed extension adheres to the statutory term limits and procedural requirements outlined in the relevant module.
Mahoneys would like to recognise ARAMA and EBM Insurance for their support in relation to this matter. Their commitment to supporting management rights owners is invaluable and greatly appreciated.
Words_ Ben Seccombe, Partner, Mahoneys
This case serves as a powerful reminder for management rights operators of the role ARAMA plays in supporting the industry and the specialist insurance provided by EBM Insurance (via the A-Legal Insurance Membership Benefits exclusive to ARAMA members).
Mahoneys team was led by industry commercial litigator Ben Seccombe supported by Gavin Handran KC and Mitchell Downes. Their status as barristers practicing in body corporate law is widely recognised, and their expertise was instrumental in navigating the complexities of this dispute and the excellent outcome achieved for our client and the industry.
UPDATE: The applicant has appealed the adjudicator’s decision. Mahoneys will provide an update after the appeal has been heard and ruled on. END
Seccombe
Ben is a nationally recognised litigator with significant experience in assisting caretakers with disputes and litigation, having acted on some of the largest reported management rights disputes in Australia. Ben is a member of ARAMA and is on the A-Legal panel. He has presented at events held by ARAMA, the Strata Community Association, Australian Building Management Accreditation and other industry bodies. He is a member of the Australian College of Strata Lawyers and is a past member of the forum established for lawyers and the Body Corporate Commissioner’s office to discuss legal and operational matters impacting on community title schemes and bodies corporate.
Ben
Words_Mike Phipps, Mike Phipps Finance
Lost Making Ai work for you
The Art OF ConveRsation: ...Sorta making
My mum, God bless her, can talk the leg off a wooden chair. This gift (or curse) is driven by genuine interest in others and a broader curiosity regarding the circumstances of her fellow humans.
Her predisposition for conversations with strangers has resulted in lifelong friendships, in some cases with people on the other side of the world. She doesn’t do social media or take selfies; she just connects with people at a personal level. I’d like to think she has influenced others to appreciate the value of real conversation, as her example has certainly had a profound impact on me. My mum isn’t getting any younger and a recent medical event left her unable to speak for a short period. While my dad appeared strangely relieved, the episode got me thinking about the evolving nature of communication.
I recently made an enquiry of a well-known and highly regarded company providing services to the
accommodation sector. The enquiry was to clarify a very simple matter that had come up in the process of engaging the company to provide services. My email was addressed to what I thought was a human; I like dealing with humans and buying stuff off them. Anyway, I got a friendly, albeit completely insincere, response from a machine with a name, who told me how important I was and that we were now friends. My question remained unanswered. I won’t publish the machine’s name, but let’s call him Alfred. I’ll tell you why later.
This sort of “let our machine be your friend” strategy might appeal to a certain demographic, but it sure ain’t me. The message it sends is not one of customer care or even a desire to sell a product. For me the message is: We care so little about you that we use a machine to save us having to pay a human. If we make the not unreasonable assumption that people buy stuff off people they like and have rapport with, then the machine solution looks like a dumb idea — and it is.
As I write this sitting in an airport (yeah, yeah, quite the life, I know!) I get a text from the hotel I’m staying at on the other end of my flight. It’s from a machine and asks me to do a pre-arrival check-in to ensure access to my room. Panic sets in. I suck at this online stuff and my flight is being called. I ring the hotel and get a lovely bloke who tells me: No stress, that’s just an auto text everyone gets. Safe flight and see you soon. Same experience with the service
provider with whom I’m now in an intimate relationship, via machines. When I finally get a human, she’s super helpful and problem solved.
You’ve all had similar experiences I’m sure, so I won’t labour the point. My fear is that companies, in the eternal quest for profit, will continue to use insincere, impersonal robotics to replace humans and to hell with the experience the punters end up enduring. In the absence of humans, we will be forced to bend to the will of the machines. A bit dramatic? Have a listen to how you pronounce and use phrases when talking to Siri or any of the other voice-activated command environments. Try to communicate with companies that have abdicated customer relations to bots, apps and other forms of non-human interaction. I can see where this is going, and it makes me happy. How so you ask?
My prediction is that as society continues to lean toward communication via text, social media, emails, apps, voice activation and robots, the pool of people who can actually string a reasonably intelligent sentence together will diminish. The capacity to think on your feet, speak in clear terms and invite conversation, will be seen as a rare commodity and valued accordingly.
This is good news if you are in sales and have the gift of the gab. With so much communication being undertaken via non-verbal means with zero capacity to use body language (unless you play footy and like posting interesting photos of
course), I expect conversation and rapport-building skills to take on even greater significance in the hiring and firing decisions of sales-focused companies.
Of course, I understand that consumer products designed to be purchased online really require no human interaction and may the bots rule. However, for big ticket items like cars, houses and businesses I can’t imagine a machine will have a lot of luck closing a sale, particularly if the buyer has reservations. Skilled salespeople can think on their feet, change tack based on verbal and non-verbal signals, build interpersonal trust and rapport and know when to hit the gas and when to back off. Even if a machine that could do all this pitched me a deal, I wouldn’t trust the thing. Who wrote the code that drives its moral compass, sense of compassion, value of the social compact and ideals of fair play and
integrity? No thanks, I’ll take a human trying really hard to sell me something and being very good at it.
Here’s a little test. If you’re in sales, you should be able to walk up to any other human who speaks the same language and start a conversation out of thin air. When I say any other human, I of course exclude certain members of motorcycle clubs and any employees of USA Customs. The former may think you’re a cop, and the latter are already robots with very unpleasant programming. The conversation-out-of-thin-air skill is becoming a relic of a bygone age, so if you can do it you’re becoming a rare and valuable breed.
I’ll leave you with this. Most studies on communication suggest that 7% of meaning is communicated via the spoken word, 38% via tone of voice and 55% through body language.
Not sure how the bots are going to go with that. For what it’s worth, I’ve tested this theory on the managing director and found that depending on how stupid or irritating I’ve been the percentages can sometimes get skewed. I seem to receive a bit of 99% tone communication interspersed with 100% body language, which I mostly deserve.
PS: Back in the day when computers first came in, just about every mainframe monster had the same name … Alfred. ‘A Large F*cking Ridiculous Electronic Device.’ I wonder if ‘Because Others Try Stuff’ will enter the language?
Have a happy and successful 2025 all you born salespeople out there. And remember, non-verbal communication does not include holding the pen while the buyer signs. END
Term extensions done right
The Top-Up Two-Step
Words_Michael Young, Senior Associate, Bugden Allen Group Legal
You did it. You successfully got a top-up of your agreements with your body corporate. You can finally rest easy, knowing your term is secure for a few more years (up to five!). Or can you?
A majority of top-ups (or options or extensions), with some rare exceptions, actually require a further step beyond simply securing the top-up at a general meeting. When the time comes, the operator is actually required to communicate their intention to exercise their top-up. This is required to maintain the term of the agreement, even though the additional time was previously approved. A failure to take appropriate action at the right time can result in the expiration of the agreement/s. Expiration means what was once an incredibly important document, securing a highly valuable business, becomes not much more than a very expensive firestarter. Getting this one thing right or wrong can be the difference between keeping a multi-milliondollar business alive or losing it completely.
To make sure you’re doing the top-up two-step right, read on.
Step One: The Top Up
Getting a top-up is something that has been discussed at length by any number of writers. If you’re not sure about this step, please reach out for a chat.
Just remember, this step is not finished until you have documents in hand, signed and dated by all parties. Don’t stop until you reach that point.
Step Two: Exercise your Options
Repeat after me: “I will write to the body corporate to exercise my option, to secure the continuation of my business, at the right time.”
A key feature of almost all topups is an obligation to give written notice to the body corporate that you are exercising your (previously
obtained and approved) right, to additional time for your agreements to run.
Different agreements, and indeed, different lawyers, will put different spins on what that notice requires. Some agreements are quite free about when you can give notice, even allowing you to exercise all of your options at once. Rather than having, say, four extra periods of five years, you could exercise them all at once to have a further 20 years! Very simple, and very easy to do.
On the other hand, some agreements (and indeed some lawyers) like to put strict timeframes around when you can give an effective notice. For example, they might require you to provide your notice between three and six months before the expiry of the current term, meaning if notice is given too early, or too late, it won’t be effective notice.
Odds are you’ll then find yourself in a hostage situation.
The hostage? Your business and your livelihood.
The arbiter of your fate? A body corporate with owners in the midst of a crisis of living situation.
The result? No guarantees of recovery, potentially thousands in costs, weeks or months of stress and all too often, ongoing tension and hostility, that could have all been avoided.
You must check your agreements, and any other documentation that came with it, to make sure you don’t miss the due date/s to exercise your option/s.
Bonus Step: Documentation
When everything goes right (top-up approved, notice of exercise given at the right time), there are bonus points available for getting it properly documented.
‘Proper documentation’ is, from least favourable, to most:
(a) Keeping a copy of the email sent to exercise the option.
(b) Keeping a copy of the email and a copy of the committee meeting minutes noting the email as incoming correspondence.
(c) Requesting (and following through with getting) the body corporate to sign a deed which records the proper giving of the notice exercising the option, together with a copy of the original email and the minutes approving the deed to be signed.
Email is used as the example above because it is quick, efficient and has inbuilt tracking about who sent what where when
and to whom. Some agreements, however, may still require you to use post or even hand delivery!
Rinse and Repeat
Once you’ve nailed down getting your top-up and exercising the option it gave you, you’re ready to do it all over again (at the right time).
Keeping your agreements topped up, so you have the maximum, or as close to the maximum term as is allowed by the applicable regulation module, is a fundamental step in preserving your business.
To make sure you don’t miss that step, get proper legal advice about your agreement key dates, how the option must be exercised, and how the notice must be delivered. END
What’s Cool In The industry
Director of New Developments & Hotels
Tim Crooks checks out the world’s best glamping venues.
Tim Crooks
Cottar’s 1920s Camp
Galapagos Safari Camp
SANTA CRUZ ISLAND, ECUADOR
The Galapagos Islands sparked the idea that changed the world. It was here in 1835 that Charles Darwin developed his theory of evolution by means of natural selection. At Galapagos Safari Camp you can commune with nature, just like Darwin did, albeit pampered by modern amenities such as electricity and hot water showers. The camp’s nine safari tents are perched on a hillside overlooking Galapagos National Park and the Pacific Ocean, where you can ponder where life came from. Or you can visit the island’s Charles Darwin Research Station and take a selfie with a statue of man who answered that question.
WWW.GALAPAGOSSAFARICAMP.COM
OLDERKESI CONSERVANCY, KENYA
In 2009, Brad and Angelina rented out this entire luxury camp when scouting for local causes to support. Brangelina didn’t last, but Cottar’s 1920s Camp is still going strong since it was established in the mid-1990s. Marinated in colonial chic, Cottar’s evokes the glamorous safaris of yesteryear. The connection to this grand age of safaris is the owner’s great grandfather, Charles Cottar, who, in 1919, established one of Africa’s first game hunting tour companies. Cottar’s is the sole accommodation in the 3,000-hectare Olderkesi Conservancy, which borders the savannah wilderness of Maasai Mara National Reserve in southwest Kenya, home to elephants, giraffes and big cats. Is it fit for a lion king? We think so.
COTTARS.COM/1920S-CAMP
Bubble Hotel Nyang Nyang
BALI, INDONESIA
Ever fancied living in a bubble? If so, this glamping experience on the Island of the Gods is for you. Located in Nyang Nyang Beach, about five minutes’ drive from Uluwatu in southwest Bali, each ‘bubble’ is a transparent geodesic dome (with curtains, naturally) that faces the sea and is only metres from the beach. The mastermind behind Bubble Hotel Nyang Nyang is hotelier Felix Demin, who created the world’s first Boeing 737 luxury hotel, also in Uluwatu. Demin has a second geodesic dome hotel, Jungle Bubbles Ubud, in the lush rice terraces of the Balinese uplands. Island of the Pods? BUBBLEHOTELBALI.COM
Relief Managers Need A Break?
Please note: this is simply a directory service that we provide to assist you. Should you choose to go on holiday or take a break, we recommend you interview and qualify relief managers yourself, before hiring. You’ll find more managers listed on our website: resortbrokers.com.au/buy/reliefmanagers
WILL & ANDREA STOKJE
Resort/Holiday complex (preferred) Caravan Park QLD, NSW, VIC
Motel & Caravan Parks Nationwide CHARLES & COLLEEN LUBANS
Management Rights QLD
0432 586 099 colleenlubans@hotmail.com
THOMAS GRAF
Management Rights, Motels, Caravan Parks & Resorts, Nationwide
0438 014 035 07 4032 1573 tomas49@me.com
KRISTY & LANCE BUTT
All property types QLD & NSW
0428 902 878 kristymay22@outlook.com
0427 512 751 graemedebmotelmanagers@outlook.com
BAY6 MOTEL MANAGEMENT
Motels Nationwide
0416 016 614 info@businessbay6.com.au
CHRIS CAMPBELL
0449 957 414 cj.jwcampbell@gmail.com
Motel & Management Rights Nationwide BRUCE DRURY
Motel & Caravan Parks Nationwide
0428 631 573 bruceandsandra34@gmail.com
Let’s Get SOCIAL!
As market leader, ResortBrokers is a familiar presence at major industry conferences, giving presentations and forging the connections our sector thrives on.
REIQ AWARDS FOR EXCELLENCE
BRISBANE
ResortBrokers Director Alex Cook and Gold Coast Senior Broker Todd Warner were looking dapper at the 2024 REIQ Awards for Excellence gala dinner held at The Star Brisbane on 16 November. Alex and Todd were finalists for Commercial Salesperson of the Year. This was Todd’s first nomination and Alex’s second, having won the award in 2023.
‘YOU CAN STAY’ GOLF DAY
BRISBANE
URBAN LEADER AWARDS
SYDNEY
Equally debonair was ResortBrokers Director of New Development & Hotels Tim Crooks who joined his fellow nominees at The Urban Developer’s inaugural Urban Leader Awards gala dinner on October 16 at Doltone House Hyde Park. Tim was shortlisted in the award’s real estate category.
MANAGEMENT RIGHTS REPORT 2024
BRISBANE
The launch of RB Research’s Management Rights Report 2024 at Howard Smith Wharves on 14 November saw a packed room of more than 120 management rights industry professionals. Now in its third edition, Management Rights Report has established itself as the definitive benchmark study of the industry and remains the only quantitative analysis of its kind. This year’s report was presented by authors Property Economist Josh Mangleson, who heads up RB Research, and Directors Alex Cook and Tim Crooks, to an audience of management rights stakeholders including lawyers, developers, accountants, valuers, brokers and operators. The event was sponsored by internet service provider Gigafy and body corporate management services provider Stratacare Australia.
ResortBrokers tee-ed up for a worthy cause at Brookwater Golf & Country Club on 24 October. ‘You Can Stay’ Golf Day is a regular fund-raising drive by Team Kill Cancer, a passion project of our good friends Mark and Ky O’Shea, longtime Quest franchisees. Over the years, Team Kill Cancer has helped countless cancer patients by raising over $1 million which has gone directly to families in need. ResortBrokers was delighted to sponsor this event and was represented on the day by several brokers and staff.
Meet our team
Introducing ResortBrokers' national team of accommodation business and property brokers. We are the industry experts at your service in every state and territory.
IAN CROOKS
Chairman Nationwide Managing Director Nationwide TRUDY CROOKS
0411 171 648
0477 882 210
Director of New Developments and Hotels, Nationwide
