Essence Communities Capability Statement

BUILD TO RENT MANAGEMENT SOLUTIONS CAPABILITY STATEMENT

Essence Communities L22, 100 Creek Street Brisbane QLD 4000 +61 7 3233 3779

info@essencecommunities.com.au

www.essencecommunities.com.au

Table of Contents

1. About Us

2. Our Services

3. Partner With Us

4. Our Track Record

1. About Us At Essence Communities, our vision is to build inclusive communities for inspired living. You will find us in all major centers across Australia maximising the value and profitability of every property we manage.

BTR Management Our business operates in all major centres across Australia and New Zealand, providing extensive geographic coverage to effectively serve our clients in their investment ventures.

Headquartered in Brisbane with head office staff numbering seventy-two (72) and 1,500+ staff in total.

Essence Communities manages Build to Rent properties in Brisbane, Melbourne, Canberra, and Sydney.

Since 2019, Essence Communities has gained momentum and is one of the few operators in Build to Rent across Australia.

Our Valued Partners Long term partnerships are part of our DNA. We are proud to have maintained relationships spanning over a decade with some of Australia’s leading private and public institutions.

Every partnership is unique, and we tailor our approach to suit — offering flexibility, a scalable and adaptable tech stack, institutionalgrade compliance, and exceptional client retention built on trust and performance.

Built on Success

Our Growth Story 1996

1997

2006

1996 Founded in Sydney, the UniLodge brand launched in 1996 with UniLodge on Broadway.

1997 UniLodge entered the Melbourne market in 1997 with UniLodge on Swanston and then UniLodge on Margaret in Brisbane.

2006 By 2006, UniLodge expanded into New Zealand and on-campus student accommodation partnering with leading universities.

2011

2015

Established in 1995, UniLodge Australia is the leading operator of purpose-built student accommodation for the past 27 years.

2019

2011 Essence Hotels & Apartments launched by UniLodge to focus on the growing Medi-Stay market.

2015 UniLodge now in Adelaide and Darwin with a portfolio of 50 properties and 11,000 beds.

2019 Essence Communities added to the UniLodge Group, bringing expertise and experience to the rapidly growing Build to Rent market.

2021

Today

2021 Essence entered the Brisbane market.

UniLodge added The University of Sydney, La Trobe and University of Canterbury, managing over 13,000 beds.

Today UniLodge and Essence has over 40,000+ beds, across 130+ properties, and 1,500+ staff and further increasing our offering.

Leveraging the length of standing and expertise of UniLodge, Essence Hotels and Apartments formed in 2011 with its first property in Brisbane.

Essence Communities was born in 2019 as an independent Build to Rent operator.

Essence Communities has grown to be a market leader in providing the best bespoke Build to Rent property management systems. management solutions based on proven systems and operational procedures, with unrivalled expertise and scale.

Looking Ahead We continue to grow with an aggressive expansion plan that continues to shape tomorrow’s living sector.

Your go-to choice for Build to Rent management

Our Leadership Team Results and Reputation Peter Bates Executive Chairman After serving as Chief Executive Officer of the UniLodge group for 12 years, Peter was appointed as Executive Chairman in 2018. He currently focuses on new business, providing valuable assistance to investors in making feasibility decisions and optimising returns.

Tomas Johnsson Chief Executive Officer Tomas was appointed as the Chief Executive Officer in 2018, bringing with him over 25 years of experience in senior management roles. In recognition of his expertise, Tomas was appointed as the Deputy Chair of the Student Accommodation Council by The Property Council of Australia in 2022. Additionally, he is a proud member of the Student Accommodation Association.

Grant Waldeck Chief Sales and Marketing Officer As an accomplished marketing professional who brings a wealth of experience, Grant joined the UniLodge Group in 2017. Prior, he spent two decades with distinguished international blue-chip companies, such as Flight Centre, Queensland Rail and Compare the Market Australia, and held the esteemed role of Marketing Director for Domino’s Pizza Indonesia.

Chris Webb Chief Financial Officer Chris is an accomplished financial leader boasting more than two decades of experience in senior roles. He has a Bachelor of Commerce and Laws from the University of Queensland and trained as a Chartered Accountant in corporate tax training at PwC. Chris has proven himself to be a reliable asset for many major companies.

Matt Row Chief Operating Officer With more than two decades of experience in management and operations, Matt joined the UniLodge Group in 2017 and is responsible for managing all of operations across Australia and New Zealand. Before that, Matt was the Chief Operating Officer for Retire Australia, the largest private retirement village owner-operator in the country.

Vicki Nagle Chief People Officer Vicki joined the UniLodge Group as Chief People Officer in 2019. She is a highly experienced professional, having dedicated the past 20 years to developing her expertise in human resources. Her impressive career has seen her travel across Australia, the United Kingdom and even the Maldives.

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Lizzie Wheeler Executive General Manager With a background spanning over fifteen years across residential, retail, commercial and hospitality projects, Lizzie was appointed Executive General Manager in 2022 to oversee the leasing and operations of the growing Essence Communities portfolio. Her impressive breadth of expertise enables her to offer a unique value-add service to all stakeholders.

We believe in leading by example Which is why we’ve assembled a leadership team that has the experience, focus and determination to lead both our company and employees to ongoing success.

Executive Chairman Chief Operations Officer

Chief Financial Officer General Manager, Strategic Programs

2

Operations Excellence & Project Manager

General Manager, Commercial

3

Business, Systems & Financial Analysts

General Manager, Finance

2

Snr Finance Manager

Information & Technology Manager

Chief Executive Officer

39

National Leasing Manager

Chief Sales & Marketing Officer General Manager, Marketing

Health, Safety, Enviro & Quality Manager

Finance & Payroll

Snr People Manager

5

Acquisition, Advisors

Talent Development Manager

5

Talent Development

People Manager

General Manager, Projects

Operations Manager

Executive General Manager, Essence 1 Communities

12

Marketing Managers

Chief People Officer

Operations Manager, Essence Communities

Experience the Essence Difference

Robust financial backing

Flexible service delivery

The best technology

Proven operational success

Boasting a strong balance sheet, we’re able to financially stand behind our commitments.

We recognise that your needs are unique, so we’ll work with you to tailor flexible services and solutions to suit your requirements.

Our operating platforms utilise the best technology in the market, providing an exceptional client and customer experience.

Having mobilised over 15,000 apartments in just three years, our efficiency and effectiveness and depth of operational expertise is self evident.

White label operations

Community curation

Owner-centric approach

In-depth market knowledge

We are happy to manage properties under your brand, allowing for seamless integration with your existing branding and marketing strategies.

Our wealth of experience in curating communities ensures tenants feel a sense of belonging and satisfaction in their living spaces.

We prioritise the interests

The combination of local market knowledge and in-house marketing skillsets enables us to quickly lease properties at optimal rates.

of property owners and their investments, focusing on optimising the long-term value of their assets.

2. Our Services At Essence Communities, we provide comprehensive solutions that focus on positive resident experiences, well-managed and attractive properties, and maximised investor returns.

Our Services Tailored Solutions Design and Feasibility Consultancy

Property Pre-Opening and Mobilisation Services

Specialised Marketing Services

Our team has helped deliver thousands of apartments over 27 years. We will work with developers and provide feasibility input as well as design input, balancing cost and return, and ensuring the end user is in focus. We will model your revenues, costs and leasing ramp up with accuracy to provide comfort to investors and lenders.

Our approach revolves around meticulous preparation and execution in the lead-up to a property’s practical completion. We recruit and train our team, manage defects and builder handover, oversee commissioning, and develop marketing, pricing and leasing strategies to ensure a strong start for the property and set the stage for long-term success.

Once the pre-opening and commissioning phase is complete, our marketing machine clicks into full gear.

Our approach to marketing and lease-up focuses on data-driven strategies and tailored initiatives to attract potential residents, optimise occupancy rates and maximise rental income.

Our Property Management Expertise

Community Curation and Interaction

Affordable Housing Management

Upon finding the right tenants through targeted marketing activities our property management services come into play. In this space, we have a range of services to provide a comprehensive solution that focuses on creating a positive resident experience, maintaining a well-managed and attractive property, and maximising investor returns.

Our corporate vision is to build inclusive communities.

This has been our DNA for over 30 years. Whether BTR or PBSA our group is focused on the experience our residents have in any property we manage.

While Essence is not a Community Housing Provider, or a housing not-for-profit, we have been approved already by the Queensland Government to manage an affordable pilot scheme. In addition to this, Essence Communities has years of experience managing affordable housing programmes, such as NRAS where we manage eligibility, means test tenants, manage subsidy payment and provide comprehensive stakeholder reporting.

Our Pillars of Success

Essence Communities understands the 5 key pillars for a successful Multi-Family project and how to leverage this knowledge to drive the financial outcomes to enable MultiFamily projects to be successful in Australia.

Target Demographic

Market Positioning

Design Efficiencies

Understanding and identifying the target demographic is crucial for the success of a Multi-Family project. Identifying the largest population cohort and what will attract them to Multi-Family is fundamental to the comparative advantage of this asset class.

It is critical to know the type and quality of the product to attract and retain the target demographic. Essence Communities through demographic analysis, can assist determining the markets propensity to pay for rent and any additional opt in services

Design efficiencies can drive customer satisfaction and asset valuation and financial performance. Essence can work with you to develop a suitable design proposition for the property and tenants.

Additional Services

Financial Optimisation

Additional opt in services are a key element of the Multi-Family product offering that helps provide a comparative advantage over the private rental market as well as additional income opportunities. We will work with you to develop a suitable array of services for the asset.

Essence will work with you to ensure the property achieves and increases rental rates, establishes a stable tenancy base and minimises property management fees whilst maximising additional revenue opportunities.

Our Capability in Affordable Housing Management Institutional-grade management with specialist affordable housing expertise.

Essence Communities, part of UniLodge Living Group, is a proven leader in affordable housing management. With more than a decade of experience managing government-backed schemes like NRAS, we bring institutional systems, specialist expertise, and a strong national footprint to deliver compliance, resident outcomes, and investor confidence.

Key Highlights •

Proven Track Record – We have managed over 2,000 NRAS dwellings across Darwin, Melbourne, Perth, and Canberra, with processes directly aligned to BTR subsidy requirements.

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Subsidy Expertise – We have a deep understanding of eligibility, compliance, audits, & reporting obligations under government subsidy frameworks.

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Current Programs – We are operating a key worker program in Melbourne (16 dwellings) with an additional 245 affordable units in the pipeline under HAFF, MIT, and other initiatives.

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Partnership Strength – Developed best-practice workflows with Tier 1 Community Housing Providers such as Brisbane Housing Company; flexible to operate independently/in partnership.

•

Dedicated Distribution – We are launching Essence Homes, a dedicated affordable housing platform to promote discounted-rent apartments separately from market-rent stock.

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Government Alignment – Familiar with Queensland Treasury’s Project Development Delivery Deed; partnering with Cedar Pacific on the 50 Quay Street BTR project.

•

Local Presence – Significant Brisbane portfolio (BTR, PBSA, hotels) supported by a corporate office located near the Brunswick & Co site.

2,000+ NRAS dwellings managed nationally

245

Apartments in pipeline under HAFF & MIT

16

Apartments in current key worker program

10+

Years of affordable housing compliance

3. Partner Contact us to learn more about how we can provide experienced, flexible and innovative Build to Rent management solutions.

Let’s get things moving Connect with our team and let us get the partnership process underway.

Here are the steps to take from here:

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2

3

4

Get in touch with us to organise an introduction and discovery session.

We’ll then put together a detailed proposal based on your requirements.

Once the proposal is finalised, we’ll assemble our skilled team to commence the rollout of your asset.

We’ll provide you with ongoing property management services and regular reports, providing you with the peace of mind that comes from knowing your property is in good hands.

4. Track Record Over the past 3 years, we have successfully mobilised, transitioned and opened approximately 17,000 beds and apartments across the Built to Rent (BTR) and Purpose Built Student Accommodation (PBSA) sectors.

Indi Sydney, Pitt Street Client: Investa / Oxford Apartments: 234 Operations Start: November 2024 Time to Stabilisation: Currently leasing Project Features:  Single residential tower atop a major CBD metro stop  Access to transport  Resident amenities including gym, rooftop barbecue and outdoor cinema were added post-launch  Developed and implemented technology solution  Developed and implemented community program  Currently implementing: Indi “white-label” brand.

Realm Kangaroo Point, Brisbane Client: Blackstone Apartments: 200 Operations Commencement: July 2021 Time to Stabilisation: 11 Months Project Features:  Build-to-Sell project adapted to BTR  No lead-in time to leasing. Standing start for operational team  Leasing period overlaid by capex works on site, cleaning and preparation  No furniture packages available initially  Logistical staggering of move-ins challenging  Supported the development of the Realm brand, and launched in market  Supported the delivery of BTR amenities and created services  Developed and implemented technology solution  Developed and implemented community program.

Realm Caulfield, Melbourne Client: Blackstone Apartments: 437 Operations Start: November 2022 Time to Stabilisation: 18 months Project Features:  Multi-tower (8) community atop retail podium  Extensive retail anchored by Coles  Monash University – student and academic appeal  Significant communal facilities  Extensive carpark and storage  Supported development with tech advise  Delayed handover due to Pro-Build collapse  Leasing while property in construction was challenging  Developed and implemented technology solution  Developed and implemented community program  Successful lease up, ahead of competitors, outperforming market.

Dickson Village, Canberra Client: Aware Super Apartments: 140 Operations Start: November 2023 Time to Stabilisation: 10 months Project Features:  Single residential tower atop a large format supermarket  Access to transport  Acquired as a completed asset ready to launch  Fast mobilisation  Resident amenities including gym, rooftop barbecue and outdoor cinema were added post-launch  Developed and implemented technology solution  Developed and implemented community program  Currently developing future brand direction.

Wentworth Quarter, Sydney Client: City Freehold Apartments: 210 Operations Start: August 2024 Time to Stabilisation: Currently 40% leased Project Features:  First BTR project for City Freehold  Stage 1 of a multi-stage development  Resident amenities including gym, rooftop barbecue and outdoor cinema were added post-launch  Developed and implemented technology solution  Developed and implemented community program.

We’re passionate about personalising our approach to support your growth and connection needs.

Contact us to learn more about how we can provide experienced, flexible and innovative Build to Rent management solutions.

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Contact us!

Essence Communities L22, 100 Creek Street Brisbane QLD 4000

info@essencecommunities.com.au

+61 7 3233 3779

www.essencecommunities.com.au