Inside Commercial Property

Higher interest rates are supposed to push commercial property values down. In most sectors, they haven't. This market update maps where the commercial property market actually stands: which asset classes and states are strengthening, which are softening, and where the opportunity sits for Australian investors at home and in New Zealand.Scott O'Neill and co-host David Hamilton work through it sector by sector. Industrial is settling into a steadier rhythm, retail has staged a genuine comeback, and office has split into two very different markets. The national numbers tell one story. The individual markets tell several.Scott shares what he is buying, what he is avoiding, and the due diligence issues derailing deals. David brings the developer's view of why so little is being built, and what that means for anyone who already owns.In this episode:How to tell a prime office opportunity from a secondary building that only looks like valueWhere Scott is most active across the states, and whyWhat New Zealand offers an Australian investor in its own rightWhat happens to existing owners when developers pull back, and why leasing up is taking longerWhy a lower yield isn't always the safer buy, and where Scott draws the lineBook a Consultation: https://www.rethinkinvesting.com.au/lets-talkExplore commercial property with Rethink Investing:Australia: https://www.rethinkinvesting.com.au/Follow Scott O'Neill: https://www.instagram.com/scott_oneill_/Follow Rethink Investing: https://www.instagram.com/rethinkinvesting/(00:00) Trailer(01:08) Welcome and the Commercial Property Market Update(04:39) Industrial Property: Yields, Growth and Rents(08:42) Retail Property: The Comeback Story(10:43) Neighbourhood Centres and Why New Supply Has Stalled(12:48) Office Property: Prime vs Secondary, and Who It Suits(17:31) Medical and Childcare Property: Yields and Leases(22:10) State by State: New South Wales(24:59) Victoria: Lower Prices and Better Yields(27:37) Queensland: Brisbane, Industrial and the Olympics(31:51) Western Australia: Perth After a Strong Run(33:40) Adelaide, Hobart and Darwin: The Smaller Markets(38:24) New Zealand: The Opportunity for Australian Investors(39:59) Inflation, Rents and Real Capital Growth(41:06) New Zealand: Financing and Market Drivers(44:26) Developer Collapses and Private Credit(48:05) Will Developer Failures Reach Commercial Owners?(51:02) What Scott Is Buying and Avoiding(53:08) Lower Yields and Where the Real Risk Sits(56:49) Why Deals Are Falling Over at Due Diligence(58:49) Listener Questions (1:10:04) Final Thoughts and the Rate Decisions Ahead

In this episode of Inside Commercial Property, Phil Tarrant and Scott O’Neill sit down with Dan Gallen, executive director and CIO of Pallas Capital, to discuss one of the biggest shifts in commercial investing: the rise of private credit.With banks tightening lending and investors demanding faster, more flexible solutions, private credit has surged as a key funding option in the commercial property market. But does it always serve investors best, or does it add too much risk?Dan shares his perspective from more than $10 billion in structured transactions, while Scott explains how financing decisions can transform long-term investor outcomes, from cash flow and yields to equity growth and risk exposure.Key topics covered:The commercial property funding landscape: Banks retreat versus private credit expansion.Private credit explained: Flexibility, higher leverage, and where it beats the banks.Risks investors must weigh before relying on non-bank lending.Real-world examples of deals made possible by private credit.Why financing strategy is central to long-term wealth creation.Listen now to discover how the right funding strategy can accelerate growth and safeguard your portfolio.

In this episode of Inside Commercial Property, we welcome Patrick Casey, managing director of the newly launched financial planning business, Rethink Wealth, for an in-depth discussion about the future of strategic financial advice and why it’s time property played a leading role.With a career spanning traditional financial planning and a track record as a commercial investor, Patrick joins Scott and Phil to discuss how Australia’s financial advice landscape has failed to evolve alongside the country’s property market. Together, they explore why most financial planners still overlook real estate in favour of stocks and insurance, and why that’s no longer good enough for today’s investors.Key topics covered in this episode:- How the advice model is broken, and what a truly tailored wealth plan looks like.- Why unregulated property advice and influencer culture are putting Australians at risk.- The truth about “getting rich slow” and how to build long-term wealth with confidence.- How Rethink Group’s ecosystem empowers clients from their first investment to full financial independence.- Why younger investors are arriving with unrealistic expectations and what they actually need.Whether you’re a seasoned property investor hitting a fork in the road, or a high-income earner seeking clarity on your next move, this episode is a must-listen. With sharp insights, practical examples, and a refreshing take on holistic wealth planning, Patrick and Scott highlight how the right advice, grounded in property strategy, can change everything.

In Episode 61 of Inside Commercial Property, host Phil Tarrant sits down with Mina O’Neill for a rare and revealing conversation about what it truly takes to run a high-performing commercial property portfolio behind the scenes.While most conversations focus on the excitement of acquisition, this episode goes deeper – into the daily decisions, systems, and strategies that keep a portfolio running profitably long after settlement. As the driving force behind the O’Neill family’s multimillion-dollar portfolio, Mina offers her perspective on what happens behind the scenes – managing assets across multiple states, tenant types, and property classes.From structuring for growth and staying across the detail, to thinking like a business owner – not just an investor – Mina unpacks the practices that turn good portfolios into great ones.This episode covers: Running your first property like a business – not a side hustle.Diversify smart – locations, tenants, and asset types.Tools that work – how Mina keeps control with simple systems.Vacancies, leases, and maintenance – how to stay ahead of the curve.Finance that fuels growth – getting the most from your broker.Build to last – strategies for long-term wealth and resilience.If you’re serious about building a sustainable commercial portfolio – or want a practical look at what it takes to manage one – this episode is essential listening.

In episode 59 of Inside Commercial Property, hosts Scott O’Neill and Phil Tarrant are joined by Simon Kuestenmacher, co-founder of The Demographics Group, to explore the major demographic, technological, and economic shifts shaping the future of commercial real estate.With rapid changes in where and how we work, commercial property investors must stay ahead of trends that will impact office space, industrial assets, and retail centres. Simon highlights the rise of regional business hubs, the growing demand for industrial real estate fuelled by e-commerce, and the long-term effects of AI and automation on workforce dynamics.This episode covers: The new settlement patterns – Are CBD’s in decline, and what does that mean for investors?E-commerce and industrial property – Why logistics hubs are now prime investment targets.Neighbourhood shopping centres – How demographic shifts are driving demand for suburban retail.Generational wealth transfer – What younger investors want in commercial real estate.AI and automation – How technology will reshape property investment strategies.If you want to futureproof your portfolio and understand the forces driving commercial property demand over the next decade, this episode is a must-listen.Subscribe now and stay ahead of the market.

In part 2 of Inside Commercial Property’s latest episode, Scott O’Neill continues the conversation with Daniel O’Brien, CEO of X Commercial, unpacking the key benefits of commercial property ownership. This episode explores the key strategies successful investors use to maximise returns, scale their portfolios, and make informed decisions about when to hold or sell commercial assets.Key topics covered in this episode:When to hold v when to sell – Understanding market conditions, assessing return on investment, and avoiding costly mistakes.Scaling your portfolio – How to leverage built-up equity and reinvest for long-term financial growth.Post-purchase strategies – The best ways to manage debt, optimise tax benefits, and future-proof your commercial investments.Emerging trends and market insights – What’s driving commercial property demand in 2025 and how investors can position themselves for success.Scott and Daniel also answer listener questions, covering topics such as how to enhance assets through sustainability in commercial property, and navigating the wealth transfer from Baby Boomers to the next generation of investors.If you're looking to maximise on the benefits of owning commercial property, this episode is packed with expert insights, practical strategies, and real-life case studies to help you take your investment portfolio to the next level.

In the 56th episode of Inside Commercial Property, hosts Phil Tarrant and Scott O’Neill kick off the new year with a forward-looking discussion on property investment strategies for 2025. They explore the implications of predicted interest rate cuts and how these changes may influence the broader property market, emphasising that timing and strategy are crucial for investors aiming to maximise their returns.Scott shares his perspective on various asset classes, advising caution for investors in certain areas while noting potential opportunities for owner-occupiers or long-term investors with unique property prospects. The conversation stresses the importance of holding onto assets during periods of market adjustment, as falling interest rates could trigger a “sugar hit” to property values, making 2025 a year to strategically assess portfolio movements.The episode also highlights the resilience required to navigate market uncertainties, with practical tips for balancing negatively geared investments and maintaining cash flow in a higher interest rate environment. With a mix of expertise and anecdotal insights, the hosts provide a comprehensive guide for property investors looking to make informed decisions in a dynamic market.This episode underscores the importance of adaptability and strategic planning, offering valuable advice to listeners aiming to align their property goals with the shifting economic landscape.

In this episode of Inside Commercial Property, Scott O’Neill, founder of Rethink Investing, and Phil Tarrant, executive editor at Momentum Media, dive into the trends shaping the commercial property market. They explore industrial assets as standout performers, with robust rental growth and access for smaller investors, and the renewed promise of retail properties. A significant shift from residential to commercial investing is evident, driven by the appeal of higher yields and negative gearing benefits.Vanessa Rader, head of research at Ray White, joins to discuss data challenges in commercial real estate, such as inconsistencies in zoning classifications and reliance on manual processes, emphasising the need for thorough due diligence. They also consider potential office market recovery, particularly for prime assets, and the growing importance of ESG factors for investors. Despite high interest rates, Scott highlights that now may be a strong entry point for investors, especially in retail and secondary industrial sectors.