Our client wanted a premium quality commercial investment on the Sunshine Coast — something modern, well-positioned, and low-maintenance that would deliver reliable income without the headaches that come with older buildings. They had a strong preference for retail over industrial or office, and specifically wanted something in a high-foot-traffic lifestyle location where tenants would be drawn by the area's natural appeal rather than needing to manufacture demand. The brief also had a practical edge: they wanted a brand new or near-new building where depreciation benefits would be maximised and maintenance costs would be minimal for the first decade of ownership. They were happy to pay a fair price for quality — they weren't chasing a bargain, they were chasing certainty.
Brand new retail in a beachside Sunshine Coast location doesn't come up often, and when it does, it rarely hits the open market. The kind of asset our client wanted — modern construction, lifestyle tenants, strong foot traffic — tends to be sold through private networks before it's ever publicly listed. So we focused on off-market channels, working our relationships with developers, agents, and property groups along the coastal strip between Caloundra and Noosa. We were looking for something specific: a multi-tenanted retail asset within a lifestyle precinct where the tenant mix would be self-reinforcing — each business drawing foot traffic that benefits the others. A hairdresser next to a cafe next to a health practice creates an ecosystem that keeps people coming back. That kind of tenancy mix, in a beachside setting, is as close to vacancy-proof as retail gets.
Through our off-market network we identified a brand new multi-tenanted retail building in Buddina — a tightly held beachside suburb between Mooloolaba and Kawana on the Sunshine Coast. The property was part of a recently completed lifestyle development, purpose-built with a curated laneway precinct connecting the tenancies. The building comprised five separate tenancies across approximately 300m², housing a mix of retail and service operators suited to the coastal lifestyle demographic. The seller provided a rental guarantee of $186,500 net per annum, underwriting the income from settlement while the remaining tenancy was being leased up.
We secured the property at $2.9 million — an off-market transaction negotiated directly with the developer's group before the asset was offered to the broader market. The brand new construction meant the building came with full structural and statutory warranties, modern fit-outs, and a depreciation schedule that would deliver significant tax benefits in the early years of ownership. Lease structures across the tenancies included fixed 3% annual increases, providing built-in rental growth from day one.
Our client now owns a brand new retail asset in one of the Sunshine Coast's most desirable beachside locations. The income is underwritten by the seller's rental guarantee, removing any leasing risk during the initial period, and the tenancy mix is exactly what makes coastal retail work — a self-sustaining cluster of lifestyle and service businesses that feed off each other's foot traffic. The 3% fixed annual increases across the leases mean the income grows predictably year on year, while the brand new construction delivers strong depreciation deductions and effectively zero maintenance costs in the early years. For a client who wanted quality over everything else — a modern building, a premium location, and tenants that make sense together — this acquisition delivered on every front. The off-market access was the key: this property never hit the open market, and the client's willingness to move quickly on our recommendation is what secured it.
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