Strata Office Market

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A tenanted strata office in Spring Hill, Brisbane has been snapped up by a private Sydney based investor for $5 million.
The sale of 170 Leichhardt Street makes it the biggest settled strata transaction so far this year in the Queensland capital. 
The 1,374 square metre office space on level two is tenanted by Imagine Education Australia for a seven-year term with a three-year option.
The offering also includes 22 square metre balcony area and nine car parks.
It was marketed via an expression of interest campaign by Sam Biggins and Tony Wang from Colliers International.
“This was the first commercial property acquisition for the high net worth Sydney-based investor who works in the finance sector,” said Biggins.  
“With current record low interest rates and decreasing vacancy rates in the Brisbane office sector, we are continuing to see interstate investors looking to Brisbane, attracted by the yield differential and growth prospects over the southern markets.”
Colliers International has transacted eight strata offices so far this year across the CBD and metro Brisbane.
The properties range from $500,000 to $5 million, averaging at $3,851 per square metre and an average yield of 7.88%.  
“Long term investors are backing the strata market, but sales to owner occupiers are also on the rise as the leasing market continues to improve in combination with record low interest rates,” said Wang.
“Strata office sales within the golden triangle precinct have performed very well. Within 97 Creek Street Colliers International’s Strata team have sold four offices so far this year ranging from 63 square metres up to a full floor of 638 square metres. One of the office investments had achieved a record 6.2% yield.”
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Spring Hill tenanted strata office sold for $5 million

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Total sales activity across the Gold Coast strata office market remained robust throughout 2018, according to Ray White’s research for Gold Coast Small Suites.
The data showed after a strong 2017 result, low interest rates continued to be a driving force for private investors in this market, despite some uncertainty surrounding financing availability.
Ray White’s Head of Research Vanessa Rader said following an end-of-year rush, 2018 saw $42.79 million change hands.
“While this is down 13.84% compared to the busy 2017 period, it remains the second highest sales over the past 10 years,” Rader said.
“Confidence continues to be high across the Gold Coast post-Commonwealth Games, with much energy and optimism around business growth, which has resulted in some improvements in employment.
“We’ve seen both local investors and owner occupiers seek investment into the office market to shelter from volatile occupation costs and in anticipation for business expansion, as well as securing a competitive yielding asset.
“Volumes have been highest in Southport and Robina/Varsity Lakes, with these being the two largest office submarkets across the Gold Coast, offering modern facilities.
“Collectively, these two markets represented 68.67% of the 2018 total sales stock, with an average sale price of $840,000. 
“While the Surfers Paradise and Bundall regions both offer more affordable office product, with average sale prices of $536,500 and $284,500 respectively.”
Rader said sentiment continued to be positive for the Gold Coast office market.
“Capital values continued to show upward momentum, with this resulting in the average Gold Coast value increasing for the sixth consecutive year,” she said.
“Currently averaging $3,770 per square metre, this is up 2.31% on last year's result, and has recorded 6.97% annual change over the past five years.
“Bundall remains the most affordable region across the Gold Coast and has shown several years of consistent growth. At just $3,013 per square metre, this market is up 9.96% on the last year, and has shown 4.40% annual improvement over the last five years.
“The largest growth in values has come from Southport, albeit due to the downward correction in values achieved during 2017.
“Currently averaging $3,680 per square metre, this is up 19.26% over the last 12 months, representing a 5.29% increase compared to 2016 results.
“Surfers Paradise/Broadbeach has witnessed a high level of turnover in 2018 representing a small reduction of 3.42%, this average of $3,446 per square metre is the second year of decline after a high level of increase in this market during 2015.
“Another market which has felt a reduction in values has been Robina/Varsity Lakes, currently averaging $3,914 per square metre. This is down 9.50% over the last year, an increase in vacancies in this market being of concern for some buyers.”
Ray White Commercial Gold Coast Office Leasing Specialist Renee Hughes said after some slowdown in leasing activity post financial year, the run to the end of the year saw some increase in activity, continuing the improvement in rental rates of 2018.
“Levels of enquiry have started 2019 similarly to the close of 2018, with demand elevated across all size and quality grades,” Hughes said.
“In terms of location, enquiry has been high across all precincts, however Bundall has been the stand-out performer with occupiers looking towards the more affordable product in a central location.
“Professional Services continue to be the industry most active, resulting in incentives reducing to around eight%, putting further downward pressure on effective rents.
“After a prolonged period of steady rental rate results, 2018’s increased demand translated into small face rental growth, continuing through to the end of the year.  
“Prime smaller stock currently ranges between $320 to $380 per square metre gross, averaging $365 per square metre (2.24% annual growth).
“While Secondary, in the more affordable $230 to $300 per square metre price range, has held consistent at $260 per square metre over the last two years.
“A-grade assets that offer large floor plates in quality locations continue to dictate rents in excess of these rates, upwards of $500 per square metre on a gross basis, with an incentive greater than 10%.”
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Strata Office Market

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