installation, we handle the details so you can focus on the big picture.
exceptional FF&E solutions. Custom
From concept to completion, we design, manufacture, and deliver exceptional FF&E solutions. Custom furniture, precision joinery, and 3D
the details so you can focus on the big picture.
• Furniture FF&E design concepts
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Furniture FF&E design concepts
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3D Rendering & Furniture Overlays
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• 3D rendering and furniture overlays
Custom furniture and joinery manufacture
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Turnkey packages
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Project Management quality control
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Full installation
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Servicing Australia and Internationally Services
Servicing Australia and internationally
Servicing Australia and internationally
THEN. NOW. NEXT.
ResortBrokers turns 40.
Words_Ian Crooks, Chairman
Our first Informer for FY26 comes hot on the heels of a major milestone for ResortBrokers.
In July, we hosted a major ResortBrokers’ celebration: the occasion of our 40th anniversary, held in the sunny climes of Vietnam. Why Vietnam? ResortBrokers’ style is to ‘go large’ for big occasions. We held our 30th in Bali (our second home). Our 35th was meant to be in Queenstown but was cruelled by Covid. For our 40th, Danang beckoned. So off to Vietnam we went.
We hosted our brokers, office staff and industry associates at Sheraton Grand Danang Resort over four days/nights. Their loved ones too. We’re a family business, so we wanted everyone to bring their families. We capped off this grand adventure with a gala dinner and a speech by yours truly.
Great, great occasion. One I’ll never forget.
I started ResortBrokers in 1985 with just me working out of a small office, and quite often a car. Over time, the ‘me’ became ‘we’ as ResortBrokers grew. We’ve had great talent come through our door over the last four decades: brokers, staff and industry partners we’ve worked with. Some brokers and staff joined us with no industry experience at all, and it’s been great to see their careers and personal development flourish.
I would never have thought we would be where we are in 2025. But here we are at 40, just as passionate about our work and the great people we work with.
Above all, our clients.
ResortBrokers’ success simply wouldn’t have happened without our great clients who’ve placed their trust in us to sell their properties and businesses over the years, in many instances several times over. We wouldn’t have survived one year let alone 40 without their faith in us.
ResortBrokers shares our clients’ entrepreneurial spirit. We’ve grown with the industry and helped grow the industry.
We’ve never regarded ourselves as traditional salespeople. We’ve always seen ourselves in the wealth creation business. We think we provide a useful service that facilitates wealth creation: connecting buyers and sellers in the Australian accommodation property marketplace.
We’ve sold people their first business and we’ve sold people out of their last business to go into retirement. We’ve helped others develop sizeable portfolios by presenting them with opportunities we thought would interest them.
Connecting people with great opportunities in the accommodation
property industry remains our life’s work. Not just mine, my children too who I’m so proud of and who are taking ResortBrokers forward in ways their father just marvels at.
I started this business in the middle of the ‘80s. I was on the road so much it wasn’t long before I availed myself of the cutting-edge technology at the time: the mobile phone. The thing was as large as a brick and reception was patchy, but it was better than a payphone or waiting till I checked into wherever I was staying that night to use the landline.
Forty years on, the technology has shrunk but ResortBrokers is bigger. We’ve grown because we’ve stuck to the basics. Our fundamentals haven’t changed. Four decades on, I still believe the accommodation industry is one of the best — if not the best — ways to be your own boss and build lasting wealth for you and your family.
My heartfelt thanks to you and yours for being part of our journey to 40. We wouldn’t be here without you.
Here’s to the next 40. Forward we go. END
Catching Up
Great to catch up recently with two old mates, both trailblazers in our industry.
John McAvoy started Metro Hotels, the oldest 100% Australian owned and managed hotel chain, which in 2026 will celebrate 50 years in business.
Darryl Courtney-O’Connor AM founded Constellation Hotels in 1986 and rolled out popular brands like Chifley, Australis Resorts and Country Comfort before being acquired by SilverNeedle Hospitality. I go back many decades with both gents, and none of us has aged one bit. Remarkable …
Darryl Courtney-O’Connor AM & Ian Ian & John McAvoy
Introducing RB Research’s first ever Motel Report
For On the Market this issue, I’ve been on the road! My team and I have been on a roadshow to launch RB Research’s inaugural Motel Report.
We took in eight cities, starting off in Brisbane, then Port Macquarie, Newcastle, Orange, Melbourne, Wodonga and Cairns, before finishing up in Sydney 12 days later!
The reception and turnout was phenomenal wherever we went.
We’re very proud of this report. It’s the first time a comprehensive, data-driven analysis of the Australian motel sector has been undertaken.
My great thanks to the report’s principal author, our one and only Josh Mangleson, always the smartest man in the room, who’s headed RB Research since its inception in 2021.
RB Research’s landmark Motel Report reveals a national industry worth more than $15 billion.
Motel Report 2025 gives the industry its first ever selfie, including an idea of its size. Until now, the scale of the motel sector in terms of asset value has been largely guesswork. Now, to a very high degree of quantifiability, we know the sector’s value is over $15 billion.
ResortBrokers feels we’re in a good position to analyse the industry. Thanks to our great clients, we enjoy the lion’s share of motel sales across the country — eight times more than our competitors sell on average — and we’re the only specialist accommodation property agency with our own inhouse research department.
Motel Report 2025 was conceived three years ago and is the culmination of over six months’ painstaking data collection and analysis by RB Research. We have no problem claiming the motel sales database amassed by RB Research is without equal in the industry. It draws on thousands of motel transactions across Australia, sourced from ResortBrokers and data provided external valuers: Opteon, Acumentis Property Valuers and Knight Frank Valuations.
scope and depth envisioned for this report simply couldn’t have been realised.
About a month before we launched the report, I was interviewed by the Australian Financial Review for a motel sector outlook. The Fin described the resurgence of motels as a “Cinderella story.” A catchy headline no doubt, but nonetheless right on the money.
As I told the Fin, the number of motel sales ResortBrokers transacted increased around 60% compared to pre-Covid, while the average number of enquiries per motel listing has increased by close to 130% over the same time.
Demand is clearly outstripping supply as buyers re-appreciate motels as a great asset class that provide affordable entry points into the accommodation industry, a business plus a home, and, increasingly, solid capital growth. Traditionally, motels mostly appealed to buyers for their cashflow, but these days buyers of motel freeholds are also drawn by their capital growth potential.
For ResortBrokers as an agency, some of the report’s findings have been reassuring.
As many of you will know, ResortBrokers pioneered the motel leasehold concept in our early days in the mid-1980s.
Words_Trudy Crooks, Managing Director
“Demand is outstripping supply as buyers re-appreciate motels as a great asset class.”
It’s encouraging for us, and a great sign of the sustainability of the leasehold model, that the metrics we applied when we first popularised the leasehold concept have stood the test of time.
As Motel Report 2025 shows, rents still sit in the range of 45% of adjusted net profit, a percentage we’ve used as a rule of thumb for 40 years.
In Queensland, where we first started to promote the leasehold concept, motel leases hold the best value on the eastern seaboard with a median yield of 35.6% compared to 32.3% for New South Wales and 29.2% for Victoria.
Motel Report 2025 also bears out ResortBrokers’ long-held belief: “Coast for show, inland for dough.” As the report shows, over the last decade regional freehold going concern motels have enjoyed the greatest growth at an incredible 154%. Bang for buck, regional freeholds are the best value, cheaper than state capitals and coastal locations. Regional freehold passives outperform their coastal counterparts by 20%.
Motel Report 2025 is the first in what we plan to be an annual report. There’s much more in the report than the broad brushstrokes I’ve given here, so I really encourage all industry stakeholders — motel operators, landlords, valuers, industry bodies and investors — to read the report, which you can download for free by scanning the QR code.
ResortBrokers = Results
One of the findings of Motel Report 2025 is ResortBrokers’ competitive edge in the motel sector. In FY25, ResortBrokers transacted: 33% of all motel transactions nationwide (i.e. one in three sales) 38% more motel sales than our closest competitor 8 times more sales than what our competitors sold on average
The report also found ResortBrokers leads the motel market for minimising the difference between list price and final sale price. This underscores the success of one of ResortBrokers’ key sales philosophies: going to market with an appropriate price that’s neither underpriced nor unachievable.
Six of the best
Cairns Queens Court
CAIRNS, QLD
In Far North Queensland alone, ResortBrokers has over $40 million worth of accommodation assets on our books. One of our top sales was this high-performing, 81-room, 3.5-star motel.
Occupying a prime position in Cairns’ CBD, the motel boasts exceptional occupancy of 90% from a strong base of corporate and business trade.
We sold this off-market for over $10 million to Sydney-based Quay Wholesale Fund Services who will rebrand it under their popular K2 brand.
Leah Bursztynowicz M: 0468 918 250
Nathan Benjamin M: 0459 955 649
David Faiers M: 0432 766 788
Quest Ballarat Station
BALLARAT, VIC
Record sale! Our largest ever Quest franchise sale for Victoria and one of our largest Quest sales overall. We received over 30 enquiries for this 77-apartment hotel situated within Ballarat Station Precinct, a new transport and commercial hub for Victoria’s third largest city. The business was purchased by a first-time buyer to both the accommodation industry and Quest network. ResortBrokers has been Quest Apartment Hotels’ preferred supplier for over a decade. No agency sells more Quest businesses than us.
Hugh Thomas M: 0420 996 319
Lake Crackenback Resort & Spa
CRACKENBACK, NSW
ResortBrokers marketed this award-winning 4.5-star Snowy Mountains resort via an expressions of interest campaign, with the successful buyer emerging as Minor Hotels who will operate it under its successful Oaks brand. This was Minor’s fifth major acquisition through ResortBrokers in seven months following Queen’s Wharf Residences in Brisbane, and three Victorian properties: R Hotel Geelong, Vue Apartments & Day Spa and ALT & Sienna.
Glenn Millar M: 0412 277 804
Russell Rogers M: 0416 166 909
Warburton Motel
WARBURTON, VIC
Classic motels are all the rage, and they don’t get any more classic than the 12-room Warburton Motel, aka ‘The Warby,’ which has been a Yarra Valley mainstay since opening in 1966. We sold this mid-century marvel off-market to Blackwood Development, a boutique development and investment firm actively expanding its portfolio of tourism-led accommodation assets.
Chris Boschetti M: 0428 812 434
Castaway Norfolk Island
NORFOLK ISLAND
No matter where your accommodation asset is located, ResortBrokers can find a buyer for you. Our latest ‘remote’ sale was the idyllic 20-key tropical resort Castaway Norfolk Island, which sold for over $3 million in line with our vendor’s expectations. We received over 30 enquiries for this offshore gem with the successful buyer being experienced moteliers looking for a sea change — or make that an island change!
David Faiers M: 0432 766 788
Trudy Crooks M: 0477 882 210
Lucid, Art House & Spire Residences
BRISBANE, QLD
ResortBrokers sold these three premium inner-Brisbane management rights in one line for more than $16 million. We lead the management rights market because we have the largest, most sophisticated buyer network in the industry. Many of our properties don’t list on the open market because we have buyers already lined up, as was the case here with buyer CLLIX Apartments and Hotels which has bought and sold multiple management rights through us.
Alex Cook M: 0467 600 610
A SELLING AGENCY, NOT A LISTING AGENCY
ResortBrokers is a selling agency, not a listing agency. In the last decade, we’ve settled over 2,000 accommodation asset sales across the country, a volume unrivalled by any other agency in the sector.
We also lead the sector for minimising the difference between list and final sale prices. RB Research has quantified ResortBrokers’ edge over its competitors as per the graph below.
MEDIAN VENDOR DISCOUNT RESORTBROKERS VS COMPETITORS
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
Budget on the Lake Motor Inn. Broker (right): Hugh Thomas, West Victoria
Castaway Norfolk Island. Broker (centre): David Faiers, Queensland
Castaways Resort & Spa.
Brokers: Leah Bursztynowicz, Far North QLD (left), Managing Director, Trudy Crooks (right)
Warburton Motel. Broker (centre): Chris Boschetti, East Victoria
Central Court Motel. Broker (right): Hugh Thomas, West Victoria
Trinity Beach Club. Broker (centre): Leah Bursztynowicz, Far North Queensland
Hope Island Marina Brokers (right): Clint Amos, North Gold Coast
The Apollo. Broker (right): Hugh Thomas, West Victoria
Mobys Beachside Retreat. Broker (right): Joshua Roberts, NSW Mid North Coast & New England
Quest Midland. Broker (right): Blair Macdonald, Western Australia
Kinross Inn. Broker (second from right): Russell Rogers, South Coast NSW
Marine Apartments, Sway Birtinya & The Curl. Broker (second from right): Chenoa Daniel, Sunshine Coast
Country City Motor Inn Broker (right): Hugh Thomas, West Victoria
Quest Ballarat Station. Broker (right): Hugh Thomas, West Victoria
Beachcomber Motel and Apartments. Broker (right): Hugh Thomas, West Victoria
Mungo Lodge. Broker (left): Kelli Crouch, South Australia & Northern Territory
Thai-listed hotel giant snaps up Queen’s Wharf management rights in ResortBrokers’ record deal
Three premium inner-Brisbane management rights businesses sold by ResortBrokers
Hammer finally falls on Castaways Resort
QUEEN’S WHARF RESIDENCES
BRISBANE, QLD
Yarra Valley icon ‘The Warby’ sold by ResortBrokers
WARBURTON MOTEL
YARRA VALLEY, VIC
ART HOUSE, LUCID AND SPIRE RESIDENCES
BRISBANE, QLD
CASTAWAYS RESORT & SPA
MISSION BEACH, QLD
A rare opportunity to acquire a premium freehold holiday resort ready to capitalise on Port Macquarie’s appeal as a major tourist destination, particularly for the family guest market.
Occupying a prime position on the Hastings River, ULTIQA Village Resort consists of 32 Polynesian-style bungalows centred around a gorgeous tropical lagoon.
The resort provides a ‘home away from home’ experience. Spacious threebedroom bungalows can accommodate up to eight guests and come with fully equipped kitchens, laundry facilities and complimentary Wi-Fi.
With a sizeable landholding of more than 4.6 hectares and favourable SP3 Tourist zoning, the incoming owner will have flexibility to maximise turnover through various operational models or developments.
With a shortage of new stock in the foreseeable future amid the current construction crisis, high-quality freehold accommodation properties in prime coastal locations such as ULTIQA Village Resort have cemented their appeal as prime commercial real estate assets.
RIDE
• Stunning 32-bungalow holiday resort in booming Port Macquarie centred around gorgeous tropical lake
• 3-bedroom bungalows provide ‘home away from home’ guest experience, orientated towards families
• No. 1 pick for Port Macquarie on online booking platforms, exceptional guest ratings
• Strong projected net profit, figures prepared by industry specialist accountant
• Facilities include two swimming pools, tennis court, mini golf, fitness centre
• SP3 Tourist zoning provides flexibility for different operating models
• 4.6-hectare site includes vacant land to develop additional bungalows (STCA)
• Inspections by appointment only
Joshua Roberts Broker, NSW Mid North Coast & New England 0439 654 464
A rare and unrivalled opportunity for a sophisticated operator to secure the Management and Letting Rights to one of Melbourne’s most exciting new high-rise apartment developments which includes hotel-style resident facilities and a ground floor Coles supermarket.
Located in the fast-evolving Montague precinct in South Melbourne, R.Iconic is less than 2km from the CBD (with light-rail and bus stop next door), 3 minutes to Citylink on-ramp and walking distance to the Arts Precinct, Melbourne Convention Centre, Melbourne Exhibition Centre, Marvel Stadium, South Melbourne Market and Port Melbourne Beach.
The first tower is complete, with 456 apartments over 31 levels. The developer retained the MLR and opted to manage the building while the second tower is under construction. Soaring 40 storeys it features an additional 423 apartments and is scheduled to complete progressively from mid-2026 to mid-2027.
The first tower is now well-established and shows enormous growth potential. It has over 100 permanent letting appointments, with an ability to capture additional appointments managed by external agents.
The second tower presents as a similar sized opportunity, with an expected letting pool of an additional c. 100-150 units.
As an off-the-plan offering, comprising predominately 1- and 2-bedroom apartments, this is a golden opportunity for an established operator to build a significant rental management asset.
COMING TO MARKET SOON EXPRESSIONS OF INTEREST
REGISTER YOUR INTEREST NOW!
• Two high-rise towers comprising a total of 879 apartments
• Tower 1 established and Tower 2 being sold off the plan
• Substantial FM / Caretaking salaries over the two towers
• Tower 1 has 101 units in the established permanent rental pool
• Tower 2 - due for completion progressively from 2026 to 2027.
• 25-year agreements, ready-drafted and disclosed from the outset
• Key operational space provided under license / occupational authority
• Option to purchase 50sqm retail space for increased efficiency and on-site exposure
• Prime city-fringe location has enormous appeal for tenants, residents & guests
Alex Cook Director 0467 600 610
alex@resortbrokers.com.au
Tim Crooks Director of New Developments & Hotels 0422 208 450
tim@resortbrokers.com.au
SOUTH MELBOURNE, VIC
Sales & Listings OUR TOP
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.
SETTLED
Central Cosmo Apartment Hotel
BRISBANE, QLD
Complex deals require creative thinking. It took the expertise of two of our most experienced brokers to get the sale of this 74-key predominately corporate hotel, operating under a management rights structure, over the line.
Jeff Keast M: 0414 669 007
Todd Warner M: 0438 170 763
SETTLED
Hamilton Harbour Residences
BRISBANE, QLD
We achieved a sale price well above $7 million at a multiplier of over 6.5x for the management rights of this 475-apartment, two-tower high-rise in Brisbane’s desirable portside area. ResortBrokers sold the business via an expressions of interest campaign to an established, locally based operator already in our national buyer network.
Alex Cook M: 0467 600 610
Quest Sale SALE, VIC UNDER OFFER
The freehold passive of this 53-key Quest property is now under offer. Quest owners entrust us to sell their properties because no one understands them like we do.
Chris Boschetti M: 0428 812 434
Trudy Crooks M: 0477 882 210
UNDER CONTRACT
Alpha Canberra Hotel & Apartments
GREENWAY, ACT
Canberra accommodation properties are very tightly held, which made this 100-key freehold going concern hotel — now under contract — a rare chance to get a foothold in our nation’s capital.
Russell Rogers M: 0416 166 909
SETTLED
Warrnambool
Central Court Motel
WARRNAMBOOL, VIC
We’re selling many properties off market, including this 38-key freehold going concern motel on the Great Ocean Road. The property was bought by experienced operators with multiple motels across the country. We’re able to sell off market because we have buyers already lined up for properties that fit their investment profiles.
Hugh Thomas M: 0420 996 319
Trudy Crooks M: 0477 882 210
Located in one of the fastest growing population centres in regional Victoria, the 50-room Mantra Traralgon is being offered to market for the first time since opening in 2019. At its back is the strength of Mantra, Australia’s largest hotel brand.
Chris Boschetti M: 0428 812 434
Trudy Crooks M: 0477 882 210
SETTLED
Mobys Beachside Retreat
BOOMERANG BEACH, NSW
ResortBrokers sold the management rights to this 75-townhouse resort in North Coast hotspot Boomerang Beach, which was named Australia’s second-best beach by Tourism Australia in 2023. Visitors love Boomerang Beach so much they keep returning (boom boom!).
Joshua Roberts M: 0439 654 464
We presented this 38-key freehold going concern motel off market to three sophisticated buyers in our national buyer network. The successful buyer, who intends to reposition the motel, paid cash, enabling us to achieve a great per-key rate for our client.
Trudy Crooks M: 0477 882 210
LISTED
Southport Motel & Apartments
SOUTHPORT, QLD
The freehold going concern of this 38-key midscale motel in Southport’s CBD comes to market at a time of shrinking motel supply. Twenty-three rooms and 15 apartments occupied by strong corporate trade midweek, bolstered by great leisure trade on weekends and school holidays.
Alex Cook M: 0467 600 610
Miguel Bozina M: 0419 848 444
Nathan Benjamin M: 0459 955 649
ResortBrokers sold this 53-site freehold going concern caravan park on the Eyre Peninsula to a purchaser in our national buyer network who owns several regional motels and caravan parks across New South Wales, Queensland and South Australia. Kelli Crouch, 312872 RLA M: 0410 441 750
UNDER CONTRACT
The Sebel Melbourne Malvern MELBOURNE, VIC
ResortBrokers sells more management rights assets across Australia than any other agency hands down. In Melbourne, we have a consistent track record of success over many years. Our latest sale offered scale and prestige: 326 keys in a Sebel-branded building with toptier facilities.
Tim Crooks M: 0422 208 450
SETTLED
Mungo Lodge
ARUMPO, NSW
SETTLED
Hope Island Marina
GOLD COAST, QLD
ResortBrokers sells anything with a bed: hotels, motels, management rights, caravan parks and, occasionally, marinas. We sold this 211-berth beauty to first-time buyers who grabbed the opportunity to combine their business experience with their love for boating.
Clint Amos M: 0482 061 261
Trudy Crooks M: 0477 882 210
SETTLED
PERTH, WA
We sold the franchise to the 102-key Quest Midland on behalf of Singapore-based hospitality giant The Ascott Limited to a joint venture between existing Quest franchisees and first-time operators. Quest Midland was our fourth sale of a Quest business in Western Australia inside six months, following Quest Rockingham, Quest Innaloo and Quest Yelverton Kalgoorlie.
Another remote sale for ResortBrokers. We sold this 79-key freehold going concern caravan/cabin park, situated at the gateway to World Heritage-listed Mungo National Park.
Kelli Crouch, 312872 RLA M: 0410 441 750
Blair Macdonald: 0433 149 144 Quest
The management rights to this 152-apartment complex, the first residential property in the $2.5 billion Maroochydore City Centre Priority Development Area, is now under contract.
Tim Crooks M: 0422 208 450 Chenoa Daniel M: 0403 143 151 MAROOCHYDORE, QLD
Port Douglas Peninsula Boutique Hotel
PORT DOUGLAS, QLD
This Port Douglas pearler, the 34-suite, 4.5-star Port Douglas Peninsula Boutique Hotel along Four Mile Beach is up for grabs.
Leah Bursztynowicz M: 0468 918 250
Trudy Crooks M: 0477 882 210
UNDER OFFER
Quest Bendigo / Quest Bendigo Central
BENDIGO, VIC
Situated in Victoria's fourth largest city, the franchises of the 38-key Quest Bendigo and 60-key Quest Bendigo Central are now under offer. Both businesses were owned by our client, and we sold them in one line to the same buyer. ResortBrokers sells more Quest businesses than any other agency.
Hugh Thomas M: 0420 996 319
SETTLED
The Esplanade Motel
LAKE MACQUARIE, NSW
Coastal motels are in hot demand! How hot? Try over 125 enquiries and 26 offers, including 10 cash! That’s how much interest we received for this 24-room prime waterfront leasehold motel in Warners Bay that sold for well over asking price.
Jacqueline Featherby M: 0424 497 056
AUSTRALIA’S TOP
40 REGIONAL HERITAGE HOTELS
Our state capitals have many storied heritage hotels — Treasury on Collins in Melbourne and The Fullerton Hotel Sydney being two of our favourites — but we thought it was time to tell the stories of their regional counterparts.
Here’s our pick of the best regional heritage hotels around the country. 40 in all. Why 40? ResortBrokers turned 40 this year — we’re partial to the number!
Words_John Miller
Springs Inn
In 2021, The Houses Hotel Group acquired this former 1903 guesthouse and turned it into a destination. Situated in Australia’s undisputed spa capital, Hotel Bellinzona is a decadent 63-key stay complete with sumptuous interiors, a gourmet restaurant and event spaces. Interested? Give us a call. Hotel Bellinzona is for sale through ResortBrokers.
bellinzona.com.au
Another Daylesford darling. Set across two heritage buildings — the Gentleman’s Guesthouse and Howe’s Provender Store, dating from 1865 and 1875 respectively — this 26-room inn comes with a quaint twobedroom manager’s cottage. ResortBrokers sold the leasehold of this historic inn in 2024.
centralspringsinn.com.au
Housed within the city’s oldest bank — a grand sandstone building erected in 1864 — Hotel Ernest Bendigo retains many of its original features, from underground cellar to old bank vault. Look a little closer and the past quite literally leaves its mark: a bullet hole etched into the ground floor — a gritty remnant from the heady days of the Victorian gold rush, so legend has it.
hotelbendigo.com.au
Built in 1909, this National Trust-recognised building is one of Ballarat’s most famous landmarks. TV personality Gorgi Coghlan and businessman husband Simon Coghlan acquired the property in 2018 and lavishly refurbished it in French provincial style, earning them a swag of prizes including a TAA Victoria Best Boutique Hotel Award in 2019. ResortBrokers sold the Coghlan’s leasehold interest in 2022.
Portarlington Grand Hotel
Portarlington on the Bellarine Peninsula was given a new lease of life thanks to AFR rich lister Paul Little who has poured millions into the town over the last few years. In 2019, he bought the 1888-established Grand Hotel for approximately $10 million. The Grand wasn’t looking so grand, so Little spent another $10 million doing it up into a reinvigorated 18-room boutique hotel that has reestablished itself as one of Port Phillip Bay’s most popular seaside retreats. portarlingtongrandhotel.com.au
Opened in 1871 as The Market Hotel, this heritage-listed two-storey bluestone building in Port Fairy on the Great Ocean Road has only three suites but an abundance of charm: high corniced ceilings, Baltic pine floors and cosy fireplaces for those crisp Southern Ocean breezes. Old Market Inn is two minutes’ drive from the owner’s other Port Fairy venue, Magnetic Cottage, which, like its sister, has powers to attract.
oldmarketinn.com.au
Talisker Homestead MERINO
This stately home was literally made off the sheep’s back. Built in 1901, Talisker Homestead was once part of the Merino Downs pastoral run in Western Victoria. It remains a working sheep farm today, as well as an 11-room boutique hotel. Guests can enjoy 360-degree views of the surrounding countryside via the homestead’s viewing tower which occupies an imperious position atop a large hill.
taliskerhomestead.com.au
Queenscliff’s most extravagant hotel has been turning heads since 1881. This heritage-listed, 33-room icon boasts ornate Victorian-era architecture and a multiaward-winning Grand Dining Room — the hotel’s main showpiece. A standout is the Turret Suite, located at the very top of the hotel. Here, guests can luxuriate in their spa bath while taking in 180-degree views of Swan Bay and Port Phillip Heads.
vuegrand.com.au
Of all the entries in this list, the 41-room Craig’s Royal Hotel has the most incredible backstory. In 1857, Walter Craig, a surveyor by trade, purchased what was then Bath’s Hotel, after which it was known as Craig’s Hotel. (The “Royal” part was added following the 1867 visit by the Duke of Edinburgh, the first royal to stay in Ballarat.) Months before the 1870 Melbourne Cup, Craig dreamt that his horse Nimblefoot would win and that the jockey would wear a black armband — symbolic of mourning him. Craig died in August 1870, and, in uncanny fulfillment of that vision, Nimblefoot won the Cup with the jockey wearing a black armband. Spooky.
craigsroyal.com.au
NEW SOUTH WALES
Threatened with demolition in the 1980s, this 1909 Brigidine Sisters’ home was transported from its original location in Coonamble over 430 km away to Pokolbin in the Hunter Valley. Reopened in 1991, The Convent now sports French Provincial decor with 17 rooms, a winery and fine dining restaurant. Eat, pray, love.
VALLEY thecarrington.com.au convent.com.au
This 65-room Blue Mountains’ marvel, loftily located in Katoomba, opened in 1883 and was restored to her former glory in 2004. The hotel’s stained-glass domed crown owes its creation to another crown: the Duke and Duchess of York, later King George VI and Elizabeth the Queen Mother, who made a brief stop here during their tour of Australia in 1927.
Located two hours’ drive from Sydney in the Macdonald Valley, this exquisite two-storey sandstone tavern was built by an emancipated convict in 1836. Today, the 189-year-old inn, accommodating up to 12 guests, is the centre of life in historic St Albans.
mossmanor.au
the heaven-sent luxury of a Queen bed with air conditioning.
abbeyboutiquehotel.com.au
Criterion ROCKHAMPTON
Built in 1929 by Greek-Australian entrepreneur Harry Corones, Charleville’s most famous landmark was hailed in its day as “the most up -to - date hotel outside the metropolis.” The crowning glory of this two -storey masonry masterpiece was undoubtedly its bar — the longest in the Southern Hemisphere at the time. ResortBrokers sold the freehold going concern of this regal 50-key gem in 2023. hotelcorones.com.au thecriterion.com.au
A landmark in Queensland’s beef capital since 1889, this 26-room heritage-listed three-storeyed masonry building was the place to be if you happened to be in Rocky. During its heyday, the great and the good who passed through its doors included Sir Robert Menzies, Dame Nellie Melba, Sir Charles Kingsford Smith, General Douglas MacArthur, Sir Donald Bradman and favourite son, Rockhampton’s own Rod Laver.
Built in 1909 as Rosedale, this rustic retreat in the heart of the Sunshine Coast Hinterland was originally the private residence of prominent local figures. Now a seven-room guesthouse, Maleny Lodge’s heritage highlights such as stained-glass windows and cosy fireplace have made it a beloved venue in one of the Hinterland’s most charming country towns. Hotel Corones CHARLEVILLE
malenylodge.com.au
Heritage-listed Hides Hotel has been a cherished Cairns’ institution since it was established in 1885. Extensions were made between 1928 and 1936, which turned the hotel into the three-storey, 100-room Cairns’ colossus it is today.
hideshotel.com.au
WESTERN AUSTRALIA
27
House
One of Western Australia’s grandest heritage mansions, Faversham House is a restored 1840s private residence overlooking Mount Brown. This elegant exemplar of Georgian and Victorian architecture offers a refined escape where guests can unwind in timeless splendour while exploring the Avon Valley’s charms.
favershamhouse.com.au
Steeped in over 150 years of history, this historic Northam landmark in the heart of the Avon Valley was once a community hub for settlers and gold rush pioneers. Today, its 16 stylish rooms — ranging from airy parlour rooms to a spacious two-bedroom homestead — offer comfort and country chill.
farmershomehotel.com
Once the lifeblood of Katanning, the 1891-built Premier Roller Flour Mills has been reborn as a 22room boutique hotel. Located about 250 km from Perth, this heritage site was the first building in WA to boast electric light. Today, its industrial bones remain — most notably the original three-storey boiler, now a sculptural centrepiece around which the staircase spirals, anchoring a lobby that pays homage to the building’s flour-dusted past.
Just an hour from Perth in the historic township of York, this beautifully restored period hotel, originally built in 1909, offers elegant accommodation in both the main building and adjacent terraces. Its premier Lord Forrest Suite enjoys sweeping views of Mount Brown and Mount Bakewell from a wide veranda. Expect rich timber finishes, brocade drapes and a warm welcome from this Avon Valley gem.
theyork.com.au premiermillhotel.com
One of Kalgoorlie’s most Instagrammable stays, York Hotel opened in 1901 during the glory days of the town’s gold rush. Occupying a prime position on Kalgoorlie’s main street, this 18room hotel built in ornate Anglo-Dutch style boasts an impressive entrance lounge, stately staircase and decorative woodwork throughout.
yorkhotel.com.au
Old Mount
Look familiar? Kingsford was the main filming location for TV drama McLeod’s Daughters. The series finished in 2008 and almost finished off Kingsford; the property was in a state of disrepair by the time the series ended. Thankfully, it was resurrected by a well-known Barossa family who gave us the 16-suite Kingsford, named after the building’s creator, Stephen King, a pastoralist who commissioned this two-storey, Georgian-style sandstone house in 1856.
kingsfordbarossa.com.au
This 150-year-old former jail housed prisoners at His/ Her Majesty’s pleasure. Now, you can stay at your own pleasure. This erstwhile correctional centre has 55 beds across its various ‘cells.’ But pack lightly. These lockups are much smaller than most hotel rooms: a punishing six-by-four metres. theoldmountgambiergaol.com.au
Perched high above the Piccadilly Valley at the gateway to South Australia’s celebrated wine regions, this 1852-built private residence almost perished in the 1983 Ash Wednesday bushfires. Faithfully restored, she is now a multi-awardwinning five-star boutique hotel with indulgent day spa and three-hat restaurant — a popular venue for romantic, cloud-kissed weddings.
TASMANIA
Known as the “Grand Old Lady” of the West, Empire Hotel was once a familiar site to visitors arriving at Queenstown by train, being located directly opposite the station. The train line moved decades ago, but Empire Hotel remains — her formidable facade still a prominent landmark in the heart of town. A stately staircase crafted from Tasmanian Blackwood provides a palatial path to the 24 rooms of this two-storey heritage-listed beauty. empirehotel.net.au
Empire QUEENSTOWN 35 One of the Apple Isle’s most storied hotels, Lufra was built in 1948 by famed business mogul Reg Ansett. Designed in Art Deco style, Lufra was among Ansett’s finest hotels, boasting a public lounge, cocktail bar, dancefloor and silver-service restaurant. Overlooking Pirates Bay on the Tasman Peninsula, Ansett described Lufra’s outlook as “the best view of any hotel in the world.” In 2024, ResortBrokers sold the freehold going concern of Lufra to CameraPro founder Jesse Hunter. lufrahotel.com
Strikingly set almost 300 metres out on Lake St Clair at the southern end of the World Heritage-listed Cradle Mountain-Lake St Clair National Park, this former hydroelectric pumphouse dating from the 1930s is now a 12-suite boutique hotel.
pumphousepoint.com.au
Dating from 1825, the oldest entrant in our list is a multi-award-winning nine-suite boutique hotel just outside Hobart in the Derwent Valley. Celebrating its bicentennial this year, this convict-built heritage-listed Georgian mansion won the 2005 Tasmanian Housing Industry Association’s Restoration of the Year Award then the national award the following year.
woodbridgenn.com.au
Here are three of our favourite regional heritage stays from around the globe.
Words_John Miller
WorlD History
The Olde Bell HURLEY, UNITED KINGDOM
Keiunkan HAYAKAWA, JAPAN
Recognised by Guinness World Records as the oldest hotel in the world, this traditional Japanese inn, called ryokan, was built by an aide to Japan’s Emperor Tenji in 705. Located in the tiny alpine village of Hayakawa, about three hours’ drive west of Tokyo, Keiunkan hosts guests who come to luxuriate in nearby mineral hot springs, called onsen. The 37-room ryokan is the epitome of Japanese hospitality, complete with staff who wear traditional kimonos. For 1,300 years, Keiunkan was continuously operated by generations of the same family until 2017. While the line of succession was broken, Keiunkan is sure to carry on as long as the spring waters flow.
keiunkan.co.jp
Around a half dozen establishments claim bragging rights as “England’s oldest hotel,” but we’re plumping for The Olde Bell in Berkshire, if only because it has a secret passage. Established in 1135, The Olde Bell has a storied history, having hosted real royalty and the Hollywood variety, including Elizabeth Taylor, Richard Burton, Cary Grant and Errol Flynn. The secret passage runs 320 metres from the cellar of The Olde Bell to a nearby Benedictine Priory. Most notably, it was used as an escape route by Lord Lovelace of Hurley, a plotter of the Glorious Revolution of 1688 that deposed King James II. Today, The Olde Bell is part of BW Signature Collection by Best Western.
theoldebell.co.uk
Maryland Inn
ANNAPOLIS, UNITED STATES
America’s longest-running, continually operating hotel isn’t nearly as old as its European or Asian counterparts, but this inn has still seen some history. Built in 1772, the 39-room four-storey brick hotel dates back to the end of the American War of Independence. Delegates of Congress stayed here when George Washington ratified the Treaty of Paris on 23 December 1783, formally ending the war and paving his way to become the first president of the United States of America. Maryland Inn is independently owned by Historic Inns of Annapolis, a trio of hotels that includes Governor Calvert House and Robert Johnson house.
www.historicinnsofannapolis.com
About Time
Words_John Miller
Take two crumbling bank buildings from yesteryear, apply vision, artistic creativity and several decades of hospitality experience, and you have the essential elements of Circa Hotels.
Kevin and Ririn Yaxley opened Circa 1936 in Corowa in 2015, followed by Circa 1928 in Albury in 2019.
“Travellers are now expecting a greater degree of luxury accommodation in regional Australia … and getting it.”
“Our idea was to buy an old building of some sort, a post office, bank or whatever, and bring style to regional accommodation,” says Kevin.
The Yaxley’s search for their ideal property extended from Port Douglas to Port Adelaide. Properties in Bendigo, Ballarat, Dubbo and Goulburn piqued their interest, but it was a two-storey art deco building on the main street of Corowa on the Murray River which captured their imagination.
The former Rural Bank of New South Wales building had languished on the market for some time. It was derelict, possum infested and had
structural issues, but the Yaxleys saw potential. The bold red brick facade had an elegant curved second-floor balcony sitting over the ground level entrance. Inside featured pressedmetal ceilings, timber staircases, brick fireplaces and the bank’s original vault.
The Yaxleys purchased the building Zin 2013. They had their work cut out for them but the combination of skills to make it happen. Kevin, a Tasmanian and then aged 57, had behind him a 40-year career in hotels, working in the Gold Coast, Brisbane, Melbourne, Darwin and Alice Springs. In 2001, he landed
Circa Hotels
gave Corowa and Albury a style infusion and helped pioneer the boutique art hotel concept in regional Australia.
a job at the 3.5-star Airways Hotel Port Moresby, which later as general manager he would transform into the best hotel in the country, as acknowledged by the World Travel Awards which named it Papua New Guinea’s Leading Hotel in 2007. In 2004, while working in Port Moresby, Kevin met his Indonesian wife, Ririn, a mixed media artist who had come to consult on opening a day spa. Her artistic skills and sense of style would guide Circa Hotels’ interior design. In 2012, the couple left Moresby to live in Australia.
By 2015, the Yaxleys had transformed the ramshackle former bank into a boutique hotel with three suites, a restaurant and day spa. They faithfully restored the building’s pressed metal ceilings and timber staircase, had imaginatively repurposed the bank vault as a wine cellar and guest library, and added other touches such as leadlight windows.
They called their reimagined masterpiece Circa 1936, so named for the year the bank building had been established.
“As it turned out, we spent twice as long and twice as much on the restoration, but we were happy with the end result,” says Kevin.
Circa 1936 did not take long to take off. The small hotel quickly earned exceptional word of mouth and glowing reviews on online platforms like Booking.com (where it still garners a 9.8 “Exceptional” rating).
“Our market was guests who are looking for something more than vanilla hotels,” says Kevin.
“No disrespect, but our guests were people who were sick and tired of El Dorado-type motels being the only available accommodation in country towns. Circa 1936 attracted everyone from lawyers to property developers to actors. A lot of CEOs and other C-suites too. People who didn’t mind dropping the kind of money we were charging for a room. Perhaps 10% to 15% of our business were singles;
“Our market was guests looking for something more than vanilla hotels.”
a single man or woman who didn’t want to stay in a larger hotel by themselves. We had pretty high-profile guests at our price point, which was between $400 to $700 a night depending on when you booked.”
Circa 1936’s other successful ingredient was traditional hospitality.
“Being old school, I believe in being a proper host,” says Kevin. “Talking with your guests, building a relationship with them. Our single guests in particular liked the idea of a host who looked after them. If you read our guestbook or online reviews, our guests frequently remarked on our hospitality.”
By 2018, Circa 1936 was going gangbusters. Buoyed by its success, the Yaxley’s grand plan was to roll out the Circa brand to other regional towns.
“The idea was to renovate a building, get it up and running as a Circa, sell the business component, retain the freehold, then move on to the next one,” says Kevin. “We thought there was synergy in doing it that way.”
For their second acquisition, the Yaxleys settled on a premises in the tree-lined ‘Paris end’ of Dean Street in Albury, about 30 minutes’ drive away. The two-storey building had been constructed in 1928 to house the Commonwealth Bank but had fallen into disrepair and had most recently been used by a Bonds retailer selling T-shirts, underpants and socks. Unlike Circa 1936, the building had gone through untold renovations, so much so that little of the original interior was salvageable.
“We had almost nothing to work with other than the facade,” says Kevin. “So we had to create the interest within the rooms themselves, which gave us the idea of turning it into an art hotel.”
The Yaxleys also felt they needed to give people a reason to visit Albury.
“Albury is different from Corowa,” says Kevin. “Corowa is a destination in itself. You don’t go through Corowa; you go to Corowa. Whereas Albury is more of a transit stop on the highway between Melbourne and Sydney or Melbourne and Canberra.”
For the building’s overhaul, the Yaxley’s main inspiration came from 21C Museum Hotels, the Kentucky-based boutique chain. Launched in 2006, 21C (which Accor acquired in 2018) turned heads with its combination of contemporaryart and art-infused decor set inside heritage buildings.
Heritage protections meant the Yaxleys could not alter the former bank building’s grey and white exterior, but the interior was effectively a blank canvas.
In 2019, after a year’s work, they opened Circa 1928, again naming their creation after the original building’s foundation year.
Circa 1928 is an art hotel in two senses. Each of its four suites is named after famous creatives born in 1928: two artists, Pro Hart and Andy Warhol, rock ‘n’ roll legend Bo Diddley and ‘The Queen of Burlesque,’ Tempest Storm. Additionally, the hotel opened its walls to local artists to exhibit their work for sale. Ririn was involved in Albury’s local art community who were eager for a venue to display their work. The hotel exhibited as many as seven local artists and received a modest commission for each artwork sold.
In 2020, the Yaxleys sold Circa 1936 to a couple who were looking to relocate back to the region.
“Our idea was to bring style to regional Australia accommodation.”
“They were previous guests who stayed with us once or twice and loved what we did,” says Kevin.
For those contemplating creating a boutique art hotel, Kevin says it’s important to know what you’re getting into.
“Before you buy a heritage property, be aware of what you can and can’t do. Things we did three, four, five years ago internally, we couldn’t now without heritage approval. Building and planning in Australia have become prohibitive. That said, a small heritage aspect to your hotel is viable. Say the front is heritage, but with a larger contemporary area out back. You could have your restaurant and reception in the heritage section and build modern at the back.”
The Yaxleys have set their sights on developing a 14-villa resort in Lombok, Indonesia, where Ririn has established an art studio. To facilitate the move, they’ve put Circa 1928 up for sale.
“We’re proud of what we did in Corowa and Albury,” he says.
“We’d like to think we were one of the pioneers for bringing style to accommodation in regional Australia. Since we opened both Circa hotels, the business model has taken off. Now, there’s Bendigo Ernest Hotel, Oxford on Otho in Inverell, The Wool Store in Bathurst, Moss Manor in Moss Vale and Flash Jacks of Gundagai.”
Travellers are now expecting a greater degree of luxury accommodation in regional Australia … and getting it.” END
Success Story
They called their reimagined masterpiece Circa 1936, so named the year the bank building had been established.
“As it turned out, we spent twice long and twice as much on the restoration, but we were happy with the end result,” says Kevin.
Circa 1936 did not take long to take off. The small hotel quickly earned exceptional word of mouth and glowing reviews on online platforms like Booking.com (where it still garners a 9.8 “Exceptional” rating).
“Our market was guests who are looking for something more than vanilla hotels,” says Kevin.
“No disrespect, but our guests were people who were sick and tired of Dorado-type motels being the only available accommodation in country towns. Circa 1936 attracted everyone from lawyers to property developers actors. A lot of CEOs and other C-suites too. People who didn’t mind dropping the kind of money we were charging for a room. Perhaps 10% 15% of our business were singles;
GO WEST
Western Australia is our country’s top performing economy, and the state’s accommodation property market has been going gangbusters too, as our local broker explains in this Q&A.
Karratha Central Apartments
KARRATHA, WA
Bridgetown Caravan Park
BRIDGETOWN, WA
Blair’s incredible
“Travellers are now expecting a greater degree of luxury accommodation in regional Australia … and getting it.”
For their second acquisition, the Yaxleys settled on a premises in the tree-lined ‘Paris end’ of Dean Street in Albury, about 30 minutes’ drive away.
Bathers Paradise Caravan Park
ESPERANCE, WA
single man or woman who didn’t want to stay in a larger hotel by themselves. We had pretty high-profile guests at our price point, which was between $400 to $700 a night depending on when you booked.”
Circa 1936’s other successful ingredient was traditional hospitality.
Words_Blair Macdonald
“Being old school, I believe in being a proper host,” says Kevin. “Talking with your guests, building a relationship with them. Our single guests in particular liked the idea of a host who looked after them. If you read our guestbook or online reviews, our guests frequently remarked on our hospitality.”
The two-storey building had been constructed in 1928 to house the Commonwealth Bank but had fallen into disrepair and had most recently been used by a Bonds retailer selling T-shirts, underpants and socks.
Unlike Circa 1936, the building had gone through untold renovations, so much so that little of the original interior was salvageable.
ResortBrokers had its best financial year on record in Western Australia, thanks to our local broker Blair Macdonald who has more than capably represented us in the west for six years.
By 2018, Circa 1936 was going gangbusters. Buoyed by its success, the Yaxley’s grand plan was to roll out the Circa brand to other regional towns.
“The idea was to renovate a building, get it up and running as a Circa, sell the business component, retain the freehold, then move on to the next one,” says Kevin. “We thought there was synergy in doing it that way.”
Both a licensed real estate agent and business valuer with over 20 years’ experience, Blair has sold luxury resorts, regional motels, Quest franchises, caravan parks and management rights across the state.
Regency Beach Club
DUNSBOROUGH, WA
“We had almost nothing to work with other than the facade,” says Kevin. “So we had to create the interest within the rooms themselves, which gave us the idea of turning it into an art hotel.”
The Yaxleys also felt they needed to give people a reason to visit Albury.
In FY25, he settled a record 10 sales. How’s he managed it? We asked the man himself.
“Albury is different from Corowa,” says Kevin. “Corowa is a destination in itself. You don’t go through Corowa; you go to Corowa. Whereas Albury is more of a transit stop on the highway between Melbourne and Sydney or Melbourne and Canberra.”
You had an incredible run in FY25. Where’s buyer interest coming from?
All over. Karratha Central Apartments, my largest sale, was purchased by an eastern states’ buyer who had been managing Noosaville’s largest resort for the last 12 years. Karratha Central Apartments enticed him to come west. Ibis Styles Albany, my second biggest sale, was bought by a Brisbane buyer. Quest Midland was bought by a joint venture. The majority stake investors were eastern states buyers, but their JV partners are both originally from Perth.
What
are buyers looking for?
Strong businesses. Good returns. Great locations. The latter is a major factor for interstate buyers in particular. Properties in far flung locations are a hard sell for interstate buyers who want a Perth location or major regional city since it reduces their travel time from the eastern states.
So not hard to attract buyers …
Not at all. I’m getting lots of enquiry on my listings, have had no problem selling stock and have sold things quite quickly. ResortBrokers’ buyer database helped me get a regional motel leasehold in Albany under offer almost at full price. That was just off our database alone without going to market. All we did was send out an email to anyone who had previously enquired on our listings in Albany. That generated enough interest for me to get four offers. The accepted offer was almost the full asking price.
What
are
the hotspots for buyers looking to invest
in WA?
Kalgoorlie is hot because there’s been huge demand for mining accommodation. Karratha and the greater Pilbara are also locations in high demand. Port Headland is very popular as well. Anything Perth-based, too.
Mining is still a major driver of the WA economy. Right now, mining is quite strong despite lithium and nickel going quiet. Gold is still obviously doing very well, so Kalgoorlie is doing well. There’s quite a lot of gold in the Pilbara, too. Overall, mining seems pretty strong at the moment which is driving those local economies and occupancy for accommodation businesses in those areas. A good example is Karratha Central Apartments. The property has 84 keys. All are in the letting pool, which is practically unheard of. Mining in the Pilbara is largely driving that.
You had great success selling Quest franchises in FY25 …
When it rains it pours. I settled four Quest business sales inside five months. Quest Rockingham and Quest Innaloo in November 2024, Quest Yelverton Kalgoorlie in January 2025 and Quest Midland in March 2025. Buyer interest for Quest businesses is the highest I’ve seen in my time as a broker. Perth-based Quests are especially sought after. Demand for non-Perth Quests might be less but is still high.
All the Quests I listed received enormous interest, which speaks to the strength of the Quest brand and the winning formula of its franchise model. Quest Corporate Office is also strategic in where they place their hotels, which are always in high growth locations.
Finally, how do you see WA’s accommodation property market looking in FY26? Will interest rates have an impact?
While the WA economy is strong, the accommodation property market will be strong. I don’t see interest rates having much of an effect on the market. Interest rates have been high for the last couple of years, yet the accommodation property market has been hot. I believe it will take more than interest rates to slow it down.
END
Landmark MLR Asset
Acquire a prestigious management rights business in Brisbane’s CBD, offering strong returns, a substantial letting pool and operational flexibility in a renowned boutique hotel.
This landmark asset comprises 73 beautifully refurbished rooms and apartments with a large and growing l etting pool of 54 that enjoys consistently high demand due to the hotel’s prime CBD location.
From an operational perspective, the business is running like a well-oiled machine, with high-calibre staff and exceptional management and marketing systems.
The incoming operator will benefit from an exceedingly positive and collaborative relationship with the body corporate committee and a history of successful top-ups
Buyers should be quick to consider this exceptional chance to acquire a management and letting business with credentials as impressive as the property itself.
Iconic Brisbane CBD blue-chip business, $1.35M net profit Jessie Shi Broker, Brisbane 0422 935 428 jessie@resortbrokers.com.au
• Collaborative relationship with body corporate and substantial BC salary
• Iconic boutique CBD hotel with all rooms refurbished to a luxurious standard
• 73 rooms with a growing letting pool of 54
• Low-maintenance building with no pool, gardens or barbecue facilities
• No manager’s unit or requirement to live onsite
• Highly efficient operational systems and a professional team in place
• Prestigious opportunity with a wide range of advantages moving forward
• Inspections by appointment only
Cook Director 0467 600 610
Sanctuary Beach Resort
An exceptional opportunity to acquire the management rights to Sanctuary Beach Resort, a high performing property with strong occupancy, flexible lifestyle options and rare absolute beachfront appeal in sought-after Currumbin.
The resort has an established reputation and stands out with its impressive 81% occupancy rate, underpinned by a strong online presence across major OTAs while also supported by a cooperative body corporate committee and healthy sinking fund.
Easily managed by a solo operator, this business provides significant lifestyle flexibility with buyers having the option to reside onsite in a spacious twobedroom, two-bathroom manager’s unit or continue with the current arrangement of an employed long-term caretaker living onsite.
Offering modern amenities, strong financials and long-term agreements, this thriving business delivers both stability and profitability making it a very compelling proposition for those seeking a secure and rewarding management rights business.
Absolute beachfront, mixed-letting business with strong returns
• Absolute beachfront asset in highly desirable Currumbin location
• 45 apartments with 22 in the onsite letting pool, upside via converting outside letting
• $71,226 BC salary
• Flexible lifestyle - option to live onsite or offsite
• Spacious two-bedroom, two-bathroom manager’s unit
• Effortless operation, ideal for a solo operator
• Secure tenure with 24 years remaining on agreements
• Separate, well-equipped office and reception area included on title
• Excellent entry point for newcomers or those seeking an add-on business
• Supportive body corporate and engaged owner community
Rolling Surf Resort
ResortBrokers presents a rare opportunity to secure the Management Rights and associated real estate to Rolling Surf Resort, a stunning beachfront holiday complex located in King's Beach in Caloundra. The property comprises a total of 74 apartments and has 54 apartments in the short-stay letting pool. It is highly regarded, wellpresented and boasts a prime holiday spot ideal for families and couples.
The business presents with 23 years remaining on the Caretaking and Letting Agreements and has a recently verified net profit of c. $700,000 p.a., underpinned by a Body Corporate salary of c. $180,000 p.a. It is currently managed by a long-standing on-site management couple, with the assistance of front office staff, housekeeping supervisor and casual cleaners and maintenance contractors.
Rolling Surf offers excellent guest facilities including a 60M swimming pool (30M heated), games room, gym, sauna and two BBQ areas. Associated real estate includes a spacious 2-bedroom apartment with ocean view, as well as reception, office, games room and gym. The additional freehold ownership adds to the long-term security of the business.
Impressively managed and superbly positioned, this is an ideal acquisition for an astute short-term operator to secure a premier holiday complex with a strong net profit. Although a strong and solid performer, there is significant upside potential through occupancy / ADR growth, as well as targeting lock-ups / externally let apartments.
Absolute oceanfront MLR in King's Beach, Sunshine Coastc. $700K NOP
• Total of 74 apartments with 54 in the onsite letting pool (all short-term)
• 60m pool (30m heated), games room, gym, sauna, BBQ areas and car parks
• 23 years remaining on Caretaking and Letting Agreements
• Verified net profit of $694,149 per annum with BC salary of $179,332
• Reception hours Mon-Fri 8.30am-5pm, Sat 9am-4pm, Sun 9am-12pm
• Run under a two-person management plus FOH staff, housekeepers and one maintenance contractor.
• Freehold manager’s lot at $1.05Mmodern manager's 2 bed / 2 bath unit, office/reception, games room, gym, storage and carparks
• Prime location, long agreements, immaculately presented, high NOP, upside potential. Act now to secure this quality short-term management rights business.
Alex Cook Director 0467 600 610
alex@resortbrokers.com.au
Chenoa Daniel Senior Broker, Sunshine Coast 0403 143 151
chenoa@resortbrokers.com.au
Luxury Byron Estate
5-star luxury estate on Byron/Ballina Coast
A rare chance to secure a high-quality, multi-faceted trophy asset in one of Australia’s most desirable lifestyle regions.
Located in the heart of Northern NSW, Luxury Byron Estate is a luxury 28-hectare retreat that offers a unique blend of seclusion, natural beauty and accessibility, just a short drive from Byron Bay and Ballina.
This premium 5-star retreat features an architecturally designed 8-room villa offering refined guest accommodation, complemented by an infinity-edge pool, beautifully landscaped grounds and sweeping panoramic views over the coast and hinterland.
Luxury Byron Estate has strong forward bookings through to 2027, underpinned by a well-established reputation in the luxury accommodation and event markets. The estate has a purpose-built function hall, ideal for weddings, corporate events, wellness retreats and private celebrations. A current events licence allows catering for large weddings and similar events.
A dedicated onsite manager’s residence enables seamless operations and optional owner-occupier flexibility.
Future growth opportunities include expanding event operations, leveraging the events licence, enhancing agri-tourism
offerings or further capitalising on the region’s booming visitor economy and destination wedding industry.
With a proven trading history and diverse income streams already in place, Luxury Byron Estate represents a compelling investment with significant upside potential.
ResortBrokers celebrates our 40th birthday in sunny, balmy Vietnam!
Night two FortyFabulous +
Murwillumbah Motor Inn
A standout leasehold opportunity in the thriving heart of the Northern Rivers region of New South Wales. This is a rare chance to acquire a high-performing, upgraded motel operation with strong fundamentals and long-term upside.
This well-maintained asset comprises 36 generously sized guest rooms, many of which have been recently refurbished to meet the expectations of today’s traveler. The upgrades reflect a clear focus on quality, comfort, and aesthetic appeal, positioning the property perfectly within the regional accommodation market.
Conveniently located just 20 minutes from the Gold Coast International Airport and within easy access to Byron Bay, pristine beaches and world-heritage-listed national parks, the property captures both leisure and corporate clientele. Murwillumbah itself is rapidly emerging as a key regional hub, with increasing visitation and infrastructure investment.
This is an ideal acquisition for astute investors seeking a quality regional hospitality asset or an experienced operator looking to take advantage of the region’s continued economic and tourism growth. The combination of location, capital investment and market momentum makes Murwillumbah Motor Inn a compelling and strategic hospitality play in one of Australia’s most vibrant regional areas.
Newly renovated, 36-room leasehold motel in Northern Rivers
• $1M+ in recent capital improvements, reducing near-term maintenance risk and elevating guest experience and reviews
• Strong and diverse client base, including tourists, corporate travelers
• Close proximity to the new $500M Tweed Valley Hospital enhancing future accommodation demand from visiting healthcare staff and patient families
• Proven trading history with further potential to grow revenue through targeted marketing
• Long-lease tenure with favourable terms, providing stability and operational flexibility for both investors and hands-on operators
Offered to market for the first time since opening in 2019, this is an unrivalled opportunity to acquire a freehold going concern hotel of scale and quality in Traralgon, one of the fastest growing population centres in regional Victoria, just two hours’ drive from Melbourne.
With the strength of Australia’s largest hotel brand behind it, the 50-room Mantra Traralgon is an incredible performer with occupancy at an exceptional 84.9%. Midweek demand is so high the hotel has to knock back between 10-20 guest reservations per day.
Located on Traralgon’s main street, the five-storey Mantra Traralgon boasts a turnover of over $5 million from multiple income streams that include a fivescreen cinema, 10-pin bowling alley, 200-seat bistro, 40-seat cafe and 30-seat conference room.
This incredible opportunity is ready and waiting for a sophisticated operator to capitalise on a leisure and business guest market that is there for the taking.
Dominate the market in one of Victoria's fastest growing regional hubs
VIC
• Midscale, 50-key hotel in heart of Traralgon, one of Victoria’s fastest growing regional cities
• Fresh, modern complex built in 2019, located within entertainment complex
• Revenue exceeding $5 million supported by diversified income streams
• Five-screen cinema operated by Readings Cinemas with long-term lease
• Exceptional 84% occupancy, strong corporate and leisure trade
• Incredible brand strength of Mantra, Australia’s largest hotel brand
• Rolling HMA with 1834 Hotels gives new owner flexibility
Chris Boschetti Broker, East Victoria 0428 812 434
chrisb@resortbrokers.com.au
TRARALGON,
Coober Pedy Experience Motel
Set in the heart of one of Australia’s most iconic outback towns, this exceptional freehold going concern features 16 spacious, wellappointed underground ensuite rooms.
This one-of-a-kind motel is the only property in the region built within a former opal mine, with opal still visibly embedded in the walls.
Catering to a diverse range of guests, the motel is a strong performer with an average occupancy of 65.15%.
Additional onsite features include a souvenir and Opal shop, an underground conference room with seating for up to 80 people and NRMA EV charging station soon to be installed.
The property includes an adjacent comfortable two-bed underground manager’s residence, complete with separate lounge, kitchen, dining area and laundry. Currently operated under management, the business presents an excellent opportunity for owner-operators seeking a unique lifestyle change.
Ideal as an entry-level freehold investment, this standout offering is perfectly suited to a couple ready to embrace the outback lifestyle while growing a thriving business in a destination that draws thousands of visitors each year.
• Underground conference/function room (15m x 9m) – seating 50–80
• Prime walk-to-town location, close to historic attractions and tour operators
• 2-bed manager's residence
Fawkner Executive Suites & Serviced Apartments
Rare freehold going concern with huge upside — close to Melbourne CBD and airport
A rare chance to secure a well-established, low-maintenance accommodation business in turnkey condition in a strategic Melbourne location.
First time to market as a freehold going concern, Fawkner Executive Suites & Serviced Apartments is a well maintained, high-quality property perfectly positioned within 12 km of Melbourne CBD to the south, and 13 km to Melbourne Airport to the northwest — an ideal location with appeal to both corporate and leisure guests.
Occupying a substantial 1,503 sqm landholding, the property consists of 18 premium motel suites, 1 x two-bedroom villa, 1 x three-bedroom villa and 3 x threebedroom townhouses, all of which are included in the sale. An additional four keys under lease takes the total key count to 27.
Fawkner Executive Suites & Serviced Apartments presents extremely well, meaning the new owner can move straight in and begin to grow the occupancy beyond its current level of 49%, boosting their bottom line in the process.
Thomas Broker, West Victoria 0420 996 319
hugh@resortbrokers.com.au
Freehold going concerns in major state capitals are very tightly held, making this an opportunity not to be missed. Price $8,400,000
• 27-key executive accommodation offering suites, villas and townhouses
• Low-maintenance, turnkey business in excellent condition
• Huge upside to grow occupancy and revenue
• Strategically positioned 12 km from Melbourne CBD and 13 km from Melbourne Airport
• Consistent, strong trade from both corporate and leisure guests
• First time offered as a freehold going concern
Melbourne Village
Premium inner-Melbourne management rights offering scale, quality and position
Melbourne Village is an award-winning, high-end two tower complex comprising 496 apartments and 33 townhouses rising above boutique dining and retail at street level. Ideally situated in vibrant West Melbourne, this business-only asset presents an exceptional net profit over $940,000, backed by a owner’s corporation salary of $593,722 and concierge salary of $302,625.
The established management, letting rights and concierge service of Melbourne Village is an outstanding opportunity for a sophisticated operator to maximise letting appointments by capitalising on the scope and flexibility afforded by the property’s balanced blend of short-term and permanent uses.
The extent and quality of leisure amenities in Melbourne Village gives residents and guests an enviable lifestyle and visitor experience. These superior facilities drive both residential and short-term accommodation demand, as locals and visitors alike pursue the height of comfort, style and convenience in a part of Melbourne many consider “the new centre of town.”
With superior quality apartments and facilities, prime West Melbourne location and scale of the business, Melbourne Village stands out as a rare opportunity not to be missed.
• Two towers, with a total of 496 apartments & 33 townhouses
• 199 in the letting pool with 121 permanent, 78 short-term lettings
• Net profit of $943,039, verified by industry specialist accountant
• Underpinned by long-term caretaking, letting and concierge agreements
• 25m pool, business lounge, cinema, gym & wellness area, library & lounge
• Two-person management team assisted by contractors for cleaning and maintenance
• Upside potential to bring lot owners using outside agents back into letting pool and selling the appeal to sign up to the short-term leaseback model to get better returns
• Generous, high quality operational areas, under licence and exclusive use
• Independently leased cafe, restaurant and retail at street level provide hotel-style facilities without adding to operational responsibilities
• Trophy asset developed by Deague Group, established since early 2020
MELBOURNE, VIC
Tim Crooks Director of New Developments & Hotels 0422 208 450
tim@resortbrokers.com.au
Alex Cook Director 0467 600 610
alex@resortbrokers.com.au
Business Price
$4,433,965
Owner's Corporation Salary $593,722
Concierge Salary $302,625
Profit $943,839 Listing Reference MR008821
Type Management Rights Units / Letting 529 / 199
Years 25
Rare Sydney MR Business
High-netting permanent management rights with incredible upside potential
This well-established, large-scale permanent residential complex features over 250 lots in a vibrant and well-connected suburb of Sydney.
It offers incoming operators a robust and stable income with a verified net profit close to $750,000 per annum.
This high performing business is underpinned by both a solid letting pool circa. 100 lots and an Owner's Corporation salary over $400,000 per annum, representing in excess of 50% of the core net income.
The management rights business has been efficiently and smoothly run by the owner operators since they purchased off the plan and during this time they have successfully formed solid relations with the committees proven by the recently topped-up term back to 10 years on the Caretaking and Letting Agreements adding to the security for incoming managers.
This asset is well-suited for an experienced, two person team to comfortably manage the on-site duties
and property management as the complex has minimal gardens, which only require supervision of the contracted gardener whose costs are covered by the OC.
Offering a fantastic position close to key tenant drivers, high net profit, full 10 year term and heaps of upside potential to grow the letting pool, this is a rare inner-Sydney based opportunity not to be missed!
SYDNEY INNER-CITY CIRLE, NSW
Jacqueline Featherby Broker, Central Coast NSW, Hunter & Blue Mountains 0424 497 056
jacqueline@resortbrokers.com.au
• Over 250 apartments with c. 100 in the permanent letting pool
• Newly topped-up 10 year Standard module agreements
• Opportunity to convert outside agents back into the letting pool
• Owner's Corporate salary over $400,000 per annum
• Diverse selection of 1, 2 and 3 bedroom apartment types throughout complex
• Freehold operational areas - reception & office, storage and garage
• Additional neighbouring caretaking businesses provide a further source of revenue
• Representative / manager required to live onsite - can own or rent a unit
• Desired inner-city location that has significant tenant drivers ensuring low vacancy and continued demand
Tim Crooks Director of New Developments & Hotels 0422 208 450
tim@resortbrokers.com.au
Listing Reference
MR008707
Southport Motel & Apartments
AN ICONIC FREEHOLD PROPERTY ON 2,027 SQM IN SOUTHPORT - ON MARKET FOR FIRST TIME IN TWO DECADES.
This property has been operated under management by family owners for over 20 years and has been significantly upgraded during that time. In the last 18 months, 15 self-contained apartments have been added in a renovated 3-storey building.
The motel comprises a total of 38 units (23 motel rooms + 15 new apartments). Guests have access to onsite facilities including pool, laundry and parking. Underpinned by strong repeat business, Southport Motel & Apartments attracts corporate trade during the week (particularly health related) and tourists/holiday makers over the weekend.
Recently verified trading figures for 2024/25 show a strong and improving performance — c. $1.5M turnover, c. $800K NOP and c. 73% occupancy. For operators, this is an already highperforming business with significant scope to grow ADR, occupancy and operational efficiency through hands-on management.
The property sits on an expansive land site of 2,027sqm and benefits from special Gold Coast City Council zoning. For developers, the motel’s favourable Special Purpose zoning allows flexible future development opportunities, while the holding income provides a stable return until future redevelopment occurs.
• Rare freehold motel in the burgeoning Gold Coast suburb of Southport
• Well-presented, modern walk-up + newly renovated apartment complex
• 7 types of affordable accommodation to suit the each demographic
• 23 motel rooms have 1- and 2-bedrooms in the original 2-storey front building
• 15 self-contained apartments in the renovated 3-storey walk-up building to the rear
• Welcoming front lobby with reception desk and back office
• Facilities include swimming pool, laundry, guest parking and Wi-Fi
• Upside potential to increase nightly tariffs / ADR to reflect quality of offering
• 2,027sqm site with special purpose zoning - significant redevelopment potential
• Ideally positioned with G:link at door, major shops, dining and cafes nearby
• Recently updated air-conditioning units across all 38-units
• Highly attractive to both operators and developers alike
Nathan Benjamin Broker, Brisbane 0459 955 649
nathan@resortbrokers.com.au
Royale Gold Coast
An unrivalled off-the-plan opportunity for a sophisticated operator to acquire the caretaking and concierge rights to a hyperexclusive, residential high-rise presently under construction in Surfers Paradise.
Rising 38 levels, Royale is an ultra-luxe beachfront resort development that has attracted some of Australia’s most discerning owner-occupiers.
Royale’s 104 apartments, penthouses, beach homes and world-class facilities have been meticulously designed to appeal to premium long-term residents seeking to utilise the pay-per-use services on offer to streamline their busy lifestyles.
These pay-per-use services, such as dog walking, dry cleaning and car washing (to name a few), offer significant upside for the operator to complement the business’ other significant advantages — the security of new tenure, a solid body corporate salary and concierge salary.
Also on offer is the exclusive opportunity to secure a freehold title retail lot designed as a barista-style cafe, whether as owneroperator or landlord. While there is no requirement for the operator to own real estate or live onsite, owning the freehold cafe underpins the security of the business as a lot owner, with the added benefit of having a ready-made market in the form of Royale’s residents.
Royale’s caretaking and concierge rights are a trophy asset like no other. There is no doubt the successful operator will be managing one of the most elite communities in the country.
Construction WellProgressed! Exceptional quality, large-scale management rights in Surfers Paradise!
SURFERS PARADISE,
Crooks Director of
Developments & Hotels 0422 208 450
tim@resortbrokers.com.au
• 104 stunning apartments with a range of 2-, 3- and 4-bedroom residences
• Brand new 10 year Caretaking agreement on Standard Module
• Independent Time and Motion Study underway. Body Corporate salary approx. $350K+ and Concierge salary approx. $150K+
• 17sqm freehold title 'cafe' lot underpins the security of the agreements for the operator
• Club Royale is a private lounge & dining space for residents with access to wine and whiskey cellars and an exclusive kitchen.
• State-of-the-art wellness centre offering sauna, steam, spa, gym and yoga areas
• On-site retail space for cafe / barista station offers additional income potential
• Additional income streams with pay-per -use services on offer to guests and residents
Nathan Bock Broker, Central Gold Coast 0412 634 277
nathan.b@resortbrokers.com.au
REGISTER YOUR INTEREST NOW. PRICE ON APPLICATION.
The White-Label Management Company Behind a Growing Portfolio
1834 Hotels is the management partner you’ve probably stayed with, without realising it.
In Australia’s competitive accommodation market, few have grown like 1834 Hotels. The nation’s largest white-label hotel management group oversees over 60 properties across regional and CBD markets, and now has a presence in New Zealand.
From boutique retreats in Tasmania to large-scale resorts in Queensland and regional motels in South Australia, 1834 Hotels works behind the scenes to ensure properties reach their full potential.
Each success stems from truly understanding the property, shaping a flexible approach around its market and goals, and backing it with handson expertise.
1834 Hotels is about more than management; it’s a partnership built to deliver results.
A Tailored Approach
Unlike traditional operators, 1834 Hotels rejects the one-size-fits-all approach. Budgets, cost control, revenue management and more are tailored to the property, unlocking potential, protecting the owner’s vision and freeing them from day-to-day challenges.
And the tailored approach doesn’t stop there. When it comes to marketing, the
company looks beyond the hotel itself, using a distinct destination marketing approach to promote the region as a whole, positioning the property as the trusted place to stay.
Meanwhile, a small selection of proven food and beverage brands is also available for implementation; a reliable way to boost profitability for hotels that choose to use them.
It’s this commitment to tailored strategies which has allowed 1834 Hotels to work seamlessly with a diverse mix of owners and properties across Australia.
The White-Label Advantage
A hotel’s character is defined by its brand, and with 1834 Hotels’ unique white-label model, it stays that way. Guests experience a property’s name, style and personality at every touchpoint, while expert management works quietly in the background. Brand pride up front, operational excellence behind the scenes.
Through a hotel management agreement (HMA) model, 1834 Hotels takes care of everything, from staffing and compliance to financial reporting and forecasting, freeing owners to focus on the bigger picture.
Backed by proven systems and a flexible approach, this model has helped independents, franchises and first-time brand partners across Australia streamline their operations and importantly, lift their revenue.
It’s an approach that’s attracting some of Australia’s most prominent tourism players.
Expanding Horizons
In a major milestone, 1834 Hotels was recently appointed as the new management company for two of K’gari’s most iconic resorts, Kingfisher Bay Resort and K’gari Beach Resort, on behalf of Kelsian Group and SeaLink.
A UNESCO World Heritage site and one of Australia’s most treasured destinations, K’gari (formerly Fraser Island) demands a balance of operational excellence and environmental care.
In partnership with Kelsian and SeaLink, 1834 Hotels is focused on driving operational efficiencies and working hand-in-hand with the local community and staff to uphold a consistently high-quality guest experience across one of Australia’s most iconic destinations.
Industry Influence
This latest appointment on K’gari takes 1834 Hotels’ portfolio past 4,000 keys, signaling rapid growth and cementing its presence on the national stage.
Also in 2025, CEO Andrew Bullock was appointed Treasurer of Accommodation Australia, joining the 11-person board that represents each state and territory. His appointment reinforces 1834 Hotels’ role as an influential voice in the industry, advocating for both owners and operators in an ever-changing tourism environment.
The 1834 Difference
In an industry where brand standards can overshadow profitability, 1834 Hotels aligns performance with owners’ commercial goals. Its whitelabel model offers brand flexibility while ensuring every detail, from front desk to forecasting, is handled with precision.
With 1834 Hotels, owners gain a team focused on revenue growth, asset protection and long-term value, backed by a growing portfolio and high-profile appointments. END
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
High-Netting Northside MR
STRATHPINE, QLD
Acquire a high-performing permanent townhouse complex in Brisbane’s rapidly growing Northside corridor.
This well-established business consisting of 114 lots, with an incredible 94 in the letting pool, generate a combined net profit exceeding $408,000 supported by a body corporate salary of over $154,000.
Tenantability of these townhouses could not be better. The residential vacancy rate for Strathpine where the properties are located is 0.4%, one of the lowest in the country.
This operation provides long-term security with over 20 years remaining on Accommodation module agreements.
With no set office hours, easily manageable caretaking duties and a spacious three-bedroom manager’s residence, this business strikes an excellent balance between lifestyle and profitability.
Further upside potential makes this an attractive business opportunity for both new and experienced buyers.
An incredible opportunity to acquire a letting pool of scale in a booming Brisbane location.
• 114 lots with 94 in letting pool in popular suburb
• North Brisbane location near shops, cafes and restaurants
• High-growth area, ensuring consistent income
• Strong net profit exceeding $408,000
• Body corporate salary of over $154,000 per annum, CPI indexed
• Long-term security with over 20 years remaining on agreements
• No set office hours with a requirement to reside onsite at one complex
• Manageable caretaking, low-maintenance gardens
• Call today to arrange your private inspection
EXPERTS IN MANAGEMENT RIGHTS LAW
One of the Gold Coast’s longest established law firms.
More practice areas than any other firm in our region.
QLD Law Society accredited specialist lawyers.
Multi-generation clients – loyal support for more than a lifetime.
Acting on the sale and purchase of management rights for caretaker/letting agents Australia wide.
Advice on all matters relating to the set-up of management rights in new or existing complexes.
Assisting management rights operators to secure tenure on their management rights agreements.
Variations of management rights agreements, including decoupling and subdivision of lots.
Termination and surrender of management rights agreements.
The ability to assist management rights operators to interpret and understand legislation and the protection of their rights.
Shop 5003, Level 1 Robina Town Centre, Robina QLD 4226 Level 10, 95 North Quay, Brisbane QLD 4000 mba-lawyers.com.au
Reef Club Resort
Located only 150m from the iconic Four Mile Beach in Port Douglas and just a short walk to the popular restaurant/ shopping strip Macrossan Street, this 60-unit holiday complex offers flexible management and a solid net profit.
With 21 years remaining on the caretaking and letting agreements, this management rights business includes a substantial body corporate salary which ensures both stable cash flow and income security.
Reef Club Resort is a low-maintenance business with proven operational systems in place. With no set office hours, the operation supports an excellent work-life balance, making it ideal for both handson operators and those seeking a more relaxed management approach.
The business offers flexibility by allowing the owner to live onsite or appoint an onsite manager.
Importantly, there remains significant growth potential through increasing the letting pool from its current number of 30, making this a secure and scalable lifestyle and investment opportunity.
Douglas management rights — Outstanding location & strong BC salary!
leah@resortbrokers.com.au
$1,350,000
• Strong, reliable body corporate salary ensures consistent income and stable cash flow
• Prime location just steps from the beach and walking distance to cafes & shops
• Flexibility to reside onsite or appoint an onsite manager
• Great work-life balance with no set office hours
• Established, low-maintenance business with proven systems and repeat clientele
• Zoned short-stay with no owner occupiers
Windmill Caravan Park
An exceptional opportunity to acquire a freehold going concern in one of Queensland’s most tightly held and sought-after coastal destinations.
Windmill Caravan Park is located just a minutes’ walk from Hervey Bay’s iconic Esplanade, beaches and Urangan Pier. It is a consistently high-performing business offering strong income, long-term repeat clientele and significant upside.
Situated on over 2 acres (9,611 sqm) of welldeveloped land in central Urangan, the park delivers over $800,000 in annual revenue with excellent occupancy levels year-round.
Extensive recent upgrades include a new amenities block, a landscaped in-ground pool area, sealed internal roads for easy access, a large solar installation to reduce operating costs, and modern, wellmaintained self-contained cabins and villas.
Appealing to a diverse guest base — including tourists, workers, and permanent residents — the business benefits from strong word-of-mouth, excellent online reviews, and repeat trade.
The property includes a comfortable 3-bedroom manager's residence with access to reception, plus a separate 2-bedroom cottage offering flexibility for staff accommodation, extended family, or additional rental income.
Freehold going concern caravan & cabin park in prime Hervey Bay location
• High Occupancy.
• $800K+ Revenue.
• 2+ Acres of Coastal Land.
• Prime Hervey Bay location within walking distance of beaches, shops and attractions
• Consistently high occupancy with diverse and loyal customer base
• Quality built accommodation and low-maintenance infrastructure
• Potential to expand self-contained accommodation, increase semipermanent sites or turn the park into a Boutique Lifestyle Village (STCA)
• Long-term development potential in a fast-growing coastal market
• Easy-to-operate business model suitable for owner-operators or investors
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.
Peninsula Boutique Hotel
Blue-chip adults-only hotel netting circa $1M
Boasting an exceptional annual net profit of $988,212, the Port Douglas Peninsula Boutique Hotel is a rare opportunity in Tropical North Queensland.
This 34-suite, 4.5-star, adults-only beachfront resort offers unrivalled views of Four Mile Beach and the Coral Sea, just a short stroll from the vibrant Port Douglas village.
The hotel’s exclusive, high-yield clientele generates strong repeat bookings and word-of-mouth, reducing reliance on third-party marketing.
Accolades include the 2019 TripAdvisor Travellers’ Choice Award and the 2023 KAYAK Travel Award, with the property ranked in the top 3% on KAYAK.
A standout feature is the 55-seat licensed restaurant, Hi Tide by the Beach, the only beachfront licensed dining option in Port Douglas, perfectly complementing hotel operations.
The spacious 2-bedroom, 2-bath manager’s residence and experienced staff provide continuity through ownership transition.
Management rights of this calibre in a globally renowned tourist location are exceptionally rare.
• Prime beachfront location on Four Mile Beach, walking distance to Macrossan Street
• Exceptional net profit of $988,212
• Loyal, high-yield clientele with strong repeat bookings
• 55-seat licensed restaurantthe only beachfront licensed dining in Port Douglas
• 25-years left on agreement providing stability
• Experienced, long-term staff willing to stay through change of ownership
• Spacious 2-bedroom, 2-bath manager’s residence with ocean views
PORT DOUGLAS, QLD
Leah Bursztynowicz
Broker, North Queensland 0468 918 250
leah@resortbrokers.com.au
Trudy Crooks Managing Director 0477 882 210
trudy@resortbrokers.com.au
$5,750,000
Atrium
Rare high-netting Sunshine Coast permanent management rights
Opportunities to purchase permanentletting management rights businesses of this scale on the Sunshine Coast are few and far between.
Located in the high growth area of Sippy Downs, Atrium comprises 305 apartments and townhouses, over 100 of which are in the onsite letting pool. Sippy Downs enjoys low vacancy and high tenant demand, especially with families, due to its excellent transport links and proximity to schools and University of the Sunshine Coast.
This strong and stable business is underpinned by a sizeable BC salary, with increases linked to annual 3% or CPI, whichever is greater.
Attached real estate includes a spacious four-bedroom manager’s townhouse with office/reception on title.
Currently run under management with experienced staff and excellent operational systems in place, this is a golden chance for a syndicate or large-scale operator to expand their portfolio and establish a presence on the Sunshine Coast.
• Rare opportunity to secure a permanent MR of scale on the Sunshine Coast
• Spacious 4-bed manager’s townhouse with attached office/ reception on title
• Secure income with 70% derived from BC salary, indexed annually to CPI or 3% (whichever is greater)
• Experienced staff in place, with wages transparently included in P&L
• Strong return on equity, ideal for syndicates and large-scale operators
• 305 residences (mix of townhouses and apartments), with over 100 in letting pool
• High tenant demand and low vacancy due to proximity to transport and education hubs
• All inspections by appointment only
MOTEL REPORT 2025 ANALYSING A $15 BILLION INDUSTRY
RB Research’s inaugural Motel Report is an industry first.
This landmark report is the first to provide a comprehensive, data-driven analysis of the Australian motel sector.
Motel Report 2025 is a must-read for motel operators, landlords, valuers, industry bodies and investors looking to gain a greater understanding of this $15 billion industry.
Drawing on the industry’s most extensive database of motel sales transactions nationwide, Motel Report 2025’s key content includes:
Key content in the report includes:
- Recent trends in the MR sector
- An industry outlook for the year ahead
- A national market overview
- Regional overviews of significant MR markets
- Ranges and averages of recent multipliers
- Case studies of landmark MR sales
The inaugural Motel Report Roadshow
Our national roadshow to launch the industry’s first-ever Motel Report wasn’t a spring but a marathon — and then some. We travelled 7,700 km to eight locations across three states in 12 days! Three state capitals — Brisbane, Melbourne, Sydney — and key regional towns and cities: Orange, Newcastle, Port Macquarie, Cairns and Wodonga.
Our great thanks to everyone who came out to listen to us at our events over the last 12 days — you made the roadshow the great experience it was. Your support spurred us on; the feedback you gave was invaluable.
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.
2025
ResortBrokers’ Managing Director Trudy Crooks, Director of New Development & Hotels Tim Crooks, Brisbane Broker Nathan Benjamin and West Victoria Broker Hugh Thomas and West Victoria Broker Hugh Thomas attended the annual Asia Pacific Hotel Industry Conference and Exhibition (AHICE) on 6-9 May at the Adelaide Oval. ResortBrokers is a regular attendee at AHICE, the flagship event for the hotel industry and the largest conference of its kind across Asia Pacific, now in its 16th year.
Management
Rights For You
ResortBrokers’ first management rights information seminar for 2025 saw a captive audience engage with an expert panel of eight management rights industry professionals via a Q&A at Twin Towns Services Club on 29 March.
Moderated by ResortBrokers’ Senior Broker Todd Warner, supported by fellow Brokers Clint Amos and Nathan Bock, the expert panel included Nick Smith, Red10 Finance; Jonathan Hanaghan, Count; Sharon Flood, Flood Legal; Kelley Rigby, Letts Group; and Madison Lee, Sovereign Gold Coast. The high level of engagement saw the event run an hour longer than planned.
National Caravan Industry Conference
GOLD COAST
National Operations Manager Marissa von Stieglitz, Queensland Broker David Faiers, South Australia & Northern Territory Broker Kelli Crouch and Gold Coast & Northern NSW Broker Miguel Bozina represented ResortBrokers at the caravan park industry’s main annual event, the National Caravan Industry Conference. Held on 14-16 May at RACV Royal Pines Resort Gold Coast, the conference brought together over 1,000 industry professionals for expert insights, networking and discussions.
Accor Pacific Franchisee Conference
AUCKLAND
ResortBrokers’ Managing Director Trudy Crooks presented on a panel with Peter Hamilton of CBRE and Nick Thompson of JLL at the 2025 Accor Asia Pacific Franchise Conference on 25-27 March. Hosted at Pullman Auckland Hotel & Apartments, Trudy’s panel discussed capital market transactions. Thanks to our friends at Accor for facilitating both the panel and the conference — always a highlight of the yearly events calendar.
Vale , Gary Rice
Gary was a true gentleman and exemplifies the best in our industry. He will be sorely missed, writes our broker Glenn Millar in this valediction.
I’m saddened to share the news that Gary Rice, a respected and prominent management rights operator, has passed away after a short illness.
A quiet achiever and man of few words, Gary was active in the management rights industry for over two decades, commencing with his off-the-plan purchase of the rights to Landmark Resort & Spa in Mooloolaba.
Management rights was a second career for Gary. Prior to entering our industry, Gary enjoyed a long and illustrious media career. He headed up three commercial television networks and a national radio network before relocating to the Sunshine coast in the late 1990s.
I first met Gary in 2005 having just commenced my career with ResortBrokers. I regard myself as incredibly fortunate to have worked with
him on all his transactions — both sales and purchases — through to 2023, when he sold the rights to Breeze Mooloolaba after a solid stint having purchased those rights off the plan.
Always entrepreneurial in spirit, Gary was never shy of off-the-plan opportunities. Prior to Breeze Mooloolaba, he took on the rights of Oceans Mooloolaba, which he quickly established as one of the region’s finest five-star offerings. Again, I was delighted to be entrusted to sell those rights for him.
During this period, I sold Gary the rights to a prominent upscale Noosa resort. I remember calling in after a month of his tenure, at which time the state of the business had fully dawned upon him. He advised me if he had a gun, he’d shoot me. Upon settlement, and after a substantial capital gain, we agreed it was good he didn’t. Needless to say that by the time he sold it, Gary had the business operating at the highest level.
Gary was one of the best operators I’ve come across in my 20 years in the industry, and held to the notion of working on the business, not in it.
He was adept at employing talented managers and key staff to handle dayto-day operations. He was tough but fair, and could always tell you exactly where his business was financially, right up to date. That’s why he was so successful.
He also gave back to our industry, holding volunteer positions as president of the Mooloolaba Business & Tourism from 2008-2009, a member of the Advertising Standards Bureau since 2008 and as a judge in the Queensland Tourism Awards from 2006-2008.
Having known Gary for 18 of my 20 years at ResortBrokers, I can truly say it was an honour and a privilege to have met and worked with him. He was a man of few words, but a true gentleman and personifies the best in our industry. He will be sorely missed.
Gary was then the successful purchaser of the management rights and real estate of a property, operating under the Peppers’ brand, that was in receivership. Rebranding it Ocean Resort & Spa Hervey Bay. Gary in true form turned this into one of the region’s top offerings. Again, I was honoured to handle his subsequent sale to Minor Hotels.
Rest in peace, Gary. END
Words_Glenn Millar, Senior Broker, Sunshine Coast
A Short Legal History of Management Rights in Queensland
Words Matthew Manz, Partner, Mahoneys
As we celebrate ResortBrokers’ significant milestone I thought it might be an interesting exercise to look at the legislative journey management rights has undertaken over that time.
It is common knowledge that management rights originated in Queensland in the 1970s. It was driven by the rise in stratatitled developments, particularly on the Gold Coast. As these communities grew, there was a need for onsite caretaking and letting services to maintain common property and facilitate short-term letting, especially for tourist accommodation.
Early management rights agreements were relatively informal and unregulated with arrangements negotiated directly between developers and resident managers. However, as the industry grew in both size and complexity, a clearer regulatory framework became necessary to protect the interests of both lot owners and resident managers.
1. Key legislative developments
(a) Building Units and Group Titles Act 1980 (BUGTA)
One of the first pieces of consolidated legislation to address unit developments was the BUGTA which replaced the Building Units Titles Act 1965 (which dealt with
multi-level strata schemes) and the Group Titles Act 1973 (which dealt with strata-titled land and townhouse schemes). BUGTA provided a framework for the creation and governance of both types of strata schemes. BUGTA offered limited provisions on caretaking or letting agreements and the concept of management rights were not explicitly addressed.
This lack of regulation left many early resident managers without clear guidance or legal protections and disputes over responsibilities and remuneration were not uncommon.
(b) Body Corporate and Community Management Act 1997 (BCCMA)
The most significant legislative reform came when the BCCMA created a comprehensive legal framework for community title schemes in Queensland. The Act formally recognised caretaking and letting agreements as part of the management rights business model. In my view, this piece of legislation, along with its associated regulation modules, is the best and most comprehensive strata legislation in Australia.
Key features of the BCCMA included:
(i) Regulation of caretaking service contracts and letting authorisations;
(ii) Maximum term limits for agreements (10 years for complexes in the Standard Module and 25 years for complexes in the Accommodation Module);
(iii) The requirement for body corporate approval (at committee level) for any assignment or transfer of management rights; and
(iv) The establishment of the Office of the Commissioner for Body Corporate and Community Management to provide dispute resolution and oversight.
The BCCMA aimed to balance the interests of resident managers, lot owners, and bodies corporate by clearly defining rights and responsibilities.
2. Managed investment provisions of the Corporations Act
While separate to the strata legislation, certain letting arrangements were caught by the 2001 amendments to the Corporations Act regarding management rights schemes considered to be managed investment schemes, particularly those schemes which involved short-term letting and pooled income arrangements. Schemes caught by these provisions are required to provide disclosure statements to owners of lots in the letting pool along with what is commonly known as ‘forced sale’ provisions.
3. Amendments over time (a) 2003 Amendments
These amendments affected the management rights industry in a number of ways, in particular, by including more comprehensive provisions in regard to the following:
(i) Confirmation that an existing agreement could be amended to include a further option;
(ii) Removal of the need for a financier’s Deed of Consent;
(iii) Extension of the salary review provisions to include the review of terms of agreements put in place by the developer;
(iv) Forced sale provisions in permanent complexes, similar to those in place for holiday complexes; and
(v) Code of Conduct for resident managers.
(b) 2008 Amendments
The 2008 amendments brought in a change to the ‘transfer fee’ provisions. Prior to the 2008 changes, a fee was payable to the body corporate if a manager sold their business within three years after new caretaking and letting agreements were obtained. It was a fee valued at 3, 2 and 1% of the value of the business.
This was changed so that:
(i) The fee would expire after two years (not three);
(ii) The transfer fee would be compulsory except in cases of proven hardship;
(iii) Long-term managers who obtain new agreements would no longer be subject to the transfer fee “re-starting”; and
(iv) The committee would not be able to waive the fee. However, they could make a finding of “hardship.” That finding would have to stand up to legal interpretations of the meaning of that term.
(b) 2014 Discussion and 2017 Clarifications
In 2014, the Queensland government commenced a major review of the BCCMA, culminating in the 2017 legislative package. These reforms did not drastically alter the core of the management rights industry.
4.
Challenges and Future Outlook
The industry continues to face scrutiny and debate, particularly concerning:
(a) The length of management rights agreements;
(b) The power dynamics between managers and bodies corporate (particularly committees);
(c) The impact of short-term letting platforms like Airbnb;
(d) The increase in the value of managers’ units; and
(e) Issues regarding poor management.
5. Conclusion
The history of management rights in Queensland is a story of legal evolution, industry innovation and social adaptation. From ad hoc beginnings to a tightly regulated industry, the industry has become an integral part of Queensland’s property and tourism economy.
As legislative reforms continue to shape the landscape, the challenge will be to preserve the balance between managerial efficiency and community control. END.
Matthew Manz
SELLER BEWARE
Words David Adolphe, Principal, DC Adolphe Legal
On 25 October 2023, the Queensland Parliament passed the Property Law Act 2023 (“the Act”), which replaced the outdated 1974 Act. However, its key provisions — including a new mandatory seller disclosure regime — only came into force on 1 August 2025.
The Shift from “Buyer Beware” to Seller Transparency
Queensland’s traditional “buyer beware” approach will be fundamentally altered by this new statutory regime that places the onus on sellers to provide comprehensive property disclosures before the buyer signs any contract.
Section 99 of the Act mandates this disclosure obligation. The parties cannot contract out of this obligation.
This will bring Queensland into line with the disclosure requirements in other states like New South Wales and Victoria.
Who Is Covered — and What Sales Are Exempt?
The regime applies broadly to sales and options involving freehold land but will not apply to contracts for leasehold sales of motels. It will apply to the land contract in a freehold going concern sale.
Notably, off-the-plan or proposed lots remain governed by existing legislation are excluded.
Some limited exemptions include:
• Sales between related parties or coowners,
• Sales where the price exceeds $10 million (including GST) if the buyer waives disclosure in writing,
• Sales to public bodies, listed corporations, or government agencies,
• Option contracts where disclosure has already been provided and the ultimate buyer is unchanged.
• Body corporate or community scheme information, including pools,
• Tenancy/rooming arrangements if applicable.
Legal Consequences of Non-Compliance
The Disclosure Package: Form 2 + Prescribed Certificates
Under section 99 of the Act, the seller must provide two elements before the buyer signs:
1. A completed and signed disclosure statement (the official Form 2), which:
• Must use an approved format,
• Contains prescribed information as set by the regulations,
• Must be accurate and up to date at the time of provision,
• Must be signed by the seller (electronic signature allowed).
2. Prescribed certificates/documents, which include:
• Title search and survey plan,
• Certificates under other legislation (e.g., pool safety, contaminated land notices, building or environmental compliance),
• Body corporate certificate (if in a scheme),
• Transport infrastructure notices, tree orders, resumption notices, zoning statements, etc.
Disclosures may be given in physical form or electronically, provided the buyer consents (consent may be implied). The buyer does not need to sign the form, but it is considered best practice.
Prescribed Information in Form 2
Form 2s must include:
• Seller and property identifiers (address, lot/plan, title particulars),
• Encumbrances (registered and known unregistered such as easements, sewerage infrastructure, rights-of-way),
• Zoning and planning details (local zoning, proposed infrastructure),
• Neighbourhood Disputes (Trees & Fences) Act notices or orders,
• Rates and water charges, Queensland’s new vendor disclosure requirements brings the Sunshine State into line with New South Wales and Victoria.
If the seller fails to give Form 2 or the prescribed certificates before the buyer signs:
• The buyer can terminate the contract at any time before settlement by notice,
• Any amounts already paid such a deposit (plus interest) must be refunded in full.
If a disclosure statement or certificate is inaccurate or incomplete, and that inaccuracy relates to a material matter the buyer was unaware of and would have influenced their decision, the buyer has the same right to terminate before settlement.
Practical Impacts on Sellers, Agents and Buyers
For sellers and agents:
Transaction timing and costs: Preparing disclosure early can delay when a contract can validly be signed; gathering certificates, conducting searches, and preparing an accurate Form 2 must now follow a disciplined timeline.
Existing REIQ contracts have been updated from 1 August 2025 to align with the new regime.
For buyers:
Access to full property information before signing enhances certainty, reduces risk and enables informed decision-making.
They must review Form 2 and the certificates before committing — you retain a statutory right to walk away before settlement if disclosure is not compliant.
They should still consider the need for proper due diligence enquiries into the property either before or after contracting particularly with respect to physical inspections.
Conclusion
The Act marks a major reform, shifting from buyer due diligence to seller transparency.
While the parties will need to take into account these extra pre-contractual steps and costs (for sellers) the regime has been in place in other states for some time and should be easily taken up for Queensland transactions. END
David Adolphe
Acc. Spec. (Bus.) - Qld
Special Counsel, Enyo Lawyers
M. 0410 644 246
BA LLB LLM Acc. Spec. (Bus.) - Qld
E. david@enyolawyers.com.au
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.
David Adolphe is a Queensland Law Society Accredited Business Law specialist and has been in practice He has advised clients in all manner of business and takes a specific interest in tourism and hospitality matters. David takes a practical approach to delivering best possible strategic legal advice to clients on of business and commercial law matters.
Enyo Lawyers is a leading boutique commercial litigation firm with offices in Brisbane, Gold Coast Melbourne. The firm focuses on delivering efficient for clients in small to large sized commercial enterprises.
Don , t LET It Sliide
Words_Michael Young, Senior Associate, Bugden Allen Group Legal
Pass on cost increases to your lot owners
If your letting schedule draws inspiration from ARAMA’s letting schedule, or has had one or more experienced eyes cast over it, then you more than likely have a clause along these lines:
“ … once per year, on reasonable notice, the letting agent may increase their fees and/or charges, other than the commission rate, by a maximum of either [insert your lucky number here]% or CPI, whichever is greater.”
The general purpose of that clause is to ensure the letting agent can increase their fees and charges, which have become more costly year on year, so that you are:
(a) not out of pocket generally; and/or
(b) making slightly more for work you perform, to account for CPI increases.
In short, this cost escalation clause is aimed at preventing the erosion of your letting income.
The Road to Hell is Paved with Good Intentions
In the past few years, I’ve all too often been asked by clients, “What can I do to pass on these exorbitant/increasing costs? They’ve gone up 25% in the last three years alone!”
When I ask my clients if they’ve been increasing their own fees and charges annually, their answer is unfortunately an all too sheepish, “I’ve never done that.
My owners are all so nice, and I wanted to keep them happy. So, I kept prices for everything the same.”
If this sounds like you, then you need to change your mindset, quickly. Think of it as being appropriately compensated for the hard work you put in, day in, day out.
By not increasing your fees and charges appropriately each year when the option is available to you, you’re effectively eating away at your commission and (potentially, significantly) reducing your net income.
Gently Does It
If you haven’t increased your fees and charges in some time, it’s usually not advisable to increase fees by leaps and bounds to make up for those missed years unless you’ve got a spectacular relationship with your letting pool owners.
Big changes tend to spook even the most stoic investors. Rather, consistent and gradual increases are usually the way to go.
If you have an option of, say, between 5% and CPI, but CPI is sitting at 4%, maybe see how 4.5% (or 5% if you’ve got a good relationship) goes down with the owners.
If you’re not entirely comfortable with communicating increases to your owners, think about engaging an expert to help get your communications right.
What if a Big Move is Needed?
A big move can sometimes be the only option and can involve scenarios such as:
(a) a dramatic change to your fees and charges because it just doesn’t work anymore; or
(b) transitioning from the old PAMDA Form 20a to POA Form 6 (which if you care about your accountant and/or lawyer, you’ll do sooner than later, please); or
(c) a comprehensive overhaul of your letting appointments.
In these situations, it’s worthwhile getting a lawyer involved to help with drafting the schedule/s to your appointment, so they’re customised and tailor-made to suit your letting business and the scheme/s you’re operating in.
Getting legal advice is crucially important if you’re in a short-term letting business and operating a serviced strata scheme within the meaning of the Corporations Act (e.g., hotel, motel, resort or serviced apartment complex).
The Bottom Line
Keeping your schedule of fees and charges up to date, and appropriately increased year on year, should mean your net profits remain where they should be — in your hip pocket — and not elsewhere, such as subsidising an owner’s costs.
Having an up-to-date letting appointment and schedule of fees and charges may even help achieve the best possible result when it comes time to refinance or sell.
If you’d like help to update your letting appointments, or communicate with your owners, don’t be afraid to reach out for assistance. We’re here to help. END
Relief Managers Need A Break?
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
GLEN & WENDY WHALER
Motels, New South Wales, Queensland, Victoria and Tasmania
0411 738 821 wendywhaler@outlook.com
DAVID & DIANE MCCARTHY
Nationwide Motels (2-4 weeks at a time)
0477 077 457 dmcc4551@bigpond.com
ERIKA HAJDU
Resorts and Motels, Queensland
0435 790 422 hajdu.erika03@gmail.com
SABINA WUNSCH
All property types, Australia Wide
0413 155 648 info@swmotelyadvisory.com.au
VICKI CULLEN & ANDY NAILARD
Motels Nationwide
0431 847 541 flagstaffalpacas@gmail.com
VICTORIA MCDONOUGH & BRENDAN HUGHES
DENISE & LINDSAY WATSON
Motels, Caravan Parks Nationwide except Tasmania
0411 837 101 or 0468 538 437 denisewatson12@bigpond.com
902 878 kristymay22@outlook.com All property types QLD & NSW KARLA HARDING 0414 767 499 karla.boutiqueaccomrelief@outlook.com
Holiday & Serviced Apartments, Resorts, Boutique Hotels, Bed & Breakfasts
What’s Cool In The industry
ResortBrokers celebrated its 40th anniversary in Vietnam, so for this issue Director of New Developments & Hotels Tim Crooks checks out the country’s best hotels.
Tim Crooks
M: 0422 208 450 E: tim@resortbrokers.com.au
Sheraton Grand Danang Resort
DANANG
Sofitel Legend Metropole Hanoi
HANOI
Part of Accor’s Sofitel brand since 1992, the Metropole is arguably Vietnam’s grandest hotel. Opened in 1901, the Metropole has hosted some of the most famous people of the 20th century: actors Charlie Chaplin, Michael Caine, Roger Moore and Jane Fonda (while protesting The Vietnam War), authors W. Somerset Maugham, Noël Coward and André Malraux, Cuban leader Fidel Castro, rockstar Mick Jagger, brainiac Stephen Hawking and politicians too many to list (though we’ll namecheck our own Paul Keating who, in 1994, became the first Aussie PM to visit Vietnam). In 2019, the Metropole hosted the second summit in the blossoming bromance between Donald Trump and Kim Jong Un.
SOFITEL.ACCOR.COM
ResortBrokers’ 40th birthday party venue — call us biased! Opened in 2018, the resort was Marriott’s first Sheraton Grand in Vietnam, setting a new benchmark for Danang, a city famous for its beaches. Sheraton Grand is situated on one of its most gorgeous: Non Nuoc Beach. At 250 metres long, the resort’s pool is the largest in the Southern Hemisphere and stretches right down to Non Nuoc’s soft sands and tranquil waters. Sheraton Grand is a great base to explore Danang and its surrounds: Hoi An, an ancient town dating from the 15th century when it was a bustling trading port; Sun World Ba Na Hills, Vietnam’s answer to Disneyland; and the Marble Mountains, five majestic limestone karsts that are Danang’s version of Queensland’s Glass House Mountains and every bit as sacred.
WWW.MARRIOTT.COM
Hotel Continental HO CHI MINH CITY
Opened in 1880, the Continental has seen her fair city become the colonial domain of the French, then occupied by the Japanese in World War II, then overrun by Americans during the Vietnam War. In the First Indochina War against the French, the hotel established its reputation as a popular drinking hole for correspondents who waggishly christened it the ‘Continental Shelf.’ The Continental was immortalised in Graham Greene’s novel The Quiet American and its two film adaptations in 1958 and 2002. In 1975, after the fall of Saigon (later renamed Ho Chi Minh City), the Continental closed for a decade to atone for its decadent past. When Vietnam embraced People’s Republic of China-style economic reforms in 1986, the Continental reopened to continue its storied life.
CONTINENTALSAIGON.COM
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
0411 171 648 ian@resortbrokers.com.au
CARLA COOK
Director of Marketing and Strategy, Nationwide
0467 600 610
carla@resortbrokers.com.au
JESSIE SHI
Specialist Accommodation Broker, Brisbane
0422 935 428
jessie@resortbrokers.com.au
resortbrokers.com.au
TRUDY CROOKS
Managing Director Nationwide
0477 882 210 trudy@resortbrokers.com.au
National Sales Manager & Tasmanian Specialist
0437 198 164
marissa@resortbrokers.com.au
JEFF KEAST
Specialist Accommodation Broker, Brisbane
0414 669 007
jeff@resortbrokers.com.au
Director of New Developments and Hotels, Nationwide
