Sales Leasing Valuations Management - Journey Early Learning Indooroopilly QLD 402 Moggill Road - Domain
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Sales
Leasing
Valuations
Management
Journey Early Learning
Indooroopilly QLD
402 Moggill Road
Information Memorandum
Auction 11am AEDT Wednesday 9 August
River Room, Crown Casino, Melbourne
Table of Contents
Investment Features 4
Introduction 6
Key Childcare Sector Attributes 8
Property Details 12
Lease Details 13
Tenant Profile 14
Location 16
Location Maps 17
Income Tax Saving Depreciation 18
Sale Process 19
Contact 19
Property Management 20
Disclaimer 21
Appendices
Title
Building Plan
Lease Schedule
2 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 3
Investment Features
•• Brand new 15 year lease to Journey Early Learning to
2032
•• Two further 5 year options to 2042
•• Journey Early Learning: highly regarded and successful
childcare provider with a further 10 centres across
Victoria and Queensland
•• Attractive 3% annual rent increases plus ‘ratchet’ provisions
at market review, ensuring guaranteed rental growth
•• Triple net lease terms with the tenant responsible for all
outgoings including: capital/structural works and land tax
•• Immaculate 340 sqm facility, with high-end conversion
(completed in 2017) and licensed for 54 LDC places
•• High-exposure 1,210 sqm main road site, with dual street
frontage of over 58 metres
•• Strategic position 450 metres from Westfield Indooroopilly
and only 6km south-west from the Brisbane CBD
Address
402 Moggill Road, Indooroopilly QLD
Zoning:
The land is zoned ‘Residential A’ under the
Brisbane City Planning Scheme
Title Details
Lot 9 on Registered Plan 890942
Lease
•• Term: Fifteen (15) years from 15/06/2017 to
14/06/2032
•• Options: Two (2) x five (5) years from 15/06/2032 to
14/06/2042
•• Reviews Fixed 3% annually and to market at the
commencement of lease year 11 and each
further term (ratchet provision at market
review)
•• Net Income $151,200 pa plus GST and outgoings
Method of Sale
For sale by Auction on Wednesday 9 August 2017 at 11am
River Room, Crown Casino, Melbourne
Adam Thomas
0418 998 971
athomas@burgessrawson.com.au
Natalie Couper
0413 856 983
ncouper@burgessrawson.com.au
David Ingram
0403 464 621
dingram@burgessrawson.com.au
4 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 5
Introduction
Burgess Rawson is delighted to offer the freehold interest in the childcare
investment located at 402 Moggill Road, Indooroopilly QLD.
This property will be offered for sale by way of auction on Wednesday
9 August, 11am AEST at the River Room, Crown Casino in Melbourne.
Burgess Rawson
Since being established in 1975, our Sales, Burgess Rawson’s iconic Portfolio Auctions are
Leasing, Property Management, Valuation and held in Melbourne and Sydney bringing together
Advisory services fulfill the complete and ongoing a diverse range of national commercial and
needs of our clients. Burgess Rawson has a investment grade properties.
network of offices throughout Australia and
Based on our knowledge and experience,
extensive regional partnerships with local property
Burgess Rawson are confident in recommending
specialists, giving unmatched depth and reach in
this property as an outstanding childcare
all commercial property market sectors.
investment opportunity.
6 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 7
Key Childcare Sector Attributes
According to the Department of Education and Training report for According to IBIS World, a baby boom is coming – with the rate of
the September 2015 quarter, the future looks bright for childcare births expected to increase by 6.4% over the next few years as the
investments with over 1.2 million children attending some form workforce ages.
of approved childcare service in Australia. This has been steadily
growing and has increased by 5.7% on the previous year. The demand is being driven by a number Under the proposed federal Budget the new
of industry factors including: Child Care Subsidy will replace both existing
government subsidies where families earning
•• The high cost of living driving parents
up to $65,000 will be able to receive up
back to work
to 85% off the cost of their childcare back
Children using Long Day Care by State and Territory •• The desire of more women to maintain in subsidies. This rate reduces with higher
September Quarter, 2015 careers than in the past incomes, with families earning over $170,000
•• The government’s position that female potentially receiving 50% back.
workforce participation is good for the
Nationally, total government recurrent and
economy.
capital expenditure on childcare services
•• The Australian Government subsidises was $8.6 billion in 2014-15 (an increase
34.1%
the cost of child care for eligible families of 9.6% from 2013-14). Over the last five
through the Child Care Benefit and the years, the average annual growth rate of
Child Care Rebate to help parents with real expenditure was 10.6% which may
the cost of approved child care. push up demand for childcare even further.
22.6% During the September 2015 quarter, the total
Source: ABS and Department of Education and Training
estimated expenditure on Child Care Benefit
and Child Care Rebate was over $1.8 billion,
2.2% 64% of which was paid in relation to families
0.8% using Long Day Care services.
1.7%
8.2%
6.2%
24.4%
n NSW n WA
n VIC n TAS
n QLD n NT
n SA n ACT
8 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 9
The property enjoys a high-profile
position metres from Westfield
Indooroopilly and only 6km south-
west from the Brisbane CBD.”
Adam Thomas
Senior Healthcare & Childcare Specialist
10 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 11
Property Details Lease Details
Lessee Journey Group Holdings Pty Ltd
Address: Lease Term Fifteen (15) years
402 Moggill Road, Indooroopilly QLD Lease Commenced 15 July 2017
Lease Expiry 14 July 2032
Title Details: Options Two (2) further terms of five (5) years to 14 July 2042
Lot 9 on Registered Plan 890942 Outgoings Triple net lease all outgoings including structural/capital
works and land tax paid by the tenant
Site Area:
Rent Reviews Fixed 3% annual rent increases. Market reviews with
1,210 sqm approx. ‘ratchet’ provisions ensuring guaranteed rental growth at the
commencement of lease year 11 and at each further term
Zoning:
Security Bank guarantee equivalent to six (6) months rent + GST
The property is zoned ‘Residential A’
Net Income $151,200 pa plus GST and Outgoings
under the Brisbane City Planning Scheme
Location Accommodation Includes:
The subject property is prominently situated •• Reception and office
on the south-west corner of Moggill Road •• Three (3) education rooms with direct
and Rylatt Street, 450 metres to the west of access to external play areas
the Indooroopilly Shopping Centre and 700
•• Children’s bathrooms
metres to the north of the junction with the
Western Freeway. •• Full commercial kitchen with licensed
grease trap
Indooroopilly is an establised and highly
•• Mezzanine staff and programming room
sought-after area and adjoins the localities
of Taringa, Toowong and Chapel Hill, and •• Laundry and unisex toilet
is located 6 kilometres south-west from the
Brisbane CBD.
Building Construction
•• Floor Coverings: Polished timber
Site Description
floorboards
The land is a regular shaped corner allotment
with a combined street frontage of over •• External walls: Painted weatherboard and
58 metres. fibrous cement sheet
•• Internal lining: Painted plasterboard
Site Area •• Lighting: Combination of down and
1,210 sqm flourescent tube lighting
•• Windows: Powder coated aluminium
Building Description
•• Doors: Timber
Comprises historic church and hall, and
recently converted (2017) into a high-end •• Ceilings: Painted plasterboard
54 LDC place childcare facility. •• Roof: Corrugated Zincalume
Building Area
Landscaping
340 sqm Comprises high-end artificial turf, water
feature, sand pits, established trees and fixed
External Play Areas natural play elements covered by shade sails.
400 sqm
12 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 13
Tenant Profile
Journey Early Learning is a highly regarded early education provider founded by two highly
experienced childcare experts – Anthony Smith and Ryan Meldrum. They currently have
ten centres in operation in Melbourne and Brisbane with further centres in the development
pipeline.
Journey Early Learning are fully qualified in all aspects of children’s care, in line with the latest
methodology and accreditation principles. Open 52 weeks of the year, the centre’s offer
pre-kinder long-day care from 15 weeks to school age, offering a licensed and accredited
Kindergarten programme, facilitated by a qualified early childhood teacher.
Using the United Nations Rights of the Child and the Early Years Learning Framework to guide
their approach and practice, Journey Early Learning ensure each child has opportunities to
enhance their knowledge and interests ultimately allowing them to discover who they are and
how they learn.
Journey Early Learning currently have the following centres in operation:
Alphington VIC
Altona North VIC
Berwick VIC
Indooroopilly QLD
Melbourne City VIC
Morayfield QLD
Newport VIC
Richmond VIC
Williamstown VIC
Woori Yallock VIC
For further information please visit: www.journeyearlylearning.com.au
14 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 15
Location Location
Indooroopilly is a desirable inner suburb, approximately 6km Major projects recently constructed or currently under construction
south from the Brisbane CBD. Brisbane is Australia’s third larg- within the Brisbane City include:
est capital city and the economic engine for Queensland.
Queen’s Wharf – Projected Investment $3 billion The 3.43 hectare site will be transformed into a riverside
Indooroopilly is only 6 kilometres West of Bris- Specifically, 402 Moggill Road, lies the Queen’s Wharf Brisbane Integrated Resort Development precinct with more than 2.7 hectares of public open
will enhance connectivity between the Brisbane CBD and space for markets and festivals; a 164 room, 5-star
bane CBD and is a favoured destination for following distance from key amenities and
the river front, providing new and reinvigorated areas of boutique hotel; a new convention and exhibition
established professionals and young families. infrastructure:
public open space which support recreation opportunities centre; refurbished existing buildings to accommodate
Indooroopilly is part of one of Brisbane’s key restaurants and cafés; and a two-level basement car park
as well as access and enjoyment of the Brisbane River.
‘in demand’ corridors. Indooroopilly Shopping Centre 300m for around 360 vehicles.
Western Freeway 800m The redevelopment of this important part of the city will new
mixed-use integrated resort development, accommodation Construction is scheduled to be completed by mid-2018
The suburb is well serviced by public transport Indooroopilly Train Station 800m
including six star hotels, retail, restaurant and entertainment
including numerous bus routes and rail links. Legacy Tunnell Entrance 2.5km Brisbane Quarter – Investment $800 million
zones, tourism facilities and large open spaces.
Moggill Road offers access to the CBD via a University of QLD St Lucia Campus 4km Brisbane’s first integrated, mixed use precinct, Brisbane
link to Coronation Drive. The Western freeway Southbank Precinct 7km The Queensland Government – in partnership with the
Quarter encompasses a complete city block with
also serves the suburb which allows access to Brisbane CBD 6 km Destination Brisbane Consortium – will deliver economic
Brisbane River views and will include Australia’s first
growth for Queensland with the creation of more than
Centenary Motorway heading West and South Royal Brisbane Hospital 10km purpose-built W Hotel comprising, two levels of riverside
2000 jobs during peak construction and 8000 jobs when
and the Legacy Tunnel heading North. Brisbane Airport Precinct 22km dinning and luxury retail shopping beneath a 40 storey
the Integrated Resort Development is operational in
state-of-the-art Prime Grade office tower, as well as an
around 2022.
82 storey luxury residential apartment building.
Brisbane City Council Northshore Hamilton – Investment $650 million
Northshore Hamilton is the largest waterfront urban
Construction commenced September 2016, with first
tenants expected to occupy mid to late 2017.
renewal project in Queensland and is destined to become a
Brisbane ICON. Australian private property trust Wentworth Brisbane Live – Investment $450 million
Equities has been granted approval by Economic Brisbane Live is Australia’s response to New York’s
Development Queensland (EDQ) to develop ICON Madison Square Garden in New York City, as a 17,000
seat world class arena which will showcase international
The 304 hectare precinct will transform from an industrial
superstar concerts and performances as well as world
area into a vibrant riverside precinct which stretches 2.5
sporting events.
Brisbane is the largest local government Brisbane Long Term Infrastructure kilometres along the Brisbane river, over the next 20 years
in Australia with 26 wards. The city is Plan 2012- 2031 Brisbane Live’s masterplan, which belongs to AEG-
The project features 567 residential apartments; an
Ogden, (a subsidiary company of AEG and the world’s
expected to grow by an additional 820,000 The Brisbane Long Term Infrastructure Plan international-standard five-star 227-room hotel with
largest entertainment venue operator), revealed that it will
people over the next 20 years, bringing identifies Brisbane’s long term infrastructure premium conference, function and recreational facilities;
feature a sliding front wall that opens to reveal live acts
the total population to almost three million. requirements for the next 20 years. The high quality retail and restaurant precinct; childcare
on stage, and the $450 million arena will also include a
Of these, roughly 180,000 are expected plan identifies infrastructure priorities in key facilities, open-air public realm and community civic plaza.
4000-capacity rock club and be surrounded by multiplex
to settle within the Brisbane Local areas such as transport, water, waste and cinemas, restaurants and bars, along with a giant screen
Brisbane Airport Redevelopment – Investment
Government Area (LGA) to bring the total economic districts. This is to ensure and amphitheatre catering for around 15,000 people.
3.8 billion
population of the LGA to almost 1.3 million. infrastructure provision supports Brisbane’s
Brisbane Airport Corporation (BAC) is investing Brisbane Metro
economic, social and environmental goals. $3.8 billion over a decade redeveloping and expanding
With the broader metropolitan area having Most demand for office space is expected Whilst still in its early stages, the Brisbane Metro Subway
Brisbane Airport (BNE), including Australia’s biggest
system was a commitment by Brisbane City council to
a population of over two million people and to occur in the CBD, CBD-fringe and aviation project, $1.35 billion New Parallel Runway with
provide a reliable high-frequency transport system that will
over one million jobs, the Brisbane activity centres such as Bowen Hills and the first aircraft due to land in 2020.
reduce CBD bus congestion, cut travel times and allow for
metropolitan area contributes roughly 46% Mt Gravatt and in areas with good access $1.6 billion has already been invested in major infrastructure, the redirection of buses to improve services in the suburbs.
of the Queensland economy and generates to the airport. whilst a $2.2 billion will be spent on airside, landside,
Brisbane Metro would run on a dedicated route linking
9% of national Gross Domestic Product. terminal and building projects over the next five years.
Woolloongabba to Herston, utilising sections of the South
To ensure that the inner city provides
East and Inner Northern Busways, which will remove
Employment forecasts indicate that efficient connectivity and the associated Howard Smith Wharves – Investment $100 million
up to 200 buses per hour in the morning peak from the
metropolitan Brisbane will grow by 343,000 agglomeration benefits for its corporate The development will connect the New Farm Riverwalk Victoria Bridge.
jobs by 2021 and a further 100,000 jobs businesses, public transport networks and the CBD, revitalise Petrie Bight and respect the
heritage of the site, creating a world-class recreation, When complete, the metro would be able to carry up
by 2031, to reach total employment of will be required across the inner city to 30,000 passengers per hour and will run every two
lifestyle, event and tourism destination providing access
around 1.5 million by 2031. This growth area which connect business precincts minutes, providing seven kilometres of safe, reliable,
to and from the river.
will contribute to a projected doubling of with each other effectively. Major new smooth and quick travel from Herston to Woolloongabba.
Brisbane’s economic value between 2011 infrastructure investments therefore will
and 2031. increase accessibility between the inner
city and greater Brisbane region, creating
new economic opportunities and linkages.
16 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 17
Income Tax Saving Depreciation
Taxation specialist and quantity surveyors Napier & Blakeley have provided an indicative
depreciation schedule, which tables a yearly summary of capital allowances/tax depreciation
that may be claimed in order to reduce the amount of taxable income derived from the property.
Details of this report will be made available to prospective purchasers upon request.
Market Evidence
Comparable sales of Eastern Seaboard metro childcare investments transacted by Burgess Rawson include:
Sale Date Address Sale Price Sale Yield
Jun 2017 Kellyville Ridge, 66 Conrad Road NSW $2,550,000 3.96%
Jun 2017 Condell Park, 19 Fourth Avenue NSW $2,230,000 4.22%
Apr 2017 Springvale, 67 Balmoral Road, VIC $3,620,000 4.22%
Apr 2017 Kingsgrove, 4 Richland Street NSW $2,500,000 4.72%
Feb 2017 Pimpama, 51 Dixon Drive QLD $4,500,000 5.74%
Nov 2016 Parkwood, 190 Napper Road QLD $3,200,000 5.86%
Oct 2016 Banyo, 17 Approach Road QLD $2,340,000 5.14%
Oct 2016 Engadine, 252 Woronora Road NSW $2,065,000 4.84%
Sep 2016 Condell Park, 227 Edgar Street NSW $2,330,000 4.51%
May 2016 Everton Hills, 3 Camelia Avenue QLD $3,500,000 5.46%
Mar 2016 Auchenflower, 40-44 Munro Street NSW $4,400,000 5.68%
18 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 19Sale Process Property Management
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Inspections can be arranged by prior appointment. values, as well as accessing the best taxation To discuss your particular property
depreciation assessment to improve your management’s needs, please contact
Interstate Bidding after income tax bottom line. We aim to add either your Burgess Rawson selling agent
Interstate bidding is available strictly by prior arrangement more to your overall capital value. or Ingrid Filmer today.
at one of Burgess Rawson’s interstate offices.
•• Not missing a beat - With our daily
contact in the market, we hear about new
Terms of Sale
developments, tenants on the move etc.
Deposit of 10% payable upon exchange and the balance
Whether this information helps protect your
upon settlement. It is proposed the property will be offered as
investment or leads to further opportunities,
a ‘going concern’ and if the purchaser meets the provisions of Ingrid Filmer
we have our ears to the ground.
the GST legislation the sale will not incur GST. Director Principal
•• Problem solvers Owning property has
never been more complicated, and highly Property Management Department
regulated. We are fully conversant with the 0413 860 312
Retail Tenancies Act, Town Planning and ifilmer@burgessrawson.com.au
Occupational Health and Safety Regulations.
We can anticipate and prevent problems.
Burgess Rawson & Associates Burgess Rawson & Associates
Level 7, 140 Bourke Street 20, 307 Queen Street
Melbourne Brisbane
Adam Thomas David Ingram
0418 998 971 0403 464 621
athomas@burgessrawson.com.au dingram@burgessrawson.com.au
Natalie Couper
0413 856 983
ncouper@burgessrawson.com.au
20 Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson 21Disclaimer
The information contained in the report/information The information contained in this document is provided
memorandum has been prepared in good faith and due as a guide and an aid to further investigation by potential
care by the Vendor, Burgess Rawson. Any projections purchasers. Prospective purchasers should seek legal,
contained in the report therefore, represent best financial and other appropriate expert advice in order
estimates only and may be based on assumptions. the verify the accuracy of the information presented
in this document
The information contained herein is supplied without
any representation as to its truth or accuracy. GST Disclaimer
All interested parties should make their own
Burgess Rawson advises that the financial information
enquiries to satisfy themselves in all aspects and
in this report relating to income, outgoings and the
obtain their own independent advice in order to
like is provided without reference to the possible impact
verify any of the information. All stated dimensions
of GST, if any. Purchasers should make their own
and areas are approximate.
assessment of the impact of GST on the investments
The vendor does not represent or warrant the and the returns derived there from after obtaining
accuracy of any information contained in this document. expert professional advice.
Subject to any statutory limitation on its ability to do so,
Retail Leases Act 2003 – Tenant outgoings
the vendor disclaims all liability under any cause of
action, including negligence, for any loss arising from Prospective buyers should note that the recovery of
reliance on this document. outgoings from a tenant is subject to the application
of and proper compliance with the Retail Leases Act
Specifically, we make the following disclosures:
2003 (Vic). The Act applies to leases of retail premises
•• All areas, measurements, boundaries, car space in Victoria. If the Act applies, certain outgoings, such
numbers, rents are approximate only and subject as land tax and some maintenance costs, cannot be
to final confirmation; recovered from the tenant. If the Act applies, other
•• The indicative depreciation schedule has been outgoings, such as management fees, can only
provided by Napier & Blakeley and is an estimate be recovered from the tenant if the Act has been
only and cannot be used for tax purposes. complied with.
22 Information Memorandum - 402 Moggill Street, Indooroopilly QLDTitle
Information Memorandum - 402 Moggill Street, Indooroopilly QLD
2 3 4 WALL TYPE SCHEDULE
3 MARK DESCRIPTION
A140
ST01 90mm TIMBER STUD WITH EXPRESSED JOINT FIBRE CEMENT SHEETING ON
3100 90 7460 BATTENS EXTERNALLY AND PLASTERBOARD INTERNALLY.WALL INSULATION
TO COMPLY WITH NCC SECTION J.
90 ST02 90mm TIMBER STUD WITH PLASTERBOARD BOTH SIDES.
361 1310 90 2400 2698 600
VOID VOID
1310
BALUSTRADE
54350 S
OFFICE
3469
A TIMBER TGSI
A160
D20 REF
BALUSTRADE BALUSTRADE
VOID VOID
E
A162
PROPOSED MEZZANINE FLOOR PLAN
1 : 100
1 2 3 4 5 6 7
1930 (COS) 3275 (COS) 7570 (COS) 5010 (COS) 4690 (COS) 8485 (COS)
30960 COS
1895 (COS) 849 2101 90 2872 90 1680 90 8245 90
(COS)
2046 90
C B
A161 A160
D33
90
A
Building Plan
RL 51150
W14
D02
W09
ST01 W08 PLAY AREA A STORAGE
SHELVING (1300H)
22 AT 4-5 YEARS
8944
D39 2
STORE MEET EXISTING TIMBER
9200 (COS)
A163
E 72.9 m²
A162
90 1743 90
S
D45
DW TV SHELVING
D04
KITCHEN
W02
3520
S D49
ST02 W05 D35
90
STV D50 B
90
B JWC JWC JWC JWC
D05
8023
8060
4 2 D RL 51150 PREP 02 AMENITIES 03 D
2100
90 90
2000 1010 S NCH JB JB JB JB
A140 A141 A161 FOYER A161
20335 (COS)
D01
90
W17 W06
D52 D36
4140
LANDING
D47
6130 (COS)
PLAY AREA B
GATE 1000
3976
D34
D06
W03 20 AT 2-3 YEARS STORAGE
90
EXISTING TIMBER SHELVING (1300H)
D21 1000
STEP RAMP D26 65.7 m² ST02
PWD
1783
1970
1530 (COS)
.
90
90
STORE
D22 C
3600
90
BTH SHR
JWC JWC 2081
JB
D07
SLEEP AMENITIES 02
A JB A
W01
D25
NCH
20.4 m²
2110
JB
3139
TUB
312
A160 A160
4117
STORAGE
3110 (COS)
B
6570 (COS)
S JB NCH
SHELVING (1300H)
588
PLAY AREA C LDRY
CSK
90
W
W16
90
JWC D42
S 12 AT 0-2 YEARS D48
W12
PREP 01 40.0 m² D23 D09 W04
JWC
90
B REF RL 51350
786
D32
1600 (COS)
112
D10
C B
A161 A160
3100 E
A162
3514 3622 3514
90 3911 3558 90 3177 90 1595 220 4611
1840 (COS) 490 (COS)
90 90 3110 90 7470 90 2425 (COS) 90 2575 (COS) 4600 (COS) 90 8245 (COS) 90
PROPOSED GROUND FLOOR PLAN
1 : 100
0 10mm 50 100
Original sheet size A1 (841x594) Plot date: 30/05/2017 11:14:28 AM G:\Projects - Current\Q-B4340 - Smithfield Properties CCC\Q-B4340.00 - Moggill Rd Child Care Centre\Deliver Arch\Q-B4340.00_402 Moggill Road.2612 (REVISED).rvt
Burgess RawsonLease Schedule Lease Schedule Information Memorandum - 402 Moggill Street, Indooroopilly QLD Burgess Rawson
Lease Schedule Information Memorandum - 402 Moggill Street, Indooroopilly QLD
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