Craft Property Consulting

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Craft Property Consulting At Craft Property Consulting, we specialise in helping homebuyers, investors, and developers find the perfect property in Adelaide.

As trusted buyers agents, we provide expert guidance and negotiation to secure properties that match your goals.

08/10/2026

The Financial Stability Review from the RBA published just after the rate rise shows that commercial values have risen since the start of the year and will continue to do so despite borrowing being more expensive, interesting mechanics...

If you are an investor looking at commercial for the first time or thinking of going again, and you have the capacity to do so, I believe now is a good time.

07/10/2026

Off-market inspection in Wingfield SA!

02/10/2026

BOUGHT OR PASSED | 93 Torrens Road, Brompton

5.7% yield, national tenant, minutes from the C*D. Sold for $1.5m. Bought or passed? 🏢

The headline looks fine. The detail is where it gets interesting:
📉 Rent is about $366/sqm. My read of market is $250 to $300
🔁 The vendor stays on as tenant, so that rent was never tested on the market
⏳ Lease expires June 2028. If they go, allow 6 to 9 months empty
🚗 Mostly office, limited parking, C*D vacancy around 16%
📍 Small warehouse, so the land carries the value

For a passive investor, it's a pass. For an owner-occupier or someone with a plan for the site, different story.

Would you have bought it?

30/09/2026

BOUGHT OR PASSED | 16 Main Road, Belair

A 4.4% yield on a foot of the Hills medical and dental strip. On paper, tight. Look at the rents, though, and two tenancies sit well under market.

Bring them up at renewal which is less than 2 years away and the yield moves to about 5.4% with an equity lift of over $500k by signing new leases. The catch is the price already assumes that happens.

So who is it for? Someone buying land, location and flexibility for the long haul. Not someone who needs income on day one.

Would you have bought it?

28/09/2026

BOUGHT OR PASSED: Ormeau Town Centre, QLD

$20.7m for a neighbourhood centre on the M1, halfway between Brisbane and the Gold Coast.

Aldi on a brand new 10 year lease, Woolies next door, and 14 specialty shops built around convenience. Food, fitness, allied health, everyday services. WALE over 8 years.

6% and $6,850 psm. Market price, no bargain.

So why buy it? Neighbourhood centres have returned 9.4% a year over the past decade, the best of any centre type. And Sydney, Melbourne and Brisbane need 65 more supermarkets in the next three years, with only 36 new centres forecast.

Verdict: Buy. Full price for stability that is getting harder to find.

Would you have?

27/09/2026

Below $2M, market selection matters as much as asset selection.

Sydney pushes you too far from the C*D at that price point. In Adelaide, cashed-up private investors who aren't chasing yield are competing in the same bracket and compressing returns for pure investors.

My clients need 5.5 to 6% plus. Based on my research, Queensland and Perth are still delivering quality commercial assets with strong returns below $2M. That's where the numbers are working right now.

25/09/2026

There's one question that makes agents uncomfortable every time, and it's the most important one I ask.

Tell me about the tenant.

The standard response is that they're selling the property, not the business. That's a fair position for an agent to take. But as a buyer's agent representing investors, understanding the tenant is one of the most critical parts of the due diligence process. Who are they? How is the business performing? Where do their clients come from? What does their revenue look like?

That information is almost impossible to get through the selling agent. So rather than ask for permission, sometimes you ask for forgiveness. I've actually had an agent say that to me directly: just go and do what you have to do.

It's a genuine balancing act. The relationship with commercial agents matters because they're the ones bringing deals. But protecting the client's interest matters more. And buying an asset where you know next to nothing about the person paying the rent is not something I'm willing to do.

Most tenants are aware when a property is on the market. In my experience, the majority are happy to have a casual conversation about where the business is at.

23/09/2026

If you're comparing commercial property markets across Australia, there's one number that doesn't get talked about enough.

Buy a $2,000,000 commercial property in Adelaide and you pay transfer fees of around $20,000 to $22,000, roughly 1% of the purchase price. Buy the same asset in Melbourne and you're paying over $110,000 in stamp duty and transfer fees combined.

That's a difference of close to $90,000 on the same purchase price.

I want to be clear: I would never recommend buying in a particular location purely for a tax benefit. That's not a sound basis for an investment decision. But when you're entering the commercial market with a million to a million and a half to work with, that saving has a real impact on how far your capital goes.

South Australia introduced this specifically to attract more commercial investors into the state, and it's been in place for well over a decade. For many of my clients it's not the primary reason they look at Adelaide, but it's a meaningful advantage when everything else stacks up.

19/09/2026

Where does a commercial yield come from? 📊

The formula is simple: net rent divided by price. $60k net on $1m is 6%.

The real question is which yield to apply before you buy. That comes from evidence, what's actually sold nearby, similar asset class, similar lease and tenant. Then you adjust for the specifics.

The lower the yield, the safer the market thinks the income is. You're paying for certainty.

18/09/2026

BOUGHT OR PASSED: 1 Gumbowie Ave, Edwardstown

Sold at auction for $2.7m. I thought $2.5m.

1,577 sqm, 115 m of frontage, 1,105 sqm of buildings. Net income $125k, so 4.6%.

The rent is $113 psm p.a., right on market for the area. So the yield isn't sharp because the income but because you're buying scarce land, at about $1,700 psm, well below replacement cost.

On top of that, South Road is taking over 500 properties for the tunnel, 200-plus of them commercial or industrial. Those owners get bought out and come back wanting to stay close.

Funded buyers, less stock.

Verdict: Buy. Not for the income.

What would you have done?

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Adelaide, SA
5000

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+61491226631

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