Craft Property Consulting

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.

04/09/2026

BOUGHT OR PASSED Gawler SA 🔧

5.33% sounds sharp. It's in the top third.

Brand new tyre and auto centre, ten year lease to 2036 with options to 2046, tenant a subsidiary of global Continental AG. Sold at auction for $3.41m.

CBRE put metro automotive between 4.14% and 5.82% this year. This landed at 5.33%, above the middle of its own category, not at the sharp end of it.

BUY. Bought above the middle, on a ten year net lease.

28/08/2026

BOUGHT OR PASSED Angaston SA

Double the market rent, and I'd still have bought it.

Barossa main street medical centre. Same practice fifty years. Rent is just over $300 /sqm where the street is closer to $150. The rent reflects the use, not the property.

Sold around 6.6%. Sounds like a premium until you check the sub-sector. General medical averages 6.5% nationally, radiology 5.05%, dental 5.13%. The risk is already in the price.

BUY. For the income, not the upside.

Vacancy is the number one worry people raise about commercial.Fair enough. It's just rarely tested against a number.$1.5...
27/08/2026

Vacancy is the number one worry people raise about commercial.

Fair enough. It's just rarely tested against a number.

$1.5m in one commercial property at 6% net, sitting empty a full year out of five.

Versus two houses at $750k each on 3% net, never vacant, not a day.

The commercial property is still $135,000 ahead.

It would need to sit empty for two and a half years out of five before residential caught up.

Swipe for the maths.

25/08/2026

BOUGHT OR PASSED Beenleigh Qld 🏭

7.2% net. First Queensland one I've done, and I looked at this property for a client who wasn't ready to move at the time.

Let's be clear about the area first: the M1 corridor south of Brisbane is good buying, and it's exactly where we're hunting for clients right now. The area isn't the issue.

The issue is where the yield comes from. $665,000 at auction is over $4,200 a square metre, a full rate down there. You didn't buy cheap. The yield is high because the rent is high: around $300 a square metre, when comparables are closer to $230.

That gap is the cold room in the back, not the shed.

And it cuts both ways. Whoever fitted that out spent real money, and tenants don't walk away from that lightly. But to hold $300 a metre you need someone who specifically needs cold storage in Beenleigh. Widen the search and you're back at $230, a six-figure swing in value.

Verdict: PASS, but a close one. Right area, full price for income that relies on finding that same kind of tenant twice.

21/08/2026

BOUGHT OR PASSED — Goodwood 🍴

Sold on a 4% net yield. And there's nothing you can do to improve it.

Corner site on Goodwood Road, two hospitality tenants trading there for years, both leases locked to 2030. Rent is $377/sqm, that's market. Nothing under-rented, no reversion coming for four years.

So what are you actually buying? Not income. Land. Just under $6,000 a square metre on a main road corner, and you sit on it.

Verdict: PASS. Not because it's a bad asset, because a 4% here only works unleveraged, with a capital growth play in mind. There's private money in Adelaide doing exactly that right now.

That's the market you're competing in.

19/08/2026

BOUGHT OR PASSED — Munno Para 🍽️

Every week I review recent commercial deals and tell you whether I'd bought it for my clients.

A high 5% net yield on a brand-new restaurant. Looks sharp, until you ask why it isn't sharper.

The answer: it's an independent operator, not a national brand, so you're being paid extra to carry the tenant risk. The branded pad site next door proves it, it sold on a tighter yield.

What makes the risk worth it: 3.5% fixed rent rises every year, in SA's fastest-growing council area.

Verdict: BUY, if you'll do the work to vet the operator. That's where the extra yield is earned.

Unsettled by the new tax changes as a property investor? You're not alone. 🤔We're hosting a free live webinar on why com...
17/08/2026

Unsettled by the new tax changes as a property investor? You're not alone. 🤔

We're hosting a free live webinar on why commercial property is emerging as the smarter option, and how the finance side actually works.

📊 Commercial Property Investing in the New Tax Regime
📅 Tuesday 1 September · 6:30–7:30pm ACST
🙋 Live Q&A + replay for everyone who registers

You'll hear from commercial buyer's agent Alexis Bauve, finance specialist Zac Zacharia (Centra Money), and host Michelle Lewis, award-winning agent across Adelaide and regional SA. 👥

Places are limited. 👉 Register free via the link below. 🎟

https://link.wayhub.io/widget/form/sltDrCzxARZUvpWkp5N3

14/08/2026

BOUGHT OR PASSED — Ridgehaven 🏢

Every week, I review recent commercial deals and tell you whether I'd bought it for my clients.

Sold on a 3.4% net yield. As an investment, that's broken. As an owner-occupier buy, it makes perfect sense.

A prime, development-zoned corner opposite a shopping centre, up to 3 levels subject to council approval, but the person who paid for it was never chasing yield. They wanted to run their business from it.

The investor lesson: a sub-4% net in a good pocket usually isn't a mispriced deal. It's an owner-occupier comp. Don't benchmark to it, and don't be shocked when you get outbid on the best corners. Different buyer, different maths.

Verdict: PASS (for an investor).

13/08/2026

Sharing what one of my amazing clients had to say about working together...

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