Resort Brokers Informer July 2011

INFORMER

No. 62 | July 2011

Australia’s No.1 tourism & business

Accommodation on the move

Caravan Parks are travelling an evolutionary road

resortbrokers.com.au

Hotel Furniture Specialists

1300 500 815 admin@resortinteriors.com.au

www.resortinteriors.com.au

AUSTRALIA | USA | NZ | SINGAPORE | CHINA | UK | FIJI | INDONESIA

John Armstrong became known across NZ as the legal expert for motel conveyancing and advice. No doubt, many readers from NZ will have benefitted.

After a career spanning 50 years, John has retired and bought a Sunshine Coast holiday home. We remain great friends and I look forward to spending more time with him and his partner, Sandy.

On moving to Australia in 1985, I was introduced to David l’Estrange – a name well known to me as he had toured NZ with the Wallabies. We struck an instant rapport and David became my next trusted legal specialist. He not only acted for our company, but became the acknowledged Australian motel conveyancing expert with a deep understanding of the motel concept.

In 1990, I joined a morning running group that included one David Burrough. By this time, our business was thriving. While David l’Estrange was acting for vendors, we needed another specialist to assist buyers.

David Burrough grasped the nettle with both hands. When David l’Estrange retired from the law in the mid-1990s (since becoming a very successful management rights owner), David Burrough ably assumed the mantle.

Highly regarded for his expertise in the tourism sector, he is recognised as one of the greatest authorities in our industry. No doubt, he too will have assisted many readers.

Legal giants of our industry

I Ian Crooks MANAGING DIRECTOR

“Caravan parks hold wonderful memories for many Australians – carefree summers by the beach, meeting up with old friends, afternoon drinks under a shady annex. Caravan parks are a vital component of our accommodation sector. This issue’s cover story looks at their continued popularity and reveals the caravan’s new found image of ‘cool’.

dedicate this column to three outstanding individuals, members of the legal fraternity who, through their specialist accommodation property know-how, have contributed enormously to our industry.

Rarely do individuals stand out, in my estimation, to the extent these three do.

They deserve thanks and recognition for their contributions to the accommodation industry.

During 35 years selling tourism property, I’ve been privileged to work with a few exceptional solicitors whose understanding of the concept of motels and motel leases has been invaluable.

There are now many more legal professionals specialising in the field. We thank you too and can’t stress enough to buyers and vendors the importance of engaging solicitors with specialist accommodation property expertise.

Firstly, I pay tribute to John Armstrong, a partner for many years in Davidson Armstrong & Campbell, in the small New Zealand town of Waipukurau, Hawkes Bay. John and I go back to the early sixties, when we played in the same club rugby team.

We lost touch in 1977, when I moved to start my motel sales career in Tauranga. But I had the great fortune to reconnect with John when I was taking a buyer, Dave Thornton, to inspect a Waipukurau motel. To my delight, John offered to finance the buyer who, it turned out, had been his housemaster at Christ College in Christchurch.

As our motel sales business grew, John acted for many of our buyers. His firm also had its own nominee company, so he was often in a position to finance buyers into freehold motels. And, through our association, we built up a strong working relationship with international finance house United Dominion Corporation (UDC).

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Please send your feedback to: carlacook@resortbrokers.com.au or PO Box 5004, West End Q 4101.

INSIDE SUNSHINE COAST ARTICLE

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MOTEL VALUES ARTICLE

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ACCOMMODATION ON THE MOVE

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BE MY GUEST

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DELUXE SUITE

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RELIEF MANAGERS

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INDUSTRY SPECIALISTS

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RESORT BROKERS DIRECTORY

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his well maintained complex offers affordable holiday accommodation in a quiet location yet is just a few minutes walk to the heart of Surfers Paradise and the many shopping, dining and entertainment facilities available.

The patrolled beach is extremely handy, there is public transport at the door and the situation is excellent for the regular walk-in traffic this building receives.

Fantastic guest facilities are on offer including indoor and outdoor swimming pools, sauna, electric barbecue, games area, tour desk and underground security parking. Apartments are all fully selfcontained with one bedroom sleeping up to 4 people, and the majority have great ocean views.

The manager’s unit has been renovated, is immaculately presented and features 2 double bedrooms, 2 bathrooms, spacious open-plan living, 2 new air-conditioning units, kitchen with new dishwasher and stove, patio for outdoor living and 2 car spaces.

Great location, great business MANAGEMENT RIGHTS - GOLD COAST COMPLEX

• Holiday high-rise close to everything • 36 out of 54 units in the letting pool • Bonus of secure long-term agreement with 21 years remaining • Detached exclusive use office.

• Good occupancy and regular repeat guests • Excellent systems in place so it can be easily run by a couple.

• Vendors have been there 7 years and are ready to retire • Make sure you view this one so call now to inspect

Deborah Tilley Mobile: 0424 428 489 Brisbane office: (07) 3878 399 Email: deborahtilley@resortbrokers.com.au

ref: MR001508 Nett profit: $265,000 PRICE: $1,745,000

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Priced to sell - 60 r00m motel LONG LEASE

Stuart Charles EXCLUSIVE AGENT Mobile: 0458 588 472 Melbourne office: (03) 9347 3100 Email: stuartcharles@resortbrokers.com.au

ref: N/A Turnover: $850,000 + 2010/11 PRICE: $490,000

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he offering is a large leasehold motel with a modern restaurant and conference centre. It’s the largest motel in South Australia, outside the Adelaide metropolitan area. Located in Mount Gambier, the motel is set on five and a half acres and has commanding frontage on the Princess Highway (Jubilee Highway). The rooms are set back from the Highway to ensure the quiet enjoyment of guests.

This motel has excellent function and conference facilities and as a result there is real scope to increase income significantly.

Mount Gambier is the largest regional city in South Australia located approximately 450 kilometres south of the capital

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Adelaide and just 17 kilometres from the Victorian border. The city is home to approximately 28,000 people.

The town’s major industries are agriculture, forestry, trucking and tourism.

This is a rare opportunity to purchase a large corporate motel. Rarely does a motel of this scale come up for sale. It ticks all the boxes: long lease, realistic rental, corporate motel, substantial growing coach market and corporate market.

• Long 34 year lease • Corporate motel (Core business: Monday – Friday) • Bus access & parking • Rent: $170k • All rooms with new linen • Modern bar and restaurant • 3 bedroom manager’s residence and private courtyard

Are you buying or selling Caravan Parks, Motels, Management Rights or Hotels?

MOTELS

CARAVAN PARKS

MANAGEMENT RIGHTS

David Burrough is the most respected legal advisor for those about to buy or sell an accommodation business Before you go ahead & talk with David and his team learn everything you need to know: • What really is and isn’t included • The language the experts use • How to minimise risk • What your agent, banker & accountant need to know • Critical differences between new & established businesses

Limited copies of David’s booklets are still available.

Call: (07) 3220 1144 Fax: (07) 3220 3434 Email: email@hillhouse.com.au www.hillhouse.com.au

Editorial

Sunshine Coast:

‘The tourism industry is shot up there... isn’t it?’

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hrases like this are common when I speak with buyers from my database on my regular contact calls. It is frustrating that the press still haven’t grasped the fact that the Sunshine Coast is not only open for business, but was never really impacted by the floods and cyclone Yasi in the first place. The perceptions of certain sections of the media seemed to suggest that all of Queensland was closed for business.

Far from it! The recent Audi Noosa Food and Wine Festival drew an estimated 27,000 people to the Coast and Eumundi’s Body Carnivale and Caloundra’s International Rally also attracted huge numbers.

Last weekend’s Winter Festival drew a crowd estimated at over 10,000. Record bookings for this year’s Noosa Winter Festival are expected to fill accommodation houses and provide another much-needed boost.

Coming up in June The Noosa Long Weekend, one of Australia’s favourite regional cultural events, celebrates its 10th anniversary with a 10-day celebration of theatre, music, literature, forums, dance, film, art and food (June 17-26). It’s a chance to get close to some of Australia’s best performers, writers, musicians, film-makers, news-makers and commentators. Huge numbers of guests from all across Australia are again expected to attend.

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And don’t forget The Noosa Triathlon. Last year’s entries into the individual triathlon sold within four days of opening and the team’s event within weeks.

From the response so far and the urgency from within the triathlon community we are tipping another record to fall,” This world famous triathlon boasts many records including being named as one of the top ten events in the world to do by the UK’s 220 Magazine. Its incredible popularity has seen the demand for places at a premium and was the first triathlon event in Australia to reach sell out status.

A record entry of 96 cars, including 16 from overseas, were seen at the International Rally of Queensland on the Sunshine Coast. Held on 13-15 May this was the biggest championship rally spectacle in Australia for many years.

So, if you look beyond all the hype and misleading press, you will find a vibrant industry. Yes, we have had a few speed bumps along the way and the weather earlier this year was most unkind, but business is moving forward as usual. Come up and see for yourself...

By Glenn Millar RESORT BROKERS AUSTRALIA, SUNSHINE COAST

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his Noosa Waterfront property is one of a handful of unique waterfront properties featuring its own private white sandy beach and jetty, and to top that off, a boat ramp for small boats and watercraft. Apartment decks are 3 metres from the beach sand. Guests can tie their boats up on the beach outside the waterfront units.

The complex also features poolside villas with private courtyards overlooking two stunning freeform pools, spa and BBQ pavilion. The apartments have been refurbished by an interior designer giving the property a distinct French coastal feel.

The reception has also been refurbished.

Advance bookings are very strong.

Absolute Waterfront Noosa MANAGEMENT RIGHTS

• Spacious 2 bedroom 2 level manager’s residence with private outdoor entertaining areas • North facing with million dollar views • Minutes from Noosa Beach, the River restaurants and shopping precincts • Over $50,000 body corporate remuneration • Simply stunning rare waterfront site • Perfect aspect for year round sun

Glenn Millar EXCLUSIVE AGENT Mobile: 0412 277 804 Brisbane office: (07) 3878 399 Email: glennmillar@resortbrokers.com.au

100% Investors 100% units in letting pool.

• 24 apartments, all in letting pool • Majority fully refurbished • 2 freeform heated pools, spa and BBQ, half tennis court • Private beachfront, 2 jetties and private boat ramp

ref: MR001478 Nett profit: $317,253* PRICE: $2,165,000 *includes body corporate remuneration

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Luxury Sunshine Coast Perm.

MANAGEMENT RIGHTS

Glenn Millar EXCLUSIVE AGENT Mobile: 0412 277 804 Brisbane office: (07) 3878 399 Email: glennmillar@resortbrokers.com.au

ref: MR001231 Nett profit: $192,300 PRICE: $1,695,000

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urrounded by one of the top golf courses in Queensland, the world class facilities of Vardon Point set a totally new standard in resort style accommodation, offering guests and residents beautiful landscaped grounds, two swimming pools, spa pool, a tennis court and large resort style apartments.

This complex is predominantly a residential complex with 17 apartments in the managers’ letting pool. Underpinned by a significant body corporate salary, no weekend work and a stunning residence, this property is certainly unique.

The managers villa is the largest in the complex with four bedrooms over two levels, a double garage and stunning Japanese style gardens and entertaining area.

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This is one of the best management rights residences you will see. As a bonus the back office is on title and is large enough to operate a small business (fully networked with space for 4 x workstations).

• 105 apartments with 17 in letting pool • 1 free form pool 1 heated lap pool, spa, BBQ, and tennis court • Adjacent to and with buggy path to Club Pelican Golf Course • Substantial body corporate remuneration • Minutes from shopping beaches and private and public schools, • Immaculately presented grounds • No Fixed Office Hours and weekend work is minimal • Room to grow letting pool as current managers have preferred to concentrate on caretaking.

• Extra income potential from on site unit sales

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Ready to open new permanent

he Parks Chancellor Village is a permanent complex being developed in stages. Stage 1 is almost complete awaiting final approvals and stage 2 is estimated to be operational by mid 2012.

The Parks is positioned in the heart of Chancellor Village in Chancellor Park on the Sunshine Coast. The nearby university which is expected to double in size over the next ten years and there are plans for this area to be developed as a leading “smart industries” sector.

You will be hard pressed to find a “for lease” sign at Sippy Downs/Chancellor Village suburb in Queensland. A recent study revealed this area is the number one suburb in the state for rental yields.

Independent research by RP Data showed the Coast suburb of Sippy Downs/ Chancellor Village unit has a median price of $201,500 and median rent of $358 with a 9.7% gross rental yield.

MANAGEMENT RIGHTS There are only a handful still left in stage 1.

Stage 1 consists of 50 dwellings, Stage 2 a further 36 dwellings.

• Combined full year body corporate remuneration of $77,242 • Spacious 3 bedroom residence and large office on title, front and rear courtyards, undercover terrace and double lockup garage • Projected 85% investors • Resort style pool and BBQ pavilion • Claw back/ claw forward provision • Large air conditioned and carpeted office • Full tiled living areas in manager’s villa • Storage shed on title adjacent to double garage

The complex has been specifically designed for investors who are the predominant purchasers to date.

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Glenn Millar EXCLUSIVE AGENT Mobile: 0412 277 804 Brisbane office: (07) 3878 399 Email: glennmillar@resortbrokers.com.au

ref: MR001423 Nett profit: $201,641 projected PRICE: $1,140.000

Gold Coast goldmine!

current owners – they generally start their day at 7.30 and are finished by lunch.

The CPI linked salary currently stands at $112,420, and will rise at July’s AGM. The hard work has been done, now you can reap the rewards!

HIGH AND CONSISTENT INCOME!

Alex Cook Mobile: 0467 600 610 Brisbane office: (07) 3878 3999 Email: alexcook@resortbrokers.com.au

ref: MR001499 Nett profit: $ 284,152 Turnover: $ 303,784 Managers Unit: $395 per week (rent) or $395,000 (purchase) PRICE: $ 1,435,000

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his beautifully maintained permanent management rights is situated just off the highway in the Northern Gold Coast suburb of Oxenford.

A quick walk around the complex demonstrates the high calibre of tenant that the current managers have built up over the years. There is a day-care centre, primary school and shopping precinct on the door step. Helensvale State High, Westfield and Theme Parks are minutes away. Brisbane is a 40 minute drive.

The complex consists of 147 units, 95 of which are in the letting pool. This generates $131,745 per annum, a figure that has grown 4 – 5% annually over the last 5 years. Despite its size and income, the complex is easily maintained by the

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The manager’s unit is a lovely free-standing 3 bed villa with surrounding gardens.

Situated at the back end of the complex, it is remarkably peaceful. The current owners are prepared to rent the villa back to the new managers, providing a rare opportunity to maximise your return by purchasing the business only….where else can you get a 284K income from a $1.435m investment?

• New 25 year agreement set to be granted at July AGM • Top-end, recession proof income • Lovely managers unit + manageable workload = great lifestyle • Option to rent ($395 per week) or purchase ($395K) manager’s unit • Big potential upside in additional maintenance work

Editorial

Motel values on safe ground

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Motel owners and operators have naturally worried about the on-going legacy of Queensland’s summer of natural disasters. After a recent Statewide tour, visiting dozens of properties, I can reassure you on two fronts...

Firstly, let me deal with the issue of motel values. A frequently asked question is ‘has the value of my motel been affected by the floods / cyclone?’ The short answer, in almost every case, is no.

Let me explain.

accommodation shortages are evident. In three weeks, I have been to the Surat Basin, central highlands and coast and the far north. The picture is patchy, but largely positive.

It must be acknowledged that Cairns is still suffering, while Port Douglas has been quiet and isn’t expecting a great season. But, of six Cairns properties I visited, three were trading back at the levels of two years ago and one (3.5-star, 30-unit, no restaurant) reported doing business at 2007 levels. Despite dire predictions and some sad stories, there are good properties trading extremely well.

Valuing a motel is not an exact science by any means. It needs to be informed by many factors, including age, upkeep, location, facilities, chain membership, comparable sales and accepted industry standards.

But the primary influence, the overriding factor used to determine a realistic sale price, is its trading performance. And this is measured over time, never judged on just one season or year.

Operating P&L statements must be analysed over at least three years to provide a realistic picture. Moveover, anomalous trading figures caused by extraordinary events, such as occurred in Queensland in January, can be removed from the equation all together.

Devastation and road closures have made it tough for centres like Innisfail and Cardwell. But mining industry powerhouses like Bowen (5000 new jobs expected in the region over the next three years) and Mackay are booming.

The operators of a 60-room property in Mackay told me their April occupancy was 92.8% despite the involvement of Easter (no business customers). Another motel reported 91%. Coal towns Middlemount, Dysart, Emerald and Moranbah are all trading extremely well through the week, though quiet on weekends.

Rockhampton experienced very weak trade in January – February when it was isolated by road closures. But things have returned to normal occupancy levels of around 66%, with some much higher.

We have just sold three motels in Rocky in three weeks.

Moving south, Bundaberg remains strong thanks to steady business trade, but the Fraser Coast is quieter due to the downturn in tourist numbers post-GFC.

This year, Resort Brokers Australia has negotiated a number of Queensland motel sales at prices calculated by disregarding January 2011 trading figures. 2010 data for the corresponding period was substituted, reflecting more typical activity.

In all cases, not a single person from the vendor’s or purchaser’s side of the transaction, objected to this approach. Hence the valuation was unaffected by the January events.

When it comes to bricks and mortar, only a limited number of motels were directly damaged. In fact, because of their sturdy construction or safe location, several actually provided refuge for townsfolk.

I’m pleased to see Easter was a trading success for many. In Noosa, I hear tales of the best trading for 12 years! The Sunshine Coast and Gold Coast generally seem to be ticking along at average occupancy rates, though not setting the world on fire.

Brisbane attracts very high weekday business occupancy, but is quieter on weekends.

Those in vulnerable areas, such as cyclone-prone waterfronts, are well constructed, equipped for the conditions and adequately insured. Repairs are seen to quickly.

I recall Katherine’s devastating 1999 floods when water lapped second floor windows of some very good properties. After assessors swept through and refurbishment was done, they bounced back stronger than ever. A similar scenario is unfolding in Queensland.

Toowoomba, Warwick and Goondoowindi, where floods caused immense difficulty, are trading below par. With three short weeks keeping business travellers off the road in April, it is difficult to gauge a trend. Further west, however, Roma is absolutely flying and Chinchilla, Miles and Dalby are all travelling well.

This brings me to my next point of reassurance … business is rebounding strongly in many centres, particularly where

By Ian Crooks

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Iconic Rockhampton Motel ROCKY’S MULTI AWARD WINNING RESTAURANT

Ian Crooks Mobile: 0411 171 648 Brisbane office: (07) 3878 3999 Email: iancrooks@resortbrokers.com.au

ref: N/A Nett profit: $535,000 projected 2011/2012 Turnover: over $2.2mil projected 2011/2012 PRICE: $1.85m (+ GST if applicable)

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unique waterfront motel and magnificent restaurant. The motel consists 28 x 4 star units, all extensively renovated to a brand new standard as well as Cassidys Seafood and Steakhouse restaurant.

The restaurant has been operating for over 3 decades and has always been extremely popular with corporate company representatives as well as the local population of this booming city.

The motel is located on Victoria Parade overlooking the picturesque Fitzroy River.

This strip of Victoria Parade boasts some of the most desirable and modern short term accommodation as well as a selection

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of popular cafes and restaurants - business creates business!

The motel is built over two levels with car parking directly outside the units and each room overlooks a large pool and BBQ area which is attractively landscaped creating a relaxing oasis-like feel.

• The motel would make a wonderful passive investment • Under full management • Shows nett 26.5% with management in place • A brand new 30 year lease • Rental only $360,000 + gst per year • Highly recommended by all return guests • Great location • Extensively renovated with new carpet throughout • Austar in all rooms • Attractive cocktail bar • Large private 3 bedroom manager’s unit

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rare opportunity to acquire a superb business with a proven track record of high returns through repeat clientele. It is offered for sale as a going concern with the potential of splitting and selling off either or both the freehold investment or a 30 year lease.

Surrounded by 5 World Heritage National Parks, spectacular rainforests and yet only 20 minutes to Coolangatta international airport and 35 minutes from the famous beaches of Byron Bay, this motel is screaming out for aggressive marketing.

Watched over by the awe inspiring majesty of Mt Warning, Murwillumbah on the banks of the beautiful Tweed River is located in the centre of the stunning Tweed Valley Volcanic Caldera. This area has been identified as one of the top ten of the most desirable places to live in Australia - based on natural beauty, property values, good infrastructure, diversified industry and manufacturing.

BE THE FIRST TO INSPECT, YOU WILL NOT BE DISAPPOINTED AT THE POSSIBILITIES! Potentially Australia’s next boom town with

Freehold Going Concern Motel North Coast NSW

MAKE AN OFFER & SPLIT OFF FREEHOLD & LEASE the recent discovery of massive untapped Natural Gas reserves!

• 31 standard and deluxe suites 3.5 star AAA( single; queen and family) • Rooms recently painted & refurbished with new beds & flat screen TV’s • Spectacular views of Mt Warning • Free satellite TV, movie channels and wireless internet access • Swimming pool, guest bbq’s and 45 bitumen sealed car parks • Walking distance to restaurants and CBD shopping • Surrounded by 5 World Heritage National Parks • 3 bedroom air conditioned manager’s unit • Breakfast only (no evening meals)

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Ian Dore Mobile: 0412 752 238 Sydney office: (02) 9904 8224 Email: iandore@resortbrokers.com.au

ref: FH001519 Nett profit: $300,000 Turnover: $522,581 (1/7/10 to 6/6/11) PRICE: OFFERS OVER $2,600,000

Popular Rockhampton Motel OPPORTUNITIES FOR GROWTH

Ian Crooks Mobile: 0411 171 648 Brisbane office: (07) 3878 3999 Email: iancrooks@resortbrokers.com.au

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2 unit motel and conference room complete with 3 bedroom owner’s accommodation.

The property also boasts an attractive 50 seat restaurant and cocktail bar which the current owners of almost 4 years chose to close to the public and motel guests apart from those attending conferences. Here is a real opportunity for growth and turnover in this motel!

ref: LH001529 Nett profit: $239,000 Turnover: $652,008 PRICE: $795,000

This motel has been a popular property for many years and its longevity has created excellent goodwill. The only reason for sale is due to ill health.

Repeat business is assured for those who follow the same rules as the current vendor.

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The motel hosts regular monthly conferences with industry and government departments, generally for 20-50 people over multiple days. The participants stay at the motel and their packages include bed, breakfast and other main meals.

• Undercover car parking • Fully fenced swimming pool • Off main highway • Free wireless internet • Austar throughout • Rooms all upgraded with new bedspreads and flatscreen TVs • 21 years left on lease from August 2011 • Very accommodating landlord • Member of Australasian Golden Chain • Close to main highway and CBD

Bunderberg’s finest

hurt, nor does the fact that it’s only a few minutes to the CBD, rail station, base hospital and private hospitals as well as several popular restaurants.

33 ABSOLUTE LUXURY UNITS

Len Booth EXCLUSIVE AGENT Mobile: 0438 139 422 Ph: (07) 4155 6330 Email: lenbooth@resortbrokers.com.au

ref: LH001514 Nett profit: $367,505 PRICE: $1.5m

Continental breakfast is included in the tariff so the guests virtually serve themselves in the small in house dining room.

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undaberg is a progressive coastal city which forms part of a vibrant diverse region just 4 hours north of Brisbane and is considered to be one of Queensland’s leading motel towns. With a population of 65,000 and well respected private schools and university, the city acts as the gateway to the Great Barrier Reef.

This property is the blueprint for the perfect motel, great street appeal with welcoming Mexican yellow as the main colour, no restaurant to worry about and owners who have been fastidious in their refurbishing and maintenance program (even prepared well in advance for digital TV).

Of course the main road position in the very popular town of Bundaberg doesn’t

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For five years this motel has been run under management.

• 33 units including disabled, family, interconnecting and executive spa • All units have dead locks and security screens • Four star and immaculately kept • Large 3 bedroom modern residence • On site private garage, 2 storage rooms and 3 linen rooms • 20 year lease with future corporate bookings • 10 Metre in ground pool • King size beds in several rooms • All furniture imported from Mexico

ACCOMMODATION ON THE MOVE

Caravan Parks are travelling an evolutionary road

By Catie Langdon

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rom humble camping grounds to modern resort villages, caravan parks have evolved to meet the needs of their mobile guests. This month, we take a nostalgic look at a much-loved holiday tradition and see where the road ahead might lead.

‘Caravan’ may sound like ‘car’ connected to ‘a van’, but that’s pure serendipity. The word comes from the Persian ‘karwan’, meaning ‘group of desert travellers’. Its English use to describe a type of vehicle probably dates from the 1600s, referring to covered trailers like those used by the Romani people.

The mobile holiday home meaning developed much later. The world’s first leisure caravan was built in Britain in 1880 by the Bristol Carriage Company – the 18foot (5.5m) “Wanderer”.

Growth in caravan use is naturally linked to that of motor cars. In Australia, caravan use really took off following World War II. They were more comfortable and secure than tents. You could take your holiday home on the road with you, not relying on hotels or motels. But, of course, caravanners did need access to facilities.

So camping grounds sprang up – usually on public land and always in prime spots by beaches, rivers and natural attractions. A

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whole new accommodation sector emerged to serve caravan users’ needs.

Since the prosperous 1950s, both the recreational vehicle market and caravan park industry have expanded and evolved in tandem. The range of vehicle types mushroomed. After caravans and camper trailers came ‘pop top’ hybrids and campervans.

Caravans grew from tiny two-berth trailers to large, triple-axle, six-berth designs with kitchens and bathrooms. Campervans became motor homes. And a new branch of the industry emerged – mobile or relocatable homes – to accommodate seasonal and full-time users.

A step up from permanent on-site vans, they provided all the comforts of a unit. For some, they are a lifestyle choice, for others, an affordable necessity.

More and better facilities All the while, the caravan park industry was adapting. Council-operated grounds grew to add more and better facilities.

Private operators saw the opportunity and established purpose-built parks catering for various groups – holiday or long-term, family or retiree.

Competition for the tourist dollar encouraged innovation. Cabins were added. Initially quite modest, they increased in scale and amenity. Many are now comparable to motel units.

Convenience stores opened alongside park offices. Function rooms were added for entertainment evenings. Many parks still operate on this popular, traditional model.

Others pursued the ‘resort’ concept, adding recreation facilities to create destination parks. Some boast barbeques, pools and tennis courts. Others added tropical gardens, water slides, basketball courts, walking and cycling tracks, amusement centres and cafés.

Marketing alliances were formed, as they had in the motel industry, to link individually-operated parks. The largest are Big 4, Top Tourist and Family Parks.

Who uses caravan parks?

Australian Bureau of Statistic data shows, in 2009, caravan or camping accommodation accounted for 15% of total domestic visitor nights. 40.9 million visitor nights were spent in caravan or camping accommodation, 1.3 million nights more than in 2008.

Over half (52%) of domestic caravan park users were aged 35-59 years. Older age groups (60+) have increased at an annual rate of 6% since 2000.

International visitors spent 4.5 million visitor nights in caravan or camping accommodation that year. They came mainly from the UK (25%), Germany (13%), New Zealand (8%) and France (7%). Almost half were aged 20-29 years.

According to a 2010 Ibisworld report, the industry has “reinvented itself” to become a more important component of the total accommodation sector.

“New quality facilities are usually available at lower tariffs than competing hotels and motels, but still offer attractive profit margins,” it said. “The industry has survived the recent economic slowdown in better shape than other tourist accommodation

providers by offering a combination of lowcost and high-quality accommodation.”

There are more than 1,600 caravan parks (40-plus sites) across Australia. The industry generated revenue of around $1.2 billion in 2010 and employed over 10,500 people.

Ownership changes Resort Brokers caravan park specialist, Lindsay Cooper, says the past decade presented some challenges but the market has stabilised and parks remain attractive investments.

“They occupy some of the best land in Australia, either coastal or where towns have grown up around them,” he said.

“A while back, they were targeted by developers for higher value uses, but that trend has slowed for various economic and regulatory reasons.

“The industry is strong. Despite the resulting decline in park numbers, total industry revenue has continued to increase.”

Another change, early this decade, was the emergence of corporate and institutional buyers.

“We now have large companies like Discovery Holiday Parks and Aspen Parks owning multiple properties,” Lindsay said. “They identified the park industry as a prime investment target because of its excellent locations, strong income streams and growth potential.”

The trouble was, in what had largely been a ‘mums and dads’ industry, corporate buyers pushed the price of parks up, often paying above the market to establish their chains.

“The Dimidium Group, launched in 2003 to target accommodation for the resources sector, did so at its peril. It paid unheard-of premiums and ended up in receivership.

Now, following forced sales, most of their parks are back in the hands of mum and dad operators who were able to buy well,” Lindsay said.

“I’ve always said caravan parks are one of the few recession-proof businesses. Aside from the Dimidium fiasco, a caravan park receivership is a rare thing. The market has now returned to where it was before the buy-ups. Coastal yields have moved to more like 11-13% and the western districts 16-17%, which is where they were around 10 years ago.”

Commitment and rewards Majella Kahler is president of the Caravan Parks Association of Qld and owner of Kahler’s Oasis Caravan Park at Warwick.

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After more than 22 years in the industry, she still enjoys the business and lifestyle.

Though quick to point out it’s a 24-7 commitment, Majella says there are great rewards, both personal and financial.

“With the right attitude, you will do very well. The industry camaraderie is tremendous. Park operators go out of their way to encourage and support each other.

There is strong co-operation and advocacy on common issues such as land tax and compliance.”

Majella says many parks took a hit during a summer of natural disasters. “Trade has been down this year, understandably, but we’re working hard get the message out there that Queensland parks are open for business with sites available. The future is bright.

“Parks still offer a tremendous range of options – traditional, value-for-money parks with good clean amenities, powered sites and friendly get-togethers, sophisticated parks with exceptional facilities and villas to suit the most discerning guest, and plenty in between.”

‘Don’t tell Clarkson!’

News from the Recreational Vehicle Manufacturers Association of Australia (RVMAA) suggests caravan park owners can look forward to busy times ahead.

The number of RVs manufactured in 2010 reached 21,250, the highest annual production since 1980. Once regarded as a bit old-fashioned, caravanning is enjoying a resurgence.

Fans of motoring’s opinionated Top Gear host, Jeremy Clarkson, know his legendry hatred for caravans. A recent headline in The Times (UK) trumpeted: Don’t tell Clarkson – but caravans are back! The article suggested, just like screw top wine, caravans had reinvented themselves to become “the epitome of cool”.

There are about 400,000 caravans, motor homes and camper trailers registered in Australia, making us one of the world’s most caravan-friendly countries. Which is why, perhaps, we’ve taken another step in the evolutionary process – RV residential resorts –designed to cater for people who enjoy the ‘RV lifestyle’.

On the Fraser Coast, Queensland’s first RV-focused residential community is developing houses that include undercover parking for a full-size RV, with power, water and dump point connections.

Our love affair with caravan parks will continue. They represent freedom, spontaneity, escape, no stress, no schedules, a holiday choice with enduring appeal. By Catie Langdon

B

IG4 Atherton Woodlands is being presented to the market for the first time in nearly a decade. It is hard to find the right words to describe this magnificent park. It is like no other park in North Queensland.

Located in the heart of the stunning Atherton Tablelands, it provides a variety of accommodation options to suit all tastes and budgets. There are 20 available cabins/ villas/cottages (accommodation with styles from luxury family villas to budget ensuite), 72 powered sites, 8 un-powered sites, 10 storage sites, large 5 bay workshop/ shed, toilet and shower amenities, laundry facilities and camp kitchen and BBQ’s.

The park is supported by other facilities including an internet kiosk, a spectacular (and very popular) Balinese cabana with BBQ, swimming pool, playground, carport and varying vehicles - golf buggies, ute, quad bikes and scooter.

The entire park has undergone serious and significant refurbishment, since purchased in 2003. The property has won numerous awards including Commercial Garden of the year for 6 years.

BIG4, Atherton Woodlands TOURIST PARK, ATHERTON TABLELANDS

The outstanding contribution to the operation of the park is the manager’s residence. It is a separate 3 bedroom house, with large rolling verandas, modern well appointed kitchen and laundry and air conditioning. It is currently occupied by the vendors.

Shane Mullins Mobile: 0447 185 001 Brisbane office: (07) 3878 3999 Email: shanemullins@resortbrokers.com.au

Attached to the recently refurbished and modern reception is a house in itself. Offering 3 large rooms, dining room and kitchen and covered patio.

• Spread across 6 acres • Over 80 sites - majority powered • 20 fully refurbished cabins/cottages/villas, with approval recently granted for an extra seven. Two of these are supported by a government grant • Approval for a new amenities block and laundry • Strong reputation built on repeat business • A strong corporate trade

resortbrokers.com.au 20

ref: N/A Nett profit: $540,000 PRICE: $4.385m

Escape to the Esplanade MANAGEMENT RIGHTS, CAIRNS CITY

Shane Mullins EXCLUSIVE AGENT Mobile: 0447 185 001 Brisbane office: (07) 3878 3999 Email: shanemullins@resortbrokers.com.au

ref: MR001523 Nett profit: $ 250,000 PRICE: $1,530,000 (including unit)

1

81 The Esplanade is located on the Cairns Esplanade, Queensland. 181 offers private and exclusive oceanfront accommodation on the CBD fringe.

The resort provides a selection of deluxe two bedroom apartments designed to take advantage of the uninterrupted views of the Coral Sea. Comprising a high-rise building set in lush tropical gardens, the resort offers facilities including large reception foyer, swimming pool, spa, sauna and BBQ. The manager’s apartment consists of two bedrooms, two bathrooms (ensuite includes spa), modern kitchen, dining/living area, accessing a private courtyard.

resortbrokers.com.au 21

The office/ reception is exclusive use and the front foyer provides a relaxed and welcoming atmosphere.

This is a real opportunity to secure a solidly performing business and capitalize on the expansion of the neighbouring Cairns Base Hospital district for current and future income.

• 37 apartments (including two penthouses and two lifts) • Brand new accommodation agreements - 20 years • 2 bedroom well appointed manager’s residence • BC salary over $60,000 • All units are well maintained and have been refurbished • Mixed letting – repeat corporate/domestic travellers and international/domestic holiday guests • Great location, an easy walk to CBD, with local restaurants and coffee shops

A

n opportunity for a motivated operator to acquire a 20 year lease on a 10 unit motel, with a 2 bedroom manager’s residence, large office/reception, private outdoor pool and BBQ area.

The lucrative opportunity is to take advantage of the very rare and recent council DA approval to change the use of the property into a 60 bed working backpacker hostel in one of Australia’s major backpacker destination towns. The profit on 60 beds is significant.

60 bed hostel leases such as this one generally sell for $500K - $600K... this opportunity is available to you for $175K. The current owners have done all the work - investing over $100K on council approval to backpacker hostel.

The motel has been in operation as a 10 room budget accommodation. It has always been operated under management.

The figures and forecasted earnings allow for an operator to capitalise on Innisfail as one of Australia’s major backpacker destinations for working holiday makers.

New backpacker opportunity BACKPACKERS INNISFAIL

The towns proximity to Cairns ensures a regular flow of backpackers to the town.

The forecasted earnings as a 60 bed backpacker hostel represent a rare, unique and lucrative opportunity and a 100% ROI. • 10 rooms - council approved to 60 beds • 20 year lease at settlement • 2 bedroom manager’s residence • Large open kitchen area for guests • Facilities include parking, in ground free form pool, BBQ area, reception and tour desk • Conveniently located close to local bars, restaurants and retail • With approval in place, current vendors will facilitate the entire process from settlement, to conversion, to training the new vendors in securing guests/full occupancy with no marketing (Australian Government sends the guests).

resortbrokers.com.au 22

Shane Mullins EXCLUSIVE AGENT Mobile: 0447 185 001 Brisbane office: (07) 3878 3999 Email: shanemullins@resortbrokers.com.au

ref: LH001520 Nett profit: $ 185,000 (forecasted) Turnover: $ 420,000 (forecasted) PRICE: $175,000

A real opportunity

The average week’s rent is positioned between $150 - $175 per studio apartment.

Each lot consists of two bedroom studio apartments furnished.

MANAGEMENT RIGHTS CAIRNS

Shane Mullins EXCLUSIVE AGENT Mobile: 0447 185 001 Brisbane office: (07) 3878 3999 Email: shanemullins@resortbrokers.com.au

ref: MR001530 Nett profit: $75,000 PRICE: $320,000

P

laza Palms is an affordable accommodation venue offering an opportunity to capitalise on a consistently growing market.

The property needs an astute purchaser with the right attitude and commitment.

The accommodation forms a basic platform with the bare necessities, allowing a rent commitment from $150 - $175 per week.

The property can be purchased in a couple of scenarios; 1. Manager’s apartment and management rights together with four lots - comprising of 6 studio apartments and vacant land $600,000 2. Manager’s unit and rights only - $320,000 3. Three separate lots - $110,000 each - comprising of 2 studio apartments per lot

resortbrokers.com.au 23

The figures presented are the actual trading figures from August 2010. The nett return for the two previous financial years was in the vicinity of $140,000.

This is not for the faint hearted but with a few changes could result in a good buy.

• Permanent letting rights for 68 studios • Long agreements • 2 bedroom manager’s residence, reception and offices on title • BC salary over $54,000 • Previous manager up to the end of August 2010 had returned over $140,000 for consecutive years • Large reception/conference centre, commercial kitchen/bar - not in use • 3 additional lots available to purchase being offered as a package • Vacant land (approved for an additional 20 rooms) - included in price

EAST SEAHAM SEAHAM EASTSEAHAM SEAHAM EAST

$895,000 $895,000 $895,000 $895,000

Bed: Bed: 4Bath: Bath: 4Car: Car: Bed: 44 Bath: 44 Car: 44 4

ThisThis very unique home was built very unique home was built This very unique home was built inin in the mid-­1980’s on 40-­acres of hillside the mid-­1980’s on 40-­acres of hillside the mid-­1980’s on 40-­acres of hillside by a professional owner builder.

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East Seaham, self-­contained cottage, a 4-­car self-­contained cottage, a 4-­car self-­contained cottage, a 4-­car Maitland offers choices of private, in the Lower Hunter, is situated Maitland offers choices of private, in the Lower Hunter, is situated Maitland offers choices of private, garage and anoutdoor outdoor covered garage and an outdoor covered in the Lower Hunter, is situated garage and an covered public and secondary schools and with easy access to the Newcastle public and secondary schools and with easy access to the Newcastle public and secondary schools and with easy access to the Newcastle entertaining area. entertaining area. entertaining area. shopping centres. airport, Port Stephens, Maitland, shopping centres. airport, Port Stephens, Maitland, shopping centres. airport, Port Stephens, Maitland, TheThe views from thethe front patio views from front patio Hunter vineyards and Barrington Inspection Hunter vineyards and thethe Barrington The views from the front patio by appointment.

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Contact Kurt Rothwell Contact Kurt Rothwell deck faces towards Newcastle with deck faces towards Newcastle with Contact Kurt Rothwell deck faces towards Newcastle with 7KH Ă RRU SODQ GHVLJQ RI WKH SUHPLVHV 7KH Ă RRU SODQ GHVLJQ RI WKH SUHPLVHV Tony Cant Real Estate Maitland Tony Cant Real Estate Maitland 7KH Ă RRU SODQ GHVLJQ RI WKH SUHPLVHV impressive views during the day impressive views during the day Tony Cant Real Estate Maitland impressive views during the day make the property well suited for make the property well suited for 0412 123 558.

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4933 49336299 6299 6299 4933 tonycant.com.au tonycant.com.au tonycant.com.au

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22% return including unit

This is a very easily run complex for guests 55 years and over. It has a fantastic 22% return on overall investment! This permanent SOUTHSIDE MANAGEMENT RIGHTS letting is located on the Southside in beautiful Meadowbrook, making it easy to duck off to recognised by all the major banks. First to Nett profit: $ 110,823.69 (includes Body the sunny Gold Coast. see will buy!

Corporate Remuneration) • Body Corporate Salary $96,545.40 PRICE: $500,000 This complex has a strong rental demand (adjusted annually to CPI) with a large body corporate salary which ref: MR001451 • Amount in Sinking Fund $76,138.35 as giving any purchaser peace of mind. at July 2010 Tim Crooks EXCLUSIVE AGENT Very little care-taking with low maintenance • 38 Units (15 of which are in the letting Mobile: 0422 208 450 gardens. Lovely 3 bedroom, 2 bathroom pool) Brisbane office: (07) 3878 3999 manager’s unit with a registered valuation • Very little care-taking with low Email: timcrooks@resortbrokers.com.au of $250,000 just completed which is maintenance gardens

T NET IT F PRO ASED! E INCR

Ideal for newcomers to the industry NORTHSIDE MANAGEMENT RIGHTS Nett profit: $96,000 PRICE: $610,000 ref: MR001451 Tim Crooks EXCLUSIVE AGENT Mobile: 0422 208 450 Brisbane office: (07) 3878 3999 Email: timcrooks@resortbrokers.com.au

This permanent complex has a very strong rental demand being located on the northside of beautiful Brisbane.

Spacious 3 bed, 2 bath unit with registered valuation just completed and recognised by all the major banks.

This would be ideal for someone who would like to work from home or for a passive investor, as full management is in

resortbrokers.com.au 25

place and keen to stay on. Strong letting pool of 41 of 54 units and 14 years on term.

Shops, cafes, supermarkets are all within a close vicinity. Make an offer!

• Built circa 2000 • 14 of 25 year terms • Building type Brick & Tile • Great Northside location • Registered valuation on unit • Large letting pool • Self maintaining gardens • Spacious manager’s unit

Situated in the Victorian tourist town of Queenscliff steeped in history and characterised by its historic buildings, grand hotels, guest houses and cottages, Athelstane House is a magnificent example of a bygone age with all the modern conveniences Leasehold interest in Athelstane House Queenscliff: • Steped in history • 9 four star en-suite rooms and separate two bedroom FSC Victorian cottage • Fully licensed indoor/ outdoor bistro

“A noble estate” BOUTIQUE ACCOMMODATION • 9 year lease with freehold owner considering a lease extension at market rent • Currently ranked no. 1 accommodation provider in Queenscliff • Sea change opportunity for operator with hospitality or accommodation experience

resortbrokers.com.au 26

Turnover: $1,019,653 Nett profit: $148,646 PRICE: $300,000 (plus SAV) ref: LH001516

Jim Chapman Mobile: 0413 444 782 Email: jimchapman@resortbrokers.com.au

Editorial

Grant Batty Best Western

Fiji to join Best Western Australasian banner Best Western is delighted to announce that Fiji has joined Australia and New Zealand under the Best Western Australasia banner.

Three properties, owned and operated by the Hexagon Group of Companies have joined Best Western. Two properties, the Hexagon International and the Grand West’s Villas are conveniently located four star properties in Nadi and the third property is the 47-room Suva Motor Inn. Hexagon directors Hafiz Khan and Dixon Seeto are delighted their properties were able to pass the very vigorous Quality Assurance programme set by Best Western International.

They believe the Quality Assurance programme will ensure that their international guests will be comfortable knowing the three properties have a level of facility and service that are set by international standards and not just local expectations.

The Hexagon Group are also planning a 75 lot residential development alongside an 80 room international standard hotel at the beautiful Yadua Bay, about a 45 minute drive from Nadi. Most of the civil works have been completed and a marketing programme will commence in the near future.

Best Western has also experienced significant growth in New Zealand. Twelve months ago, 12 properties carried the Best Western brand, by the end of July that number will have grown to 18.

New properties have committed to the brand in Napier, Taupo, Rotorua, Palmerston North, Nelson and Invercargill. All these properties are rated either four star or four star plus.

The Best Western brand is now located in 13 different city and provincial centres throughout the North and South Islands.

The Best Western brand is strongly growing in popularity as evidence grows that travellers prefer to stay in a branded property.

Best Western is also evolving in the Australian accommodation market. No longer just motels and hotels, the brand has expanded into the serviced apartments sector. In the last month, three apartment properties in Cairns, Hervey Bay and Caloundra have joined the brand including the five-star Best Western Quarterdecks Harbour Retreat.

Management rights operators of holiday style complexes are now recognising that broad based marketing skills are a key necessity in maintaining reasonable occupancy rates and yields in a very difficult market. Many now recognise that aligning with a brand such as Best Western will enhance the returns they can achieve for their owners who have units in the letting pool.

With fewer motels being built it would appear that the serviced apartment market may well fulfil the role previously occupied by motels for the domestic and international traveller.

By Grant Batty - BEST WESTERN

resortbrokers.com.au 27

be my guest...

Editorial

There are 60,000 registered motor homes in Australia. There are over 300,000 registered caravans.

Mike & Maria Vigan OWNER OF A PENTHOUSE ON WHEELS After a lifetime of hardwork, hard saving and smart investment in motels’ the Vigans decided it was time to take a break and join the growing hoards of grey nomads who buy a caravan and see a bit more of Australia.

How many caravans and motorhomes have you had?

The first was a 17ft caravan – we travelled through NSW and Victoria. Immediately after our first trip we decided we needed something better and bought a 20ft Caprice with an ensuite and the works. We were on the road for 10 months travelling to Perth and through the red centre.

Although it was great in a caravan a motorhome had advantages so we bought a Winnebago and went around Australia.

Soon after that we bought a 25ft Sunliner which is much longer and much more comfortable. Now we have a 28 footer which we have had for the last 5 years.

How do the caravans and motorhomes compare in terms of costs?

Also with a motorhome you don’t always have to stay in a caravan park because it is completely self-contained with your own power, water, toilet and satellite.

Why do you enjoy caravanning so much?

Of course it is wonderful to see the country, but we have also made a lot of friends along the highway. We became members of the CMCA (Camper and Motorhome Club Association) in 2001, which has 60,000 motorhome members, the membership fee is only $50 a year and we also get the “Wanderer” their monthly magazine: www.cmca.net.au

Who are the “Gold Coast Wanders”?

The CMCA has 95 different chapters , no we are not a bikie gang. I belong to the Gold Coast Wanderers there are also the Paradise Wanderers here. We get together once a month and organized a safari where each leader chooses a destination. Last month we went to Maleny, which was really enjoyable.

GREY NOMADS - FAST FACTS Tourism Research Australia (TRA) in partnership with Tourism Western Australia (TWA) commissioned a study to identify and measure the key factors that are likely to affect demand and supply of caravan accommodation in Western Australia both now and in the future.

To download the full report, go to http:// www.tourism.wa.gov.au/caravanresearch:

Overview • Grey Nomads represent the highest proportion (40%) of ‘Travellers’ – those caravaners who stay at parks for accommodation on a road trip.

• On average Grey Nomads had stayed in more than 20 caravan parks in the past five years.

• Grey Nomads are usually a couple aged 55 and over, reside interstate, prefer a powered site as they are travelling with very expensive rigs. They want to see Australia (their “own backyard”), have mixed budgets – but all are price conscious as the majority have lower incomes.

The Future Outlook

Well my latest motorhome cost $204,000 it is a 6 tonne motorhome which does 6km per litre. Whereas my 20 ft caravan did 4km per litre, pulled behind a 4 wheel drive.

• 55% of Grey Nomads indicated that they were ‘very interested’ in staying in a nature or eco-type caravan park.

resortbrokers.com.au 28

High AAA 3.5 Star 34 Room Motel over 40% ROI LEASEHOLD INTEREST, FAMOUS COUNTRY TOWN Lindsay Cooper Mobile: 0418 711 047 Brisbane office: (07) 3878 3999 Email: lindsaycooper@resortbrokers.com.au

ref: LH001503 Nett profit: $310,000 expected 2010/ 2011 Turnover: $600,000 expected for 2010/2011 PRICE: $795,000

W

hat an opportunity! Long 20 lease in place, high 3.5 star triple A rating, high return on investment (40%), famous NSW country city... and it just gets better! Situated with setback highway frontage on a huge block, it has all the access in the world for Coaches and other large vehicles - they can actually park directly outside their room, which is a rare commodity.

This property is complimented by a 60 seat restaurant with cooking staff in place.

It caters in the main for motel guests and constitutes a low 10% of the motel turnover (including restaurant meals and bar, excluding breakfasts). With the occupancy at 45% and 34 rooms, there is

resortbrokers.com.au 29

upside to this business in all sections.

If the purchaser wanted to expand to weddings functions or open the restaurant to the public this would have the potential to take the motel to a new level. However, in its present form, it has low overheads and is very easy to manage.

The vendors are motivated and are ready to move to the next challenge. This motel lease is priced to sell, so be quick opportunity is knocking.

• 34 Highly Rated 3.5 Star AAA • Huge access for buses and large vehicles • Long 20 Year Lease • Motivated Vendor High Return on investment • 60 Seat in-house Restaurant • Highway frontage Set back • Well Presented Property • Don’t wait or this will be gone

Special Feature

Western Queensland’s newest motel

“

Positioned in the heart of Chinchilla, with every convenience at your doorstep...

I

n keeping with new motels in mining areas where there is an immense shortage of accommodation, ex-chinchilla resident Mr Bernie McGovern and his partner have just completed an outstanding 44 unit motel complete with conference room and swimming pool.

Mr McGovern has used a unique building system as explained in the feature article on the opposite page.

The Chinchilla Downtown Motor Inn is positioned in the heart of Chinchilla, with every convenience at your doorstep. Yet it is far enough from the highway so that guests may enjoy a truly peaceful break from the day’s (or night’s) traffic activity.

For your evening meals, the Chinchilla Downtown Motor Inn is directly across from the Chinchilla RSL. Guests can either choose to dine out at the RSL, or can order in to the rooms for a quiet night in. Order-in meals can be charged back to your room account.

Please note this is a promotional article - this property is not for sale

resortbrokers.com.au 30

Light, quiet and cosy bricks and motar The next time you make a ‘bricks and mortar’ investment, it might just be in timber and foam!

Motel construction methods seen for many years in the USA are finally taking hold in Australia. Big advantages for developers, owners, operators, guests and the environment make you wonder why we didn’t go down this path sooner.

Sunshine Coast-based developer Bernie McGovern certainly wondered when he saw building sites in Arizona. He describes the method simply as “timber frame with foam cladding”. Clearly it’s more complex than he makes it sound, but that is essentially it.

Bernie promptly set about applying it for Australian conditions. The result is the magnificent new Chinchilla Downtown Motor Inn, opened early this year in his home town on Queensland’s western Darling Downs.

“Arizona, like many parts of Australia, experiences extreme temperature changes. In Chinchilla, it can be minus two in the morning and 20 degrees-plus a few hours later.

“Traditional rendered block structures expand and the render cracks,” Bernie explained. “They’ve been building rendered, foam clad, timber frame properties in America for years, and now we are finally catching up.”

The Chinchilla Downtown Motor is instantly impressive for its modern design, stylish interiors and quality facilities. But it’s comments from delighted guests about pleasant in-room temperatures and how quiet their stay was that give Bernie most satisfaction.

Deluxe

SUITE MOTEL INNOVAT IONS

In addition to its foam-clad exterior, the motel was built using a Hebel Power Floor™ and Hebel internal walls. The combined effect is an approach that is practical, highly cost and time-efficient, versatile, durable and environmentally beneficial.

The 44-room motel was completed in just six months. Simplicity, speed and efficiency, plus the reduced engineering requirements of light weight materials, meant significant savings on development cost.

The materials are white ant and fireretardant and corrosion-protected. Internal walls are slender, resulting in better space efficiency. The construction site is cleaner and often safer due to the reduction in messy wet trades and heavy materials.

Internal walls provide effective sound barriers and, underfoot, Bernie has even added sonar batts beneath the reinforced Hebel panel floor.

For happy and well-rested guests, the big pluses are superior insulation qualities, keeping rooms warm in winter and cool in

summer, and supreme acoustic performance, with rooms virtually sound proof.

Of course the wonderful thermal qualities have on-going cost and environmental benefits by significantly saving on heating and cooling needs.

Bernie McGovern is convinced his construction approach is the way of the future. Already he is investing more in his old home town, now developing residential units.

By Catie Langdon

New faces at Resort Brokers Australia Resort Brokers Australia has boosted its presence in Brisbane and North Queensland with the addition of two new representatives to its sales team.

Keith Braithwaite has rejoined the company after an absence of 10 years, having worked for Resort Brokers in 2001 selling Management Rights. He then bought and sold three Management Rights businesses over six years, selling the last one in Newcastle in 2007 and moving back to take up a position selling Motels with Tourism Brokers in South East Queensland.

Braithwaite said that one of the reasons he had been keen to rejoin Resort Brokers was because of the exposure it had to the market.

‘It sells a lot more and teaches us a lot more,’ he said.

Also joining Resort Brokers is Chris Rowe.

Another former Tourism Brokers employee, he spent the past two and a half years selling Motels, Management Rights and Caravan Parks in Tropical North Queensland (TNQ).

Prior to this he had his own management rights business on the Gold Coast. He also owned and operated a caravan park in Adelaide and is well versed in all aspects of the industry.

Chris said that he was keen to join Resort Brokers because of the company’s standing in the industry.

resortbrokers.com.au 31

He will be based in TNQ working closely with Resort Broker’s Cairns representative Shane Mullins.

‘Shane and I have been strong competitors for the past two and a half years so it will be nice to work together instead of against each other,’ said Rowe.

Resort Brokers Managing Director, Ian Crooks said he was delighted to have two such well respected sales people join his team.

‘These gentlemen bring strong knowledge and practical experience from within the industry and will be great assets to the Resort Brokers team,’ said Crooks.

The vendors of the Spanish Lace Motor Inn have recently spent in excess of $70,000 in upgrading the property. With a new 25 year lease on offer at settlement, this motel is ready for the new owners to take it to the next level. Will not last! Arrange an inspection now.

• 25 Unit B & B Motel on the Bowen Rd strip • Restaurant closed, currently the sports bar remains open • Swimming pool and BBQ area, large outdoor entertaining area • New floor tiling to some units

Outstanding opportunity in Townsville LEASEHOLD MOTEL

• New bathroom fit out in all units, tap ware, tiling, cisterns and toilet suites • New curtains in rooms • Good mix of room types including self contained family rooms • Solid 3 star property with high repeat clients

Refurbished Caravan & Holiday Park FREEHOLD CARAVAN PARK Nett profit: $ 272,392 Turnover: $383,724 PRICE: $ 2,350,000 (plus SAV) ref: FH001528 Chris Rowe EXCLUSIVE AGENT Mobile: 0408 225 220 Brisbane office: (07) 3878 399 Email: chrisrowe@resortbrokers.com.au

• North Queensland coastal holiday park with a great mix of accommodation types • Villas, cabins, backpackers hostel, roomettes, and 5 motel units. Large powered and unpowered sites, some are drive through • Walk 200 metres to beach and shopping • Located in one of Queensland’s best fishing locations, opposite the heritage listed Hinchinbrook Island

resortbrokers.com.au 32

Turnover: $500,000 (plus expected for 2011) Nett profit: Financials unavailable at the time of printing, please enquire

PRICE: Submit all offers ref: N/A Chris Rowe EXCLUSIVE AGENT Mobile: 0408 225 220 Brisbane office: (07) 3878 399 Email: chrisrowe@resortbrokers.com.au

• All facilities for guests including large, clean amenities, camp kitchen, fish cleaning areas, BBQs and large shaded grass sites. Most sites also have concrete slabs • All cabins, and motel units have been refurbished after Yasi. Major re-wiring of Park and digital TV ready.

• 2 renovated owner’s residences with new kitchens, bathrooms, carpets etc.- 1 x 2 bedroom and 1 x 3 bedroom • HIGHLY MOTIVATED VENDORS

Off the plan Management Rights

Quality Heran Building Group developments due for completion in 2011 early 2012.

• This is a great opportunity to have the security of a signed contract to buy any one of these Town home Management Rights off the plan and have plenty of time to enjoy an overseas trip before the hand over date • Benhiam. 31 units. Price $752,000. (+ GST on the business) • Endeavour Outlook 56 units. Price $959,000 (+ GST on the business) • Richlands Outlook. 71 units. Price $1,149,000. (+ GST on the business)

MORE DEVELOPMENTS IN PLANNING STAGE • Levington Views. 34 units. Title now issued. Price $760,000 • Calamvale On The Park. 67 units. Price $1,155,000 (+ GST on the business) • Underwood Outlook. 42 units. Price $901,000 (+ GST on the business) * • All prices are subject to a claw back per unit less than the total - excluding the managers - in the rental pool at the adjustment date. *Cannot consider offers until development approved

No requirement to live onsite MR CLAYFIELD, BRISBANE Nett profit: $131,920 PRICE: $ 899,500 ref: MR001478 Neville Littleton EXCLUSIVE AGENT Mobile: 0407 727 194 Brisbane office: (07) 3878 3999 Email: nevillelittleton@resortbrokers.com.au

The charm of this Art Deco building appeals to the repeat clientele of this landmark Brisbane property.

Audited year to March 2011 figures show a net of $131,920 and the business continues to improve.

• There is no requirement to live on site.

However a full licence is required if the owners choose this option. Their unit could then be let as a separate business

resortbrokers.com.au 33

Nett profit: please contact agent for more details PRICE: please contact agent for more details ref: N/A Neville Littleton Mobile: 0407 727 194 Brisbane office: (07) 3878 3999 Email: nevillelittleton@resortbrokers.com.au

• There are opportunities to increase the net return to levels higher than the present 25.6% on the business and the excellent 14.7% overall • The price includes a 2 bed, ground floor unit opening to an outdoor area + one studio apartment / office for sale at valuation • 27 units, 22 high return Corp/holiday letting with minimum of two nights stay • Large off street visitor / client parking.

Agreements term of 15+5 years. Low hours

Take advantage of Hobart’s “winter wonderland”. The Ferntree Tavern is ideally located on picturesque Mt. Wellington and is a popular summer and winter dining destination with tourists and locals.

The business is ripe for expansion and could become a true dining destination with the right operator.

Located at Fern Tree on Hobart’s stunning Mt. Wellington

Great Starter Hotel in unique location LEASEHOLD TAVERN, PRICED TO SELL

• Growing community and excellent tourist traffic • Wonderful lunch destination with huge growth potential • Priced to sell due to unfortunate personal circumstances • 3 bar/ dining areas • Potential to add Keno subject to approval • Great ambience with large open fires • Currently 6 day operation only

L/H Caravan Park on Tasmania’s East Coast FIRST TIME OFFERED IN NEARLY 20 YEARS Nett profit: 88,000 Turnover: $200,000 + projected 2010/2011 PRICE: $ 359,000 ref: LH001526 Ken Stronach Mobile: 0419 374 138 Email:kenstronach@resortbrokers.com.au

Triabunna Cabin and Caravan Park has been in the same family for many years.

The owners are keen to retire from this excellent business and will sell a new long lease with an option to purchase the freehold if required.

The business has excellent growth prospects in both powered and unpowered sites, cabins and backpacker segments and is easily managed. An excellent owner’s

resortbrokers.com.au 34

Nett profit: $63,524 Turnover: $426,018 (2010/2011) Price: $165,000 ref: LH001515 Ken Stronach Mobile: 0419 374 138 Email: kenstronach@resortbrokers.com.au

residence is part of the package. Triabunna is centrally located on Tasmania’s stunning east coast and is the access point for beautiful Maria Island.

• Excellent safe family business with long lease • Freehold option available • First time on the market for many years • Centrally located on Tasmania’s picturesque East Coast • Only Park in well serviced tourist town • Take advantage of the growth in Caravan and RV traffic to Tasmania • Lovely, well maintained, spacious family home on the property • Rent $52,000 pa plus GST

The Empire Hotel in Deloraine has been wonderfully and tastefully renovated and offers contemporary indoor and on street dining, guest accommodation, function and group areas and a lovely bar, all in one easily managed premises.

The property is ripe for a hospitality professional to create an enviable destination with multiple income streams to ensure a great business proposition.

• Beautifully and recently renovated period hotel in popular tourist destination • High visibility in main street location with outside al fresco dining

More than just a Hotel!

A GOLDMINE FOR THE RIGHT OPERATOR • Great potential to expand local business • Great bar and large piano lounge • 8 beautifully furnished guest rooms • One bedroom apartment for on site manager • Terrific group and function spaces • Excellent restaurant and kitchen currently with Thai theme • 23 year lease with fair rent • Buy in for less than the value of the chattels

Leasehold Rural Hotel at a great price RENT ONLY 9% OF TURNOVER Turnover: $935,609 Nett profit: $230,221 PRICE: $ 385,000 ref: LH001525

Ken Stronach Mobile: 0419 374 138 Email: kenstronach@resortbrokers.com.au

Oatlands Tasmania is a stunning country town only 45 minutes from Hobart with an amazing colonial history and benefitting from a resurgent rural sector and significant federal expenditure into enhancing the destination as a tourism destination. The town’s streetscape features numerous magnificent examples of sandstone colonial architecture. The Midlands Hotel is benefitting from this

resortbrokers.com.au 35

Turnover: $572,000 Nett profit: $49,000 PRICE: Price by expression of interest.

Very motivated Vendor ref: LH001145

Ken Stronach Mobile: 0419 374 138 Email: kenstronach@resortbrokers.com.au

growth. The landlord is offering a new long term lease well below recent independent valuation.

• Be part of a resurgent rural economy • Millions spent on adjacent “Cannington Mill” to enhance tourism potential • Rapidly growing tourism and local business • Only gaming machines for over 50 kms • Easily run property • New 30 year lease • Motivated Landlord wants to sell quickly

c

ompleted in 2008 with conversion of a three storey hotel and new three storey apartment building, this impressive property of 96 apartments has 86 apartments in the letting pool.

Situated just 4 kms from the city and with major hospitals and universities nearby, the business maintains a 90% occupancy to a broad range of residential tenants in furnished and unfurnished apartments.

Tenants are welcomed through a large central foyer with a substantial secure office, meeting room, central kitchen, providing easy access to both buildings.

There is no requirement for the manager to reside on site with the office foyer and meeting room provided by a license agreement, with the Owners Corporation, for $10 per annum. The substantial caretaking salary is currently $94,575 per annum (plus GST). The term of the caretaking and letting agreements are 30 Years from 2008.

Current permitted use as a residential hotel may enable short term

Melbourne MR close to CBD OFFERING A 25% RETURN ON INVESTMENT

accommodation in addition to the current residential letting.

• New complex completed 2008, located within 4 kms of the CBD and adjacent to universities, hospitals • Public transport outside the door • Easily operated residential complex of 96 apartments with 86 apartments in the letting pool • No requirement to reside on site and substantial office, foyer and conference room provided under a licence agreement from owners corporation for rent of $10 per annum • Substantial caretaking salary currently $94,575 per annum (plus gst) • Currently achieving 90%+ occupancy with furnished and unfurnished apartments

resortbrokers.com.au 36

Jim Chapman EXCLUSIVE AGENT Mobile: 0413 444 782 Melbourne office: (03) 9347 3100 Email: jimchapman@resortbrokers.com.au

ref: MR001521 Nett profit: $189,000 Turnover: $208,000 PRICE: $760,000

Absolutely Cairns best motel opportunity LEASEHOLD OFFERING, B&B ONLY Chris Rowe EXCLUSIVE AGENT Mobile: 0408 225 220 Brisbane office: (07) 3878 3999 Email: chrisrowe@resortbrokers.com.au

ref: N/A Nett profit: $365,000 Turnover: $1,089,000 PRICE: $ 1,250,000

T

he leasehold interest of the Reef Palms Motel in Cairns is being offered for the first time. The property consists of 42 rooms of various types, and all have recently been upgraded and refurbished.

There is a large reception area and back office. The current owners live off site, but there is onsite owner’s or manager’s accommodation and a breakfast kitchen.

This Motel trades consistently at over 80% occupancy and operates a very profitable tour desk. The Motel also boasts a saltwater pool, spa, and BBQ facilities for guests. New owners will benefit from all of the hard work that has been done by the current operators.

resortbrokers.com.au 37

Very rarely does an opportunity like this arise in Cairns. Motels in the region are very tightly held, and large leaseholds do not come to the market often. An early inspection is recommended!

• First time offered, brand new 30 year lease • Centrally located, convenient to city / airport / hospital / esplanade / highway • 42 modern, spacious, self contained units with balconies • High 3.5 star AAAT rated, recently refurbished • Very consistent trading history, over 80% occupancy with strong tariffs • Strong repeat trade both tourist and corporate • Long term contracts in place • Huge depreciation benefits • Could suit being run under management • Excellent returns shown here!

Recently sold “We have sold 47 Management Rights & Motels since the 15th January 2011”

MANAGEMENT RIGHTS CARSELDINE, BRISBANE, QLD

LEASEHOLD POTTS POINT, NSW

MANAGEMENT RIGHTS CAIRNS, QLD

LEASEHOLD MACKAY, QLD

MANAGEMENT RIGHTS MEADOWBROOK, QLD

LEASEHOLDRIGHTS MANAGEMENT VANUATU GYMPIE

MANAGEMENT RIGHTS BRIBIE ISLAND, QLD

LEASEHOLD SANTUARY LAKES, VIC

LEASEHOLD HOBART, TAS

LEASEHOLD URANGAN

LEASEHOLD ROCKHAMPTON, QLD

LEASEHOLD MUSWELL, NSW

resortbrokers.com.au 38

The Motel Lease

Editorial

Sale by the tenant or by landlord

David Burroughs Partner

Before a Tenant sells their business and before a Landlord sells their freehold investment, it is important that they check their Motel Lease and be aware of any right of first refusal that may be contained in the Motel Lease which places obligations on them prior to selling the leasehold business or freehold motel, as the case may be.

Most Motel Leases will contain a clause requiring any Tenant, prior to disposing of the Tenant’s business, to offer the Tenant’s business to the Landlord on the same terms and conditions and at the same price as any proposed sale.

Likewise, there should also be a clause that requires the Landlord, prior to disposing of the freehold of the Motel, to offer the freehold to the Tenant on the same terms and conditions and at the same price as any proposed sale.

It is important for Landlord’s and Tenants to be aware that if their offer is not accepted, that does not give them permission to sell to a third party on any terms - it simply means they are able to sell on the terms that were offered.

In both cases, the party receiving the offer will usually have 14 days (from receipt of the offer) to accept it in writing.

If a Landlord or a Tenant enters into a Contract of Sale without first offering the business or the freehold land to the other party to the Lease they will be in breach of the Motel Lease.

If the offer is accepted the Motel Lease will generally require that the parties enter into a Contract of sale immediately. The Contract will incorporate the terms of the offer and any other reasonable terms applying to the sale of a leasehold motel business or a freehold motel. Freehold motel or the leasehold business, as the case may be, to any third party on the same terms and conditions as contained in the offer.

Accordingly it is very important for Landlords and Tenants to be aware of the provisions of the Motel Lease relating to the sale of the leasehold business and the sale of the freehold motel.

By David Burroughs - Partner HILLHOUSE BURROUGHS SOLICTTORS

RELIEF MANAGERS Name: Steve & Pam McMullen Mobile: 0418 497 214 Email: sgpj.mcmullen@bigpond.com Manager type: Motel

Name: Llew & Trisha Pointon Mobile: 0400 035 359 Email: llewp@tpg.com.au Manager type: Motel

Name: Bob & Judy Sheppard Mobile: 0419 784 215 Email: bj.sheppard8@bigpond.com Manager type: N/A

Name: Phillip & Sharyn Stallman Mobile: 0428 931 589 Email: pjstal@bigpond.com Manager type: Motel/MR/Caravan Parks

Name: Tony & Dawn Davies Mobile: 0412 065 348 Email: dawn.tony@hotmail.com Manager type: Hotel/Motel/Caravan

Name: Peter & Julie Johnston Mobile: 0409 218 751 Email: N/A Manager type: Hotel/MR

Name: Sam & Linda Adermann Mobile: 0433 233 773 Email: N/A Manager type: N/A

Name: David & Belinda Gustafson Mobile: 0403 219 562 Email: dgustafsondavid@hotmail.com Manager type: N/A

Name: Paige Renshaw Mobile: 0438 847 941 Email: paigeandrea@hotmail.com Manager type: Management Rights

Name: Robyn & William Campbell Mobile: 0409 838 856 Email: rgcampbell@hotmail.com Manager type: N/A

Name: Ray & Bev Hearn Mobile: 0429 420 826 Email: management@yourpark.com.au Manager type: Caravan Park

Name: Sue & Hubert Rietberg Mobile: 0418 883 233 Email: sueandhugh@iinet.net.au Manager type: All properties

Name: Paul & Wendy Greenfield Mobile: 0408 717 360 Email: info@hostsontherun.com.au Manager type: N/A

Name: Simon Frost Mobile: 0433 921 029 Email: simon@serviceplease.com.au Manager type: N/A

Name: Garry & Robyn Loakes Mobile: 0408 798 352 Email: grl21@bigpond.com Manager type: All properties

Name: Lyn & Wayne Foster Mobile: 0437 217 621 Email: waynefos@dodo.com.au Manager type: Motel

Name: Graeme Filippe & Deborah Wallace Mobile: 0427 512 751 Email: graemedeb@motelmanagers.com.au Manager type: Motel

Name: Anastasia & Gus Johnson Mobile: 0408 021 303 Email: anastasiajohnson@bigpond.com Manager type: Resort

resortbrokers.com.au 39

QUOTES OF THE MONTH “Winning is a habit. Unfortunately so is losing”

VINCENT LOMBARDI

“Formal education will make you a living; self education will make you a fortune” JOHN ROHN

“I don’t care if our competitors have our game plan, its the implementation that counts” JOHN HART

Editorial

John Mahoney Partner

What to look for when you are buying Management Rights

In this third article in this series I want to talk about one of the most important things to look out for when contemplating the purchase of management rights for the first time – verifying and understanding the income form the business.

Like any business, management rights attracts the good and the bad.

Some managers keep poor or distorted records. It is so important – indeed critical - to have an accountant that understands management rights carry out the income verification when buying. It is equally important to have an accountant that is truly independent with no connection to the seller and one who is quite happy to rock the boat if he or she feels that the claimed income is dodgy or unsustainable.

You need an accountant who is truly independent and properly representing your interests.

Some in the industry deliberately discourage buyers from using certain recognised management rights accountants because those accountants are known for their thoroughness or toughness. A common problem we see, and which might only be picked up by an accountant doing his or her job properly, is not allowing for wages or enough wages. Some sellers stretch too far the concept of the work that a 2 person management team can carry out.

Remember also that there is no guarantee that the income that will be verified is the income you will receive. Firstly, that is merely the income that the business earned for the period covered by the verification. Depending on how close to the contract date the end of that period was, the income will be some months out of date by the time you settle. It is obviously better to see that the verification period is as close as possible to the date of the contract.

Secondly, the actual income received, for taxation and other purposes, will be somewhere around 10% less than the amount verified. That is because the wording in the standard REIQ contract about “verified net profit” does not take into account a number of expenses that you will incur. Make sure you budget accordingly – a good accountant will be able to help you do that as the accountant will not only verify the income achieved over the relevant period but will calculate the likely income gong forward and prepare a cash flow projection for you.

There are many more aspects of a financial verification than just those that I have mentioned above and your accountant will know exactly what to look out for in that regard.

This article is the third in a series

You should only select an accountant after carrying out your own investigations and satisfying yourself from speaking with other managers and your independent solicitor that the accountant is experienced, thorough and independent.

By John Mahoney Partner MAHONEY LAWYERS

resortbrokers.com.au 40

Industry Specialists

RESORT MANAGEMENT ADVISORS $ $ $ $

Review of Operations Pre-Opening Planning Owner Representation Operations Management

You will see a range of industry specialists are advertising in our widely read Informer.

Circulation 5,000 - mailed hard copies 15,000 - sent digitally

Buying or selling management rights, motels, caravan parks or hotels?

?

Tel: 07 3223 1144 | Fax: 07 3220 3434

We believe 50,000 people in the industry across Australia and New Zealand will read this publication (it is widely regarded that at least 4 people four people read one copy of a magazine).

If you would like a company advert on this page please contact: Carla Cook: 0467 600 611 carlacook@resortbrokers.com.au

resortbrokers.com.au 41

C C C C C

Management & Letting Rights Franchise businesses Property Investment Equipment Finance Business acquisition and divestment

28 years finance experience with access to a preferred range of financiers

For professional assistance contact tjshort@attglobal.net or phone 0413 752 717

Would you like to promote your company here?

NQ LENDING

Finance Specialists

Comprehensive upfront & ongoing personalised consulting service Danny Adams 0408 772 295 danny@nqlending.com.au

“Begin With the End in Mind� nqlending.com.au

Our team

‘We cover the country’

Ian Crooks

Ian Dore

MANAGING DIRECTOR

MANAGER & NATIONAL NEG

Glenn Millar

Tim Crooks

SALES CONSULTANT

SALES CONSULTANT

Stuart Charles

Tim Leahy

SALES CONSULTANT

SALES CONSULTANT

Jim Chapman SALES CONSULTANT

Len Booth

Keith Braithwaite

SALES CONSULTANT

SALES CONSULTANT

Chris Rowe SALES CONSULTANT

Emma Krause

Greta Kerstens

ACCOUNTS MANAGER

TEAM SECRETARY

Kym McLauchlan

resortbrokers.com.au 42

Neville Littleton SALES CONSULTANT

Alex Cook

Ken Stronach SALES CONSULTANT

Carla Cook

Lindsay Cooper SALES CONSULTANT

SALES CONSULTANT

Deborah Tilley SALES CONSULTANT

MARKETING MANAGER

Shane Mullins SALES CONSULTANT

TEAM SECRETARY

Directory Far North Queensland

Brisbane - Head Office Telephone: Facsimile: Email: sales@resortbrokers.com.au

Email: shanemullins@resortbrokers.com.au

07 3878 3999 07 3878 1199

Motels / Hotels / Caravan Parks / Management Rights Shane Mullins 0447 185 001 Chris Rowe 0408 225 220

2/77 Hope Street, South Brisbane Qld 4101 PO Box 5004, West End Qld 4101

New South Wales

Ian Crooks - Managing Director 0411 171 648 Ian Dore - Gold Coast & Nth NSW Manager 0412 752 238

Telephone: Facsimile: Email: nsw@resortbrokers.com.au PO Box 522, Chatswood NSW 2057

02 9904 8224 02 9904 8867

Management Rights Division Tim Crooks Neville Littleton

0422 208 450 0407 727 194

Motel Division Ian Crooks Keith Braithwaite

Motels Ian Dore - Northern NSW Tim Leahy - Greater Sydney

0412 752 238 0414 813 400

0411 171 648 0438 462 370

Hotels Ian Dore - Northern NSW

0412 752 238

Hotels /Caravan Parks / Pubs Lindsay Cooper

0418 711 047

Caravan Parks Lindsay Cooper

0418 711 047

Management Rights Ian Crooks Jim Chapman

0411 171 648 0413 444 782

Gold Coast Telephone: 07 5510 3900 Facsimile: 07 5510 3111 Email: goldcoastsales@resortbrokers.com.au

Victoria

Management Rights Division Ian Dore Deborah Tilley Alex Cook Keith Braithwaite

0412 752 238 0424 428 489 0467 600 610 0438 462 370

Motel Division Ian Dore

0412 752 238

Telephone: Facsimile: Email: vic@resortbrokers.com.au

03 9347 3100 03 9347 3111

Suite 1, 746 Swanston Street, Carlton Vic 3053 PO Box 1100, Carlton Vic 3053

Sunshine Coast

Management Rights John Kenworthy Jim Chapman

0427 799 804 0413 444 782

Motels / Hotels / Caravan Parks Jim Chapman John Kenworthy Stuart Charles

0413 444 782 0427 799 804 0458 588 472

Email: sales@resortbrokers.com.au Management Rights Division Glenn Millar Lindsay Cooper Bundaberg/Central Coast/Whitsundays A/h: Facsimile: Email: lenbooth@resortbrokers.com.au

0412 277 804 0418 711 047

Tasmania

07 4155 6330 07 4155 6440

Email: reception@resortbrokers.com.au Motels / Hotels / Caravan Parks / Management Rights Ken Stronach 0419 374 138

Motel Division Len Booth

0438 139 422

Management Rights Division Shane Mullins Glenn Millar

0447 185 001 0412 277 804

resortbrokers.com.au 43

QUEENSLAND OFFICE PO Box 5004, West End, QLD 4101 (07) 3878 3999 NEW SOUTH WALES OFFICE PO Box 522, Chatswood, NSW 2057 (02) 9904 8224 VICTORIA OFFICE PO Box 1100, Carlton, VIC 3053 (03) 9347 3100 resortbrokers.com.au

The original and still No. 1