What are the opening hours?

Monday 9am - 5pm Tuesday 9am - 5pm Wednesday 9am - 5pm Thursday 9am - 5pm Friday 9am - 5pm

ChildcareLink, Suite 101/15 Help Street, Sydney (2026)

14/05/2026

Book EBITDA ≠ Real EBITDA

Two centres. Similar on paper.
One sold for $8.2M. The other $5.4M.

The difference came down to fundamentals 👇

→ Occupancy (85% is the line)
→ Lease length (15+ years matters)
→ Location demographics (not CBD)
→ NQF rating (buyer confidence)
→ Property type (purpose-built wins)

If you’re thinking about selling
or you‘ve just bought in
these are the levers that move the price.

Save this post for when you’re ready.

Next up: EBITDA — why the number on your P&L
isn‘t what buyers will pay you for.

Follow for more on buying, selling, and investing in Australian childcare.

⚠️ General information only. Not financial advice.

29/04/2026

🏫 The 12–18 Months Before Selling Decide Your Price
Many owners think:
👉 The sale starts when you list
Reality:
👉 Good sales = prepared 12–18 months ahead
👉 Bad sales = rushed in 2 weeks

🎯 Why start early?
Buyers are assessing 3 things:
👉 Cash flow
👉 Lease
👉 Regulatory compliance
❗Weakness in any one
👉 Price drops 10–20%

📊 1. Fix the numbers first (most critical)
Most deals fail
👉 at the financial stage
Not because numbers are wrong
👉 but because they’re unclear

📌 Must-have documents:
• 3 years P&L
• Enrolment & occupancy data
• Balance sheet
• CCS reconciliation

💣 Key metric: Adjusted EBITDA
👉 Reported vs buyer-accepted
👉 Typically 20–40% gap
✔️ Owner wages
✔️ Related-party rent
✔️ One-off expenses
✔️ Personal costs
👉 All must be evidenced

📈 2. Improve operating metrics
Occupancy
👉 70% vs 85%
👉 Means a full valuation tier difference

NQF Rating
• Working Towards = discount
• Meeting = baseline
• Exceeding = premium

Staff
👉 The #1 focus in 2026
✔️ Stable team
✔️ Low agency reliance
✔️ Ratio compliant
❗Staff issues = 15–20% price reduction

📜 3. Lease = the business
(especially for leasehold deals)
Focus on:
• Remaining term (10+ years)
• Market rent level
• Assignment terms
• Make-good liability
📌 Goal:
👉 Buyer’s lawyer finds no red flags

⚠️ 4. 6 common mistakes
❌ Personal expenses still in accounts
❌ Falling occupancy before listing
❌ Ignoring weak rating
❌ Short lease not fixed
❌ Breaking confidentiality
❌ Using non-specialist brokers

🎯 Final takeaway
Selling a childcare centre isn’t a transaction
👉 It’s a 12–18 month project

✔️ Prepare well → sell at the top
❌ Skip steps → market discounts you

⚠️ This content is for general information only and not investment advice
📌 Follow for more insights

19/04/2026

🏫 Regional Childcare in Australia

Higher Yields (+100bps) — Worth It?

📊 A fact many investors overlook:

👉 35% of Australians live in a “childcare desert”
👉 ~3 children competing for 1 place

📌 Most of these areas are regional

📈 Why investors are looking at regional now

👉 Higher yields

• Metro: 4.25% – 5.25%
• Regional: 5.25% – 6.25%

👉 +100–200bps premium

🎯 Why the premium exists
1️⃣ Policy tailwinds

👉 $1B Building Early Education Fund
👉 2026 “Three Day Guarantee”

📌 Both increase demand

2️⃣ Structural undersupply

👉 Some regions:
• Little supply growth over 10 years
• Rising 0–5 population

⚠️ But regional ≠ “discount Sydney”

4 real challenges👇

1️⃣ 👩‍🏫 Staffing constraints

👉 Smaller talent pool
👉 Often not solvable with higher wages

2️⃣ 📊 Slower occupancy ramp

👉 Typically 24–36 months
👉 Not 12 months

3️⃣ 📉 Higher supply impact

👉 One new centre
👉 Can reshape the entire market

4️⃣ 💸 Exit liquidity risk

👉 Smaller buyer pool
👉 Longer sales cycle

🎯 When does it make sense?

Only if ALL 3 apply:

👉 Genuine undersupply
👉 Strong operator
👉 Pricing reflects risk

💡 Core insight

❗Regional isn’t an “opportunity” by default

👉 It’s a more complex asset class

🧠 Final takeaway

👉 Treat it as “discount Sydney”
❌ You’ll likely lose

👉 Treat it as its own asset class
✅ You may outperform

📌 Follow for more insights

19/04/2026

🏫 Childcare Yields at 4.25%–5.25% in Australia | Is It Still Worth Buying?

📊 Over the past two years, one clear trend:

👉 Childcare property
has gone from a niche asset
➡️ to one of the tightest-yield sectors

📍 Current market

🏙️ Major city transactions:
👉 4.25% – 5.25%

❗Lower than many retail and office assets

👉 Which means: prices are higher

🎯 Why is it so “expensive”?
1️⃣ 🧸 Essential service

👉 Not driven by consumer spending
👉 Supported by government subsidies (CCS)

2️⃣ 📜 Long leases

👉 15–20 years + rental increases
👉 Mostly triple-net

📌 Landlords are almost “passive income only”

3️⃣ 📈 Policy support

👉 2026 “Three Day Guarantee”
👉 Demand continues to grow

💣 What really determines value

❗Not the rent

👉 It’s the lease

Same $350K annual rent

👉 Value can differ by 20%+

📌 Focus on these key factors:

• Remaining lease term (WALE)
• Rent growth (CPI vs fixed)
• Whether it’s triple-net
• Whether there is a personal guarantee

⚠️ 3 risks you must understand
1️⃣ Tenant risk (most important)

👉 Poor operations = unstable rent

2️⃣ Financing risk

👉 Yield 4.7% vs interest rate 6.5%
👉 Possible negative cash flow

3️⃣ Supply & demand risk

👉 New centres within 3km = direct impact

🎯 Conclusion

❗Childcare property

👉 Not high risk
👉 But not a “buy blindly” asset

👉 At its core:
📌 A long-term stable income asset

📌 Suitable for:

✔️ Long-term holding (10+ years)
✔️ Cash flow-focused investors
✔️ Those who understand lease structures

⚠️ This content is for general information only and does not constitute investment advice

📌 Follow for more insights

17/04/2026

🏫 3 Hidden Traps in Childcare P&L (Before You Buy)

❗The biggest risk isn’t price

👉 It’s the financials

📊 What we see in every deal:

👉 Reported profit vs real profit
👉 20% – 40% difference

❗Not always intentional
👉 Small business P&L often includes
👉 personal adjustments

⚠️ Trap 1: Owner Wages

👤 Owner acts as Director / Supervisor

👉 No salary recorded
👉 Or underpaid

📉 Result:
👉 Profit is overstated

📌 Fix:
👉 Add back market salary

⚠️ Trap 2: Related-Party Rent

🏢 Landlord = owner / family entity

👉 Rent may be:
• Below market
• Above market

📉 Impact:
👉 Valuation distortion

📌 Fix:
👉 Normalise to market rent

⚠️ Trap 3: Personal Expenses

🚗 Cars / 📱 Phones / 👨‍👩‍👧 Family wages

👉 Common in small businesses

📌 Fix:
👉 Adjust to get
👉 True EBITDA

💣 What Many Buyers Miss

❗Revenue ≠ Occupancy

👉 High fees don’t mean high utilisation

Possible reasons:
• Discounting
• Backdated payments

📌 Always check:
👉 Weekly enrolment census

🎯 Key Insight

👉 P&L = the story
👉 Balance sheet = the history
👉 Cash flow = the truth

❗Review all three

📌 Follow
for more childcare investment insights 💡

17/04/2026

🏫 Afraid of Parent Complaints? You’re Focusing on the Wrong Thing

📌 Many operators think:
👉 Complaints = problems

❗Reality:
👉 Poor handling = real risk

In Australian childcare,
complaints are normal

👉 What matters is HOW you respond

❗ Most Common Mistake

Operators try to:
• Explain policies
• Justify actions
• Defend compliance

❌ But parents don’t want explanations
👉 They want to feel heard

🎯 Classify Before You Act

There are 3 types of complaints👇

🟡 Operational

👉 Nappies, meals, lost items

✔️ Fix systems

🔵 Relationship

👉 Staff attitude, communication

✔️ Focus on trust, not logic

🔴 Compliance (Critical)

👉 Injuries, medication errors, safety

⚠️ Legal issue, not customer service

👉 Must report under National Law

⚠️ Biggest Risk

❗Treating compliance issues as communication issues

👉 Trying to “resolve quietly”

📉 Result:
• NQF rating drops
• Risk of losing approval

⏰ First 30 Minutes Matter

Follow this order:

1️⃣ Listen fully
2️⃣ Acknowledge emotions
3️⃣ Only promise what you control

👉 Goal:
Not satisfaction
👉 But trust

📒 Keep a Complaint Register

❗No records = bigger red flag

📊 Always log:
• Date
• Type
• Details
• Action taken
• Outcome

💡 Key Insight

👉 Well-handled complaints = higher retention

👉 Often lead to referrals

🎯 Final Thought

❗Complaints aren’t the problem

👉 Poor handling is

📌 Follow
for more childcare business insights 💡

14/04/2026

🏫 Childcare Financing in Australia (2026 Data)

💰 Thinking of buying a childcare centre?
👉 Read this first

⚠️ Many buyers assume
👉 Commercial loans = home loans

❗Reality:
👉 Childcare = specialised asset class
👉 Bank requirements are very different

📊 Loan-to-Value Ratio (LVR)

• Freehold ➜ up to 70%
• Leasehold ➜ up to 60%
• Major banks typically: 40–50% (Leasehold)

💸 Interest Rates

• Big 4 banks ➜ 6.15% – 8.50%
• Non-bank lenders ➜ 5% – 12%
• SMSF loans ➜ from 6.20%
• RBA cash rate ➜ 4.10%

📋 Bank Requirements

✅ 25+ licensed places
✅ 80%+ occupancy
✅ Interest Coverage Ratio ≥ 2x
✅ Minimum NQF: Meeting
✅ 3 years financials + BAS + CCS

🧠 Common Financing Structures

1️⃣ Commercial mortgage (Freehold)
2️⃣ Business loan (Leasehold)
3️⃣ SMSF LRBA
4️⃣ Vendor finance / Earnout (5–30%)

⚠️ Key Insight

❗Biggest mistake:
👉 Stacking multiple funding layers

📉 Result:
👉 Higher cost + higher risk

👉 Cleaner structure = stronger long-term position

💣 Critical Point

❗Banks lend on valuation
👉 NOT your purchase price

📉 Leasehold often valued
👉 10–15% below contract price

😱 Meaning:
👉 Your deposit jumps from 40% → 55%

🎯 Before You Buy

• Get indicative terms early
• Model cash flow (after tax + debt)
• Stress test rates +1.5–2%
• Build your team (broker + accountant + lawyer)

⚠️ Disclaimer:
This content is for general information only and does not constitute financial, legal, or investment advice.

📌 Follow
for more childcare investment insights 💡

13/04/2026

🏫 First-Time Buying a Childcare Centre in Australia? Read This First

❗Don’t start with listings

👉 Start with these 6 fundamentals

⚠️ Many first-time investors jump straight into deals

👉 Looking at listings and prices

❗But success isn’t about price

👉 It’s about what you understand before buying

1️⃣ 🏢 What Are You Buying?

👉 Leasehold
= Business only (no property)
💰 $500K – $3M

👉 Freehold Going Concern
= Business + property
💰 $3M – $16M+

❗Different risk, financing, and exit strategy

2️⃣ 💰 Don’t Trust Reported Profit

📊 Centres are valued at:
👉 EBITDA × 3–5

❗But seller EBITDA is often
👉 not normalised

Adjust for:
• Owner wages
• Above-market rent
• One-off expenses

📉 Difference:
👉 20% – 40%

3️⃣ 🏦 Financing Is Tougher Than You Think

👉 Leasehold:
• 50%–60% LVR
• 40%–50% deposit

👉 Freehold:
• 65%–70% LVR
• 30%–35% deposit

📊 Banks look for:
• 25+ places
• 80%+ occupancy
• 2x interest coverage

4️⃣ ⚙️ Regulatory Approvals Take Time

📌 Key approvals:

• Provider Approval: 60–90 days
• Service Approval Transfer: 42 days notice
• CCS approval
• WWCC
• 2026 national educator registration

❗Delays here = delayed settlement

5️⃣ 📊 Occupancy ≠ Attendance

❗Don’t rely on enrolment

👉 What matters is:
👉 Attendance

📊 Example:
• 90% enrolment
• 70% attendance

👉 CCS revenue depends on attendance

6️⃣ 🧠 Build the Right Team

You need:

• Childcare specialist lawyer
• Independent accountant
• Finance broker
• Industry broker

❗Avoid general business lawyers

👉 Childcare deals involve complex compliance

🎯 Final Takeaway

❗Buying childcare is not simple

👉 It’s a structured investment

Success depends on:
• Timing
• Data
• The right team

📖 Learn more:
👉 childcarelink.com.au

⚠️ Disclaimer:
This content is for general information only and does not constitute financial, legal, or investment advice.

📌 Follow
for more childcare investment insights 💡

13/04/2026

🏫 What Is a “Fair Rent” for Childcare in Australia?

📊 Here’s the data

❓ How is childcare rent calculated?

👉 Not per sqm like retail
👉 But per licensed place

📊 National Benchmarks

💰 Rent per place:
👉 $1,500 – $10,000+

📌 National average:
👉 $3,500 – $4,000

🏙️ Sydney metro:
👉 $4,000 – $6,000

🏢 Melbourne / VIC:
👉 $2,500 – $4,000

📍 High-demand regions:
👉 $3,000 – $3,500

💎 Prime Sydney:
👉 $6,000+

🎯 What’s “Fair”?

📊 Key metrics:

👉 Rent = 8% – 12% of revenue

👉 Rent + outgoings
👉 ≤ 22% of revenue

❗Above this = margin risk

⚠️ Common Mistake

❗Using full occupancy assumptions

👉 At 75% occupancy
👉 Cash flow tightens quickly

📌 Always run stress tests

🏢 For Landlords

❗Overpricing = long-term loss

👉 Operator fails
👉 3–6 months vacancy

💸 You lose more

🎯 Key Takeaway

👉 A fair rent works for both sides

📊 Benchmarks:
• $3,500 – $4,000 nationally
• $4,000 – $6,000 in Sydney

👉 Then validate with
8% – 12% rent ratio

📖 Learn more:
👉 childcarelink.com.au

⚠️ Disclaimer:
This content is for general information only and does not constitute financial, legal, or investment advice.

📌 Follow
for more childcare investment insights 💡

12/04/2026

🏫 The Day Your Childcare Centre Gets Rated

You think they’re checking cleanliness…
❗They’re actually judging THESE 3 things

⚠️ What’s the most stressful day for a childcare operator?

Not when children cry
Not when staff resign

👉 It’s the day an Authorised Officer knocks on your door 🚪

📌 This rating stays with you for years

It directly impacts:
• 👨‍👩‍👧 Parent choice
• 🏦 Bank lending
• 💼 Buyer interest

❗But most owners prepare for the wrong things

🧭 Who actually does the assessment?

Many call it an ACECQA rating

👉 But in reality:
👩‍💼 The visit is done by state regulators
(e.g. NSW Department of Education)

📌 ACECQA publishes the result
👉 The assessment is done by state authorities

🔍 What they’re REALLY looking at
1️⃣ 👀 Live Observations (Most Important)

❗Not how clean your floors are

👉 They observe:
• Educator-child interactions
• Engagement and guidance

📌 Key insight:
👉 A clean but quiet room
❌ scores lower than an interactive, engaging one

2️⃣ 🗣️ Staff Conversations

They will speak to:
• Director
• Educational leader
• Educators

❗If answers don’t align

👉 Governance = marked down

3️⃣ 📄 Documentation (Biggest risk area)

❗Golden rule:
👉 If it’s not documented, it didn’t happen

📌 Even great practices
👉 Don’t count without evidence

⚠️ What we see in the market

Two centres, same quality:

• One gets ⭐ Exceeding
• One gets ⚠️ Working Towards

❗Difference?
👉 Documentation

📌 Common issues:

• Outdated QIP
• Undated reflections
• Missing staff signatures

👉 Done, but not recorded = doesn’t exist

💼 It’s not just compliance

📊 In real transactions:

👉 Exceeding centres
✔️ Attract more buyers
✔️ Receive stronger bank valuations

📌 Rating = a commercial asset

❗Not just a compliance badge

⏳ What to prepare (6 weeks before)

✅ Keep QIP “live” with dated updates
✅ Audit enrolment files, staff qualifications, WWCC
✅ Ensure staff can answer confidently (not scripted)
✅ Check ratios are always compliant
✅ Prepare written records of complaints & actions

🎯 Final Thought

❗Assessment is not a performance
👉 It’s a demonstration

👉 It’s not enough to do well
👉 You must prove you do it

📖 Learn more:
👉 childcarelink.com.au

⚠️ Disclaimer:
This content is for general information only and does not constitute financial, legal, or investment advice.

📌 Follow
for more childcare investment insights 💡

ChildcareLink

14/05/2026

29/04/2026

19/04/2026

19/04/2026

17/04/2026

17/04/2026

14/04/2026

13/04/2026

13/04/2026

12/04/2026

Address

Opening Hours

Website

Alerts

Shortcuts

Featured

Share

Category

Monday	9am - 5pm
Tuesday	9am - 5pm
Wednesday	9am - 5pm
Thursday	9am - 5pm
Friday	9am - 5pm