Archive | Tauranga

Tauriko & Silverstream business land sales

Colliers agents in the Bay of Plenty have sold a Tauriko industrial development site (pictured) and a Tauranga office building.

In Otago, 2 lots in the Silverstream Business Park in Mosgiel have been sold.

South of the Bombays

Bay of Plenty

Tauranga

115 Cameron Rd:
Features: 810m² site, 2-storey 851m² office building, 10 parking spaces
Rent: $158,594/year net + outgoings + gst
Outcome: sold for $3.1 million at a 5.1% yield
Agents: Simon Clark & Duncan Woodhouse

Tauriko

lot 232 Kennedy Rd:
Features: vacant 4799m² industrial development site, rear right-of-way for dual access
Outcome: sold for $1,775,630 at $370/m² land
Agents: Rachel Emerson, Simon Clark & Brad Johnston

South Island

Otago

Mosgiel

Silverstream Industrial Park, 180 Dukes Rd, lots 2 & 11:
Features: 2700m² of warehouse & office 
Outcome: sold to an owner-occupier for $1.15 million + gst
Agent: Dean Collins

Attribution: Agency release.

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All 6 southern properties sell at Bayleys auctions

Bayleys sold all 6 properties south of the Bombays in its Total Property auction series last week.

South of the Bombays

Bay of Plenty

Bethlehem

1 Valley Grove Rd (pictured):
Features: 1310m² site, 978m² 2-level A grade office building constructed in 2008, 18 parking spaces, 2 tenancies, anchored by national insurance broker BrokerWeb Risk Services Ltd
Rent: $144,128/year net + gst
Outcome: sold to an Auckland buyer for $2.195 million at a 6.57% yield
Agents: Brendon & Lynn Bradley

Rotorua – Glenholme

193 Ranolf St:
Features: 348m² suburban site, 3 retail units totalling 170m², leases ranging from 12 months to 4 years, all with renewals
Rent: $28,103/year net + gst
Outcome: sold for $285,000 at a 9.86% yield
Agents: Brei Gudsell & Paul Stewart

Manawatu

Feilding

11 Manchester Square:
Features: 157m2 cbd site, 100m² character building recently fully refurbished and seismically  strengthened to 70% of new building standard, new 10-year lease term to the Thai House group, which operates 14 restaurants in the North Island
Rent: $38,000/year net + gst, fixed 2-yearly CPI rent increases
Outcome: sold for $455,000 at an 8.35% yield
Agents: Bede Blatchford, Karl Cameron & Lewis Townshend

Wellington

Grenada North

50 Takapu Rd:
Features: 1247m² truck refuelling site on corner of Jamaica Drive at the gateway to the Grenada Business Park, leased to BP Oil NZ, which has exercised a right of renewal until November 2022 and & owns maintains all of the truckstop plant & equipment
Rent: $60,766/year net + gst
Outcome: sold for $799,000 at a 7.6% yield
Agents: Fraser Press & John Pritchard

Lower Hutt

423 High St:
Features: 1000m² site, 643m² single-level building tenanted by a Jetts 24-hour fitness centre on a renewed lease from June 2016 and a tyre/auto centre, 14 parking spaces
Outcome: sold for $2.1 million at a 6.8% yield
Agent: Andrew Smith

Stokes Valley

18-20 George St:
Features: 1665m² site, rundown 1145m² double-bay warehouse/workshop building with mezzanine & office space
Rent: potential income assessed at $55,000/year net + gst
Outcome: sold with vacant possession for $6.15 million
Agents: Richard Faisandier & Andrew Smith

Attribution: Agency release.

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5 sales south of Bombays

Bayleys agents have recorded 5 sales in the Waikato and coastal Bay of Plenty.

South of the Bombays

Bay of Plenty

Mt Maunganui

260-272 Maunganui Rd (pictured):
Features: 2849m² commercial corner site in 2 titles at southern end of cbd, 2 buildings totalling 1802m²; multi-tenanted with a mix of national & local businesses
Rent $252,302/year net + gst
Outcome: sold for $7.1 million at a 3.69% yield
Agents: Brendon & Lynn Bradley

Papamoa

61 Te Okuroa Drive:
Features: 3288m² site, 1114m² industrial building, 25 parking spaces; national tenant Northpower Ltd has taken a 2-year leaseback term
Rent $150,219/year net + gst
Outcome: sold for $2.105 million at a 6% yield
Agents: Brendon & Lynn Bradley

Tauranga

Tauriko Business Estate, lot 360:
Features: largest land transaction to date in this industrial estate, comprising 6.3762ha with services in place; bought by Mt Maunganui-based Jace Investments Ltd, which intends to progressively develop the site for a largescale post-harvest kiwifruit facility
Outcome: sold for $12,543,840
Agents: Brendon & Lynn Bradley, Lloyd Davidson

Waikato

Cambridge, Hautapu

47 Alwill Drive:
Features: 4410m² site, 1775m² modern high-stud workshop & warehouse, 5-tonne gantry crane, 2 levels of adjoining offices & amenities of 280m²; 4-year lease to Glasslines NZ from this month, 4 4-year rights of renewal
Rent $ $228,000 pa/year net + gst
Outcome: sold for $3.61 million at a 6.3% yield
Agent: Blair Hutcheson

Hamilton, Frankton

51 Killarney Rd:
Features: 1437m² site on corner of Alice St, recently refurbished 411m² Challenge service station & tyre workshop
Rent $82,000/year net + gst
Outcome: sold for $1.315 million at a 6.23% yield
Agents: Tony Chaudhary & Blair Hutcheson

Attribution: Agency release.

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4 commercial sales at Rosedale and in Bay of Plenty

Colliers agents have sold a Rosedale office & storage unit and 3 Bay of Plenty properties, 2 of them at auction.

North-east

Rosedale

59 Apollo Drive, unit I3:
Features: air-conditioned 355.5m² unit – office 313.5m², storage 42m² with roller-door access, deck 38m², 14 parking spaces
Outcome: sold for $1.425 million
Agent: Nick Recordon

South of the Bombays – Bay of Plenty

Mt Maunganui

24 Aerodrome Rd:
Features: 4396m² industrial development site, vacant 520m² building        
Outcome: sold for $2.5 million + gst
Agents: Rob Shoeser & Simon Clark

33 Newton St:
Features: 2310m² site running between Newton St and the rail tracks beside  Maunganui Rd, 5-unit 1520m² industrial, office & warehouse complex, fully leased, zoned commercial, which would allow more retail & office uses
Rent: $152,225/year net + gst
Outcome: sold at auction on 14 July for $2.6 million at a 5.85% yield
Agents: Simon Clark, Rob Shoeser & Duncan Woodhouse

Tauranga

44 Fourth Avenue:
Features: 445m² car yard, 78m² building just off Cameron Rd, 5-year lease
Rent: $42,000/year net + gst       
Outcome: sold at auction on 14 July for $750,000 at a 5.6% yield
Agents: Simon Clark, Duncan Woodhouse & Rob Schoeser

Attribution: Agency release.

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8 Bay of Plenty commercial sales

8 commercial premises around the Bay of Plenty have been sold over the summer by Bayleys agents.

Bay of Plenty

Greerton

108 Chadwick Rd:
Features: 528m2 residentially zoned site, 160m2 north-facing former residential building consented for commercial use
Outcome:  sold vacant for $420,000
Agents:  Mathew Gibbard & James Ross

Mt Maunganui

64 Tukorako Drive, unit 1:
Features: High stud, modern 100m² tilt-slab industrial unit – 85m² of warehousing & amenities, 15m² of office in the heart of leasehold industrial precinct
Outcome: sold vacant for $130,000
Agents: Brendon & Lynn Bradley an Jo Stewart

Papamoa

157 Domain Rd:
Features: 6526m² site on the major arterial route into Papamoa commercial area, former garden centre/café complex, 742m² of buildings
Outcome: sold vacant for $1.2 million
Agents: Brendon & Lynn Bradley

Tauranga

Piccadilly Arcade, 43 Devonport Rd:
Features: 3 retail premises in 22-unit cbd retail complex with dual entrances from Devonport Rd & Grey St
Outcomes:
Unit 7, 47m² unit tenanted by The Hawkers Wall, sold for $229,000 at a 6.1% yield
Unit 10, 28m² unit leased by Bay Barbers, sold for $209,000 at a 6.1% yield
Unit 11, 24m² unit tenanted by 2 B Waxed, sold for $149,000 at a 6.2% yield
Agents: Brendon & Lynn Bradley

Fraser Cove Shopping Centre, 221 Fraser St, unit 1 (pictured above):
Features: 516m² site, modern 417m2 retail premises, leased to franchisee of national retailer Toyworld for 6 years from October 2013 with fixed annual rental increases
Rent: $114,750/year net + gst
Outcome: sold for $1.7 million at a 6.75% yield
Agents:  Brendon & Lynn Bradley

116 Maleme St:
Features: rear 3138m² site, 1345m² high stud industrial building comprising 3 medium-sized fully leased units
Rent: $121,363/year net + gst
Outcome: sold for $1.875 million at a 6.5% yield
Agents: Brendon & Lynn Bradley and James Ross

86 Second Avenue:
Features: 556m² site on the southern fringe of the cbd, vacant 495m² commercial building which has showroom & high stud warehousing areas with large roller-door access
Outcome: sold vacant to an owner-occupier for $1.3 million
Agents:  Brendon & Lynn Bradley

Te Puke

Corner Oxford & Queen Sts:
Features: 3800m2 site, new 2020m2 Mitre 10 bulk retail outlet, 12-year lease
Outcome: sold before completion for $4.5 million at a 5.5% yield
Agents:  Jim McKinlay & Lloyd Davidson

Attribution: Agency release.

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3 Bay of Plenty sales in Bayleys’ final auction round

3 Bay of Plenty properties were sold in Bayleys’ final round of Total Property auctions for the year, one in Rotorua and 2 in Tauranga.

South of the Bombays

Bay of Plenty

Rotorua

1270 Ranolf St:
Features: 613mcbd fringe landholding, 297msingle-level office building refurbished in 2008, 5 parking spaces, leased to Oji Fibre Solutions & local law firm from February 2016 on 2.5- & 3-year leases with rights of renewal
Rent: $65,500/year net + gst
Outcome: sold for $951,000 at a 6.9% yield
Agents: Mark Slade & Brei Gudsell

Tauranga

12 Elizabeth St:
Features: 809mcentral cbd site, 680m2-level building anchored by a dental practice with 3 other tenancies
Rent: $110,113/year net + gst
Outcome: sold for $1.725 million at a 6.38% yield
Agents: Lynn & Brendon Bradley

Corner Fraser St & 15th Avenue:
Features: 1427m2 site on 2 arterial roads, 3 modern standalone office buildings totalling 538m2, leased to Classic Builders Tauranga Ltd until mid-2019 with 2 2-year rights of renewal
Rent: $119,800/year net + gst
Outcome: sold for $1.93 million at a 6.2% yield
Agents: Brendon & Lynn Bradley & Blair Cashmore

Attribution: Agency release.

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16 Total Property sales outside Auckland

Bayleys sold 15 properties in the Bay of Plenty & Wellington in its Total Property auction series last week, and one in Christchurch.

South of the Bombays

Bay of Plenty

Mt Maunganui

tilda-166-maunganui-rd162 Maunganui Rd:
Features: 388m² cbd site, 407m² building with long-established homeware & gift store tenant and periodic residential tenancy above
Rent: $98,402/year net + gst
Outcome: sold for $2.085 million at a 4.71% yield
Agents: Brendon & Lynn Bradley

166 Maunganui Rd:
Features: 230m² cbd site, 390m² building (adjoining No 162) leased to fashion retailer Tilda; the owners also occupy the residential premises above
Rent: $87,688/year net + gst
Outcome: sold for $1.76 million at a 4.98% yield
Agents: Brendon & Lynn Bradley

Rotorua

1268 Haupapa St (pictured at top):
Features: 907m² site on cbd fringe, 877m² office building, 2 levels plus mezzanine, extensively refurbished in 2007 to provide A grade space, 5 tenancies on 1- to 4-year terms, 10 parking spaces
Rent: $170,164/year net + gst
Outcome: sold for $2.2 million at a 7.73% yield
Agents: Mark Slade & Brei Gudsell

Selwyn Heights, 82 Ferry Springs Rd & 8 Old Quarry Rd:
Features: 3338m² industrial-zoned development site, double street access
Rent: $37,700/year holding income from residential tenancies
Outcome: sold for $750,000 at $224/m²
Agents: Mark Slade & Brei Gudsell

Tauranga

418 Devonport Rd:
Features: 1037m² residentially zoned corner site, 3 cross-leased titles, fully occupied by 2 residential & one commercial tenants, all on periodic tenancies
Rent: $39,666/year gross
Outcome: sold for $930,000
Agents: Brendon Bradley & James Ross

795 Cameron Rd.

795 Cameron Rd.

795 Cameron Rd:
Features: 147m² site beside Tauranga Hospital, character 2-storey building, longstanding dairy on ground floor, 4-year lease from April 2016, one 4-year right of renewal, tenant also occupies 2-bedroom first-floor flat
Rent: $27,587/year net (commercial $12,350 + gst, residential $13,500)
Outcome: sold for $400,000 at a 6.89% yield
Agents: Brendon Bradley & Mat Gibbard

Te Puke

41 Jellicoe St:
Features: 592m² cbd site, 561m² 2-storey mixed-use building, 2 retail & one office tenant on monthly tenancies plus vacant 2-bedroom flat, basement garage & storage area
Rent: $19,627/year net + gst, potential annual net income about $40,000
Outcome: sold for $506,000
Agents: Brendon Bradley & Mat Gibbard

Wellington

Johnsonville

3 Disraeli St:
Features: 436m² site with exposure to Countdown carpark; 510m² workshop & office,  2 parking spaces, auto lease expiring mid-November, potential net rental of $60,000/year + gst
Outcome: sold for $890,000
Agents: Jon Pottinger & Fraser Press

Kapiti Coast

91-93 Mill Rd, Otaki.

91-93 Mill Rd, Otaki.

Otaki, 91-93 Mill Rd:
Features: 2204m² corner site in 6 titles, 268m² additional leased land, 987m² recently upgraded Countdown supermarket, 6-year lease to Countdown owner General Distributors Ltd from November 2014, 2 6-year rights of renewal
Rent: $157,000/year net + gst
Outcome: sold for $2.1 million at a 7.47% yield
Agents: Stephen Lange & James Chan

Lower Hutt

125 Naenae Rd, Lower Hutt.

125 Naenae Rd, Lower Hutt.

Naenae, 125 Naenae Rd, unit 1:
Features: 432m² 2-level building – 240m² showroom/office & 192m² warehouse in 8-unit complex on main arterial road, 5 parking spaces, tenant in occupation since 2010 on new 3-year lease, one 3-year right of renewal
Rent: $26,906/year net + gst
Outcome: sold for $370,000 at a 7.27% yield
Agents: Andrew Smith & Richard Faisandier

92-100 Queens Drive, unit 3:
Features: 2 corner retail tenancies totalling 105m², plus storage & parking space, frontage to Bunny St, 3-year leases to April & July 2017
Rent: $40,645/year net + gst
Outcome: sold for $405,000 at a 10% yield
Agents: Andrew Smith & Paul Cudby

92-100 Queens Drive, unit 4:
Features: 60m² retail unit in McKay House, directly opposite the entrance to Westfield Queensgate shopping centre (now owned by Diversified NZ Property Trust, managed by Stride Property Group); 3-year lease from April 2016 to Boss Haircuts
Rent: $16,722/year net + gst
Outcome: sold for $190,000 at an 8.8% yield
Agents: Andrew Smith & Paul Cudby

Petone

62 Hutt Rd:
Features: substantially upgraded 524m² building, dual street frontage – 256m² showroom, 201m² rear warehouse/storage, 67m² mezzanine office, 3 parking spaces
Outcome: sold vacant for $565,000
Agents: Paul Cudby & John Pritchard

Plimmerton

2 Freshfields Place:
Features: 807m² corner site in North Point industrial precinct with building consent for 477m² 3-unit office & warehouse complex, first slab laid
Outcome: sold for $310,000 at $384/m²
Agents: Andrew Smith & Jon Pottinger

Porirua

3A Kapuni Grove:
Features: 1003m² levelled, metalled & fenced industrial site, dual street frontage
Outcome: sold for $241,000 at $240/m²
Agents: John Pritchard, Jon Pottinger & Fraser Press

South Island

Christchurch

Hornby, 51 Waterloo Rd:
Features: 8000m² industrial site, 1370m² warehouse, 292m² of office & amenities & 198m² showroom, large mostly sealed yard
Outcome: sold with vacant possession for $3.45 million
Agents: Stewart White & Chris Frank

Attribution: Agency release.

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11 commercial sales around Tauranga

Ray White Commercial agents in Tauranga have sold 11 properties around the city and down to Papamoa.

South of the Bombays

Tauranga cbd

1460 Cameron Rd:
Features: 2167m² former motel leased to IRIS Ltd (a subsidiary of Geneva Healthcare Ltd) for use for the disabled
Outcome: sold for $1.3 million
Agent: Rob Pinny

71 Devonport Rd:
Features: 835m² building, multiple tenancies including Bella Mia restaurant and retail & office
Outcome: sold for $1.9 million at a 5.2% yield
Agent: Rob Pinny

75 Devonport Rd:
Features: 936m² building, tenants the Hub Café and Ministry of Social Development, 3 parking spaces
Outcome: sold for $1.65 million at an 8% yield
Agent: Rob Pinny

Harbinger House, 209 Fraser St:
Features: 814m² building, bed & breakfast accommodation
Outcome: sold vacant for $645,000
Agent: Philip Hunt

133 Willow St:
Features: 149m² building, tenant Huis Design Ltd
Outcome: sold for $705,000 at a 2.4% yield
Agents: John Whitley & Philip Hunt

Greerton

193 Chadwick Rd:
Features: 586m² building, tenants Zest Café and SPCA
Outcome: sold for $1.24 million at a 6.4% yield
Agent: Philip Hunt

199 Chadwick Rd:
Features: 489m² building, tenant Westpac (NZ) Ltd
Outcome: sold for $1.3 million at a 5.6% yield
Agent: Philip Hunt

Judea

81 Birch Avenue:
Features: 4144m² warehouse & office, tenants Patton Ltd & Ferris Flooring Ltd
Outcome: sold for $1.565 million at a 6.4% yield
Agent: Philip Hunt

Papamoa

25 Market Place:
Features: 1628m² bare land
Outcome: sold vacant for $504,680
Agent: Michael McMichael

80 Parton Rd:
Features: 2502m² building, tenant Made Coach Ltd
Outcome: sold for $1.3 million at a 4.4% yield
Agent: Rob Pinny

Pyes Pa

Pyes Pa shopping centre, 83 Pyes Pa Rd, tenancy 12:
Features: 345m² + 332m² outdoor area, tenant Best Start Educare Ltd
Outcome: sold for $2.03 million
Agent: Rob Pinny

Attribution: Agency release.

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Port of Tauranga pays back shareholders after expansion – and offers Auckland hand to overcome constraint

Port of Tauranga Ltd said yesterday it had completed a 5-year expansion programme and was looking at returning $140 million to shareholders.

The company announced a return of $34 million to shareholders by way of a special fully imputed dividend of 25c/share, the first tranche of $140 million it intends to return to shareholders over the next 4 years: “The final amount returned is dependent on our requirements to fund any potential future growth initiatives,” chair David Pilkington said.

Mr Pilkington said strong container volumes offset a fall in log exports. He also used the occasion to emphasise a point about Auckland: “It is clear that port capacity in Auckland is becoming constrained. Thanks to our investment programme, our extensive Tauranga landholdings and our rail-linked MetroPort facility in Onehunga, we can significantly expand the volume of imports that can be delivered into Auckland.

“Such an approach will have the additional benefit of reducing traffic flows in downtown Auckland and negate the need to expand the city’s port operations further into the Waitemata Harbour.

“We are willing to engage in a rigorous economic study to examine the optimal port capacity solution for the upper North Island. However, we are optimistic that ultimately the market will drive any rationalisation required. The arrival of bigger ships – and the efficiencies they can bring – will be a game changer.”

Those comments slot into a freight conversation where, in Auckland at least, the 2012 Upper North Island Strategic Alliance on rationalising freight movements has been sidelined while the city has examined its own circumstances in isolation.

Tauranga’s financial highlights for the year to June:

  • Net profit after tax, down 2.4% to $77.3 million following increase in depreciation charges and downturn in log volumes
  • Parent ebitda (earnings before interest, tax, depreciation & amortisation), up 2.2% to $125.7 million ($123 million) as strong growth in container traffic offset a decline in log exports
  • Container volumes, up 12.1% to 954,000 (851,000) TEUs (20ft-equivalent units)
  • First 9500-TEU ships to start calling at Port of Tauranga in October after channel dredging completed and landside facilities upgraded
  • Final dividend, 30c/share, lifting total dividends 1.9% to 53c/share
  • Improved health & safety performance, total recordable injury frequency rate down 62% to 5.6 (per million hours’ exposure)

Mr Pilkington said log exports fell more than one million tonnes, and imported stock feed & fertiliser also fell.

Reported revenues fell to $245.5 million ($268.5 million) due to a $32 million decrease in revenue as a result of having to equity-account Tapper Transport as an associate company within the Coda partnership.

On Port of Tauranga’s expanded freight role, Mr Pilkington said: “We are very pleased with the progress that has been made against our long-term strategy to extend our freight catchment to become the country’s leading freight gateway and to prepare to welcome the arrival of the large ships into New Zealand waters.

“Strategic initiatives such as our alliance with OJI Fibre Solutions, Kotahi & Zespri/Total Kiwifruit Logistics continue to drive a strong increase in container volumes to the port. These initiatives have also insulated the company from this year’s significant reduction in log exports.

“Our strategy has allowed the company to make the significant investment required to host the next generation of big ships without compromising our commitment to deliver sustainable returns to our shareholders.

“It is also delivering benefits to the broader New Zealand economy. Following the completion of dredging to deepen & widen the port’s shipping channels, the first of these large container ships is set to visit in October. Over the long term, large ships have the potential to deliver in excess of $300 million in annual savings to the country’s exporters & importers.

Links:
Auckland port future study
Port future study recommendations report

Earlier stories:
7 December 2012: Super-city reduces magnanimous ports study to parish pump
30 November 2012: Ports study appears to miss fundamental point: cannibalism
27 April 2012: Council alliance seeks technical study on freight & port needs
7 March 2012: Council orders up port study to end debate on possible expansion
Attribution: Company release.

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6 Fonterra Farm Source stores sell

Fonterra Co-operative Group Ltd has sold 6 Fonterra Farm Source stores around the North Island through a joint auction programme between Bayleys & CBRE head of agri-business Jeremy Keating.

Bayleys conducted the auctions in New Plymouth last Wednesday and in Hamilton & Rotorua on Thursday.

All sold with 8-year leasebacks to Fonterra subsidiary RD1 Ltd from settlement on 23 July 23, with 2-yearly cumulative CPI adjustments and reviewed to market on renewal & 2-yearly thereafter. Fonterra also has 4 3-year rights of renewal.

South of the Bombays

Bay of Plenty

Galatea

Horomanga Rd (pictured):
Features: 4912m² site, 479m² longstanding store
Rent: $38,324/year net + gst
Outcome: sold for $400,000 at a 9.58% yield
Agents: Mark Slade & Mark Rendell

Hauraki

Ngatea

59-65 Orchard West Rd:
Features: 4555m² site on State Highway 2, 596m² store [corrected; originally written as 2596m²], 119m²  of canopies; purchaser will be required to outlay additional capital up to a maximum of $600,000 over the next 2 years for premises expansion, with a commensurate increase in rental
Rent: $124,750/year net + gst
Outcome: sold for $1.95 million at a 6.4% yield
Agents: Josh Smith & Jeremy Keating

Taranaki

Opunake

64 Tasman St:
Features: 3054m² mainstreet (State Highway 45) location, 3 street frontages, 1125m² store, 145m² of canopies
Rent: $113,580/year net + gst
Outcome: sold for $1.25 million at a 9.1% yield
Agents: Alan Johnston, Iain Taylor & Jeremy Keating

Waikato

Matamata

104 Broadway:
Features: 2719m² site on State Highway 24, 1052m² store, drive-through access
Rent: $172,459/year net + gst
Outcome: sold for $2.61 million at a 6.61% yield
Agents: Blair Hutcheson & Jeremy Keating

Morrinsville

178 Thames St:
Features: 2772m² site in the centre of town, dual street frontage, 1043m² store
Rent: $152,024 /year net + gst
Outcome: sold for $2.305 million at a 6.6% yield
Agents: Josh Smith & Jeremy Keating

Putaruru

14-20 Kensington St:
Features: 2313m² site close to town’s main roundabout, 1089m² store
Rent: $108,815/year net + gst
Outcome: sold for $1.385 million at a 7.85% yield
Agents: Blair Hutcheson & Jeremy Keating

Attribution: Agency release.

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