NORTHERN SUNSHINE COAST INDUSTRIAL
MICHAEL SHADFORTH COMMERCIAL SPECIALIST 0488 981 076
EMILY PENDLETON SALES & LEASING EXECUTIVE 0402 435 446
JORDAN HAYES SALES & LEASING EXECUTIVE 0417 999 331
JULIE RYAN MAJOR ASSET SALES 0447 445 453
SUNSHINE COAST
PINE RIVERS
MORETON BAY
1/172 Brisbane Road Mooloolaba QLD 4557
Level 1, 104 Gympie Road Strathpine, QLD 4500
3/125 Morayfield Road Morayfield QLD 4506
T 1300 255 075 F 1300 778 887
T 1300 255 075 F 1300 778 887
T 1300 255 075 F 1300 778 887
ONE TEAM - THREE LOCATIONS
1 ST QUARTER 2019
DIRECTOR’S U P D AT E S
NORTHERN CORRIDOR GROUP
MICHAEL SHADFORTH
CHRIS MASSIE
As a child of the Sunshine Coast and now a father myself, it is the diverse education and employment opportunities available to the younger generation that I believe will have the greatest long-term impact.
The launch of new estates like Aura in Caloundra and Corporate Park East, as well as the continued expansion of Brendale, will provide some relief but we expect demand to continue outstripping supply through 2019.
DIRECTOR UPDATE
Director Sunshine Coast
Director Moreton Bay
ONE TEAM - THREE LOCATIONS
The first quarter of 2019 for the Northern Corridor is set to continue the generally positive trajectory we witnessed across 2018. While housing prices in the southern capitals have taken a hit, many are still capitalising on the price disparity to sell up and move north. This is reflected in our domestic migration numbers that have parts of the Northern Corridor among the fastest growing precincts in the country. The result is a solid baseline increase across almost all measurable sectors of our market, but it is the intangible benefits that excite me just as much. As a child of the Sunshine Coast and now a father myself, it is the diverse education and employment opportunities available to the younger generation that I believe will have the greatest long-term impact. Recent infrastructure programs like the Undersea Cable, University Hospital, Sun Central, the international airport and Aura has seen the Sunshine Coast quickly become a serious contender on the global economic stage, and I for one am excited to see where we are headed.
Our expansion into the Brendale and North Brisbane markets through our Pine Rivers office has provided some interesting insights, with the strength of industry across the North Brisbane and Moreton Bay regions being the defining take-away of 2018 for me. On review of our transactions across the region, the lease and sale of industrial buildings accounted for close to 60% of all deals, outperforming office, retail, showrooms and hospitality combined. The implications for this trend becomes concerning when combined with the analysis of properties actually available across the region. The launch of new estates like Aura in Caloundra and Corporate Park East, as well as the continued expansion of Brendale, will provide some relief but we expect demand to continue outstripping supply through 2019. Opportunities exist across all sectors this year and we will be closely tracking the trends. At the start of 2018 our team has set ourselves the goal of being the commercial property experts for the Northern Corridor, so much so that we changed our name to reflect this. We are proud of the work done to date and promise to continue providing you with the knowledge, resources and support to ensure your next property decision is made from an informed position of strength.
RAY WHITE COMMERCIAL NORTHERN CORRIDOR GROUP ANNUAL SALES & LEASING . Annual Sales $70,363,885 47 Industrial 19 Retail 10 Office 19 Land 5 Other
Annual Leases $6,298,459
96 TOTAL SALES
67 Industrial 47 Retail 36 Office 3 Land
157 TOTAL LEASED
SPOTLIGHT ON N O RT H E R N S U N S H I N E COA S T NORTHERN CORRIDOR GROUP
THIS MONTH’S FEATURE ARTICLE WRITER IS AGENT JULIE RYAN OF RAY WHITE COMMERCIAL NORTHERN CORRIDOR GROUP
YOUR LOCAL AREA UPDATE The upward trajectory has continued across the northern Sunshine Coast industrial market, as greater region construction growth is amplified by the existing stock shortage across most sectors.
We predict a generally positive pattern for this sector, though it will not be immune to the tightening lending criteria we expect to be in place until at least the end of 2020. This will impact owner-occupiers’ capacity to purchase, but should be offset by an uplift in leasing activity that will feed the tenanted-investor appetite. Yields should remain strong, with plenty of passive and SMSF investor money still looking for a home outside of volatile stock and insignificant fixed term rates. Lease renewal time remains the best time to for owners to offload properties they do not intend to keep in the long term.
The Noosa industrial market maintains its “small but mighty” status, with sale rates being achieved in the $2,500-$3,000+m2 range. Existing stock of both lease and sale product remains extremely tight and limited land in the immediate area provides few options for easing. Convenience and access to customers is what drives these premium prices, as service industry and semi retail businesses push the boundaries of permitted use to maintain their higher profile presence. In spite of its current robust status, history tells us owners in this Noosa precinct should be cautious. New land releases in Yandina and Coolum have quickly sold out at rates that make speculative construction attractive to developer/builders. Based on our recent feasibilities in the Aura precinct, it is likely that the land rates of $170-$200m2 could result in finished product coming to market in the range of $120-130m2 for lease and sub-$2,000m2 for sale. This new product, combined with a tightening of the financial sector, could see Noosa tenants starting to reassess the value of their current premium locations come lease renewal time. The enquiry we are seeing across this northern sector is weighted on both ends of the spectrum. Construction activity across the coast, combined with smaller residential lot sizes, is forcing many trade businesses to take on a “man shed” style warehouse to capitalise on the opportunities. This will benefit the Coolum and Yandina precincts that offer easy access to the highway. On the larger end, we are seeing transport and manufacturing interest from those looking to capitalise on the cheaper land prices and larger lots, while avoiding the growing congestion issues of some of the traditional hubs.
Borrow
FOR LEASE - NEW PROPERTIES LAST QUARTER Size
Median Size
Quantity
<200
112
19
200-500
460
>500
535
THIS QUARTER Annual Rent/m
Size
Median Size
$170
<200
139
22
$210
6
$132
200-500
227
5
$127
8
$99
>500
918
7
$100
2
Quantity
Annual Rent/m2
FOR SALE - NEW PROPERTIES LAST QUARTER Size
Median Size
<200
130
200-500 >500
Quantity
THIS QUARTER Sale Rate/m2
Size
Median Size
Quantity
Sale Rate/m2
19
$2,314
<200
128
21
$2,654
382
10
$2,274
200-500
266
5
$1,522
1270
8
$1,664
>500
1000
9
$1,448
NORTHERN SUNSHINE COAST ACTIVITY NORTHERN CORRIDOR GROUP
LISTED FOR LEASE / SALE
Ray White Commercial - Northern Corridor Group RESEARCH TEAM The following is a summary of the key Listed, Leased and Sold properties ADDRESS
SUBURB
NLA M2
PRICE
$/SQM
Yandina
1000m2
$1,200
-
Coolum Beach
413m2
-
$130
Sale
41 Pioneer Road
Lease
1/50 Dacmar Road
Lease
11a/11-15 Runway Drive
Marcoola
196m2
-
$100
Lease
3/11 Project Avenue
Noosaville
50m2
-
$360
Lease
13 Machinery Road
Yandina
983m2
$1,464
-
Lease
1-4/10 Rene Street
Noosaville
79m2
-
$341
Lease
5-7/10 Rene Street
Noosaville
27m2
-
$304
Lease
6/41 Gateway Drive
Noosaville
67m2
-
$232
Lease
52 Central Park Drive
Yandina
1,200m2
-
$105
Sale
5 Taylor Court
Cooroy
109m2
$1,490
-
Sale
4a/11 Bartlett Street
Noosaville
185m2
$2,270
-
Sale
5/11 Bartlett Street
Noosaville
185m2
$2,270
-
SUBURB
NLA M2
PRICE
LEASED OR SOLD STATUS
ADDRESS
$/SQM
Sale
5/8 Project Avenue
Noosaville
132m2
$2,272
-
Sale
944 David Low Way
Marcoola
205m2
$3,560
-
Sale
1/4 Commerce Court
Noosaville
89m2
$2,808
-
Lease
10/3 Trader Lane
Noosaville
174m2
-
$120
Lease
1a/95 Eumundi Road
Noosaville
100m2
-
$255
Lease
10/5 Commerce Court
Noosaville
170m2
-
$152
Lease
7/25 Quanda Road
Coolum Beach
265m2
-
$110
CASE STUDY
NORTHERN CORRIDOR GROUP
UNITS 1, 2, 3 & 7/25 QUANDA ROAD COOLUM BEACH These four units presented a unique opportunity to sell or lease a collection of ideally positioned warehouses within the Coolum Industrial Park. We launched the campaign and through online advertising were able to successfully lease Unit 1 in a short space of time. We recommended a revised marketing strategy to the owner as we felt that the units should be receiving a much stronger level of enquiry. These units are a high quality product in a fantastic location and therefor our recommendation was to undertake a round of paper advertising to expose them to a new segment of buyers.
The revised campaign produced a very noticeable spike in enquiries and subsequent leasing of all four units and sale of two (remaining two were leased subject to an option to purchase).
MICHAEL SHADFORTH 0488 981 076
C O M M E R C I A L P R I N C I PA L
A proactive team with extensive marketing capability is crucial to achieving results and when utilised effectively the newspaper plays a significant role. Please contact Michael Shadforth or Jordan Hayes for additional information on this campaign or to discuss your own property requirements. Marketing spend $3,002 only $750 per unit!
JORDAN HAYES 0417 999 331
SALES & LEASING EXECUTIVE
UNIT 1
UNIT 2
UNIT 3
UNIT 7
UNIT 1
UNIT 3
LEASED $24,530 P/A Net
LEASED $12,150 P/A Net
LEASED $12,800 P/A Net
LEASED $29,150 P/A Net
SOLD $355,000
SOLD $180,000
(with option to Purchase)
(with option to Purchase)
AGENT PROFILE
NORTHERN CORRIDOR GROUP
Prior to joining the Ray White Northern Corridor Group, Jordan spent over 8 years working as a Certified Practicing Valuer in a range of markets including Sydney, Sunshine Coast and the ACT where he worked as an Associate Director for one of the country’s leading valuation firms. A degree in Property and Sustainable Development and working alongside financial, development and legal professionals has allowed Jordan to understand the market dynamics and fundamental factors that drive the property market.
As Managing Director/Commercial Principal, Michael brings more than twenty years of successful sales and innovative marketing experience from a broad range of industries to the team. His expertise and proven history provides Ray White Commercial Northern Corridor Group clients with the strategic advantage in tailoring investors and tenants to projects so that all parties’ needs are addressed and the project is a success.
His experience and high level of property knowledge ensure that his clients always receive tailored solutions and relevant, timely information upon which they can make educated decisions. JORDAN HAYES SALES & LEASING EXECUTIVE 0417 999 331 jordan.hayes@raywhite.com
He represents the next generation of the well-known and iconic Shadforth family, which has a long history and wealth of experience in development, project management, consulting and contracting throughout Australia. MICHAEL SHADFORTH COMMERCIAL PRINCIPAL 0488 981 076 michael.shadforth@raywhite.com
RECENT NOTEWORTHY TRANSACTIONS ED
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21 Heathfield Road, COOLUM BEACH
1/25 Quanda Road, COOLUM BEACH
• Free standing premise therefore no body corporate fees • Ample exclusive use car parking • 161m2 space available plus 41m2 boardroom • Generous rental incentives • District Centre Zoning allowing
• High quality warehouse and office space • High clearance roller door, pedestrian access and ample common parking • Sturdy tilt slab concrete construction • Unit subject to a brand new 3 year lease commenced in August 2018
Leased - $45,000 P/A Net
Sold - $355,000
PROPERTIES FOR SALE OR LEASE NORTHERN CORRIDOR GROUP
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R L RTI FO PROPE
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2/10 Leo Alley Road, NOOSAVILLE
1/50 Dacmar Road, COOLUM BEACH
• Situated within close proximity to the well-known Eenie Creek Road, this conveniently situated and versatile space offers ease of access to the Sunshine Motorway • The building is currently being renovated giving you ability to adjust to suit your requirements, the savvy tenant will see the potential for their business to thrive with passing traffic giving exposure to new clientele.
• The subject unit provides the very rare opportunity to secure a premises with the perfect balance of office and warehouse space. • Road frontage and great exposure • Ample on site parking • High quality office fit out • High clearance warehouse space • Back to base security system & CCTV
For Lease - $28,500 P/A NET Emily Pendleton & Michael Shadforth
E! DED ASES NEE E L TI
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R T FO ROPER
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For Lease - $53,742 P/A NET Jordan Hayes & Michael Shadforth
MO
41 Pioneer Road, YANDINA
13 Machinery Road, YANDINA
• The property is a well presented, easy accessible, freestanding warehouse home to two well established tenants for the Yandina and Sunshine Coast precinct being Make Safe Plumbing & Pioneer Coffee Roastery. • The property is located just off the Bruce Highway in a prime position a few doors up from the well known, iconic Ginger Factory.
• This freestanding warehouse is situated on the corner of Machinery Road & Harvest Road. • Positioned on a 2,075sqm block, the building is set to the rear allowing for two way access and ample car parking. • Warehouse 387sqm* • Dual access • 1 x roller doors (4.3m x 4.35m)
For Sale - $1,200,000 Emily Pendleton
For Lease - $48,800 P/A NET Jordan Hayes & Michael Shadforth
For a full list of current opportunities for sale or lease visit raywhitecommercialnortherncorridorgroup.com.au
OUR TEAM
NORTHERN CORRIDOR GROUP
SUNSHINE COAST
MORETON BAY
MICHAEL SHADFORTH COMMERCIAL PRINCIPAL 0488 981 076 michael.shadforth@raywhite.com
CHRIS MASSIE DIRECTOR 0412 490 840 chris.massie@raywhite.com
JULIE RYAN MAJOR ASSET SALES 0447 445 453 julie.ryan@raywhite.com
ASHLEY REES SENIOR PROPERTY ANALYST 0411 707 410 ashley.rees@raywhite.com
EMILY PENDLETON SALES & LEASING EXECUTIVE 0402 435 446 emily.pendleton@raywhite.com
WARWICK PETERS SENIOR BUSINESS BROKER 0412 234 231 warwick.peters@raywhite.com
JORDAN HAYES SALES & LEASING EXECUTIVE 0417 999 331 jordan.hayes@raywhite.com
AARON CANAVAN SALES & LEASING EXECUTIVE 0447 744 948 aaron.canavan@raywhite.com
JASON WRIGHT ASSET MANAGEMENT SPECIALIST 0451 497 368 jason.wright@raywhite.com
BLAKE PRIMROSE SALES & LEASING EXECUTIVE 0423 555 043 blake.primrose@raywhite.com
PINE RIVERS PETER LAURENT SALES & LEASING EXECUTIVE 0429391675 peter.laurent@raywhite.com
TREVOR NELSON-JONES SALES & LEASING EXECUTIVE 0407 736 521 trevor.nelson-jones@raywhite.com
JUMA MARSTELLA SALES & LEASING EXECUTIVE 0450 360 321 juma.marstella@raywhite.com
BROCKE HAMBRECHT SALES & LEASING EXECUTIVE 0466 599 724 brocke.hambrecht@raywhite.com
raywhitecommercialnortherncorridorgroup.com.au
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