Attention: Millionaire Business Owners & Sophisticated Investors

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👇🏼 Check Out These Deals 👇🏼

Contains Real Members' Financial Numbers And Property Details That's Relevant To You

See More Recent Case Studies Below ⤵️

Secret Deal #1

THE SITUATION & EXECUTION

The property is a land-rich freehold industrial property and activity centre with multiple tenants and substantial upside. The property is very under-developed with only 34% site coverage. At a purchase price of $20,000,000 ($717/sqm of land), the property was purchased at below land value with an initial yield of 5% net and 5-year lease to a longstanding blue-chip tenant.

Based on our market research and knowledge, the property is more than 50% under-rented ‘as is’, with potential to increase rents further by expansion over the unused land areas. We anticipate long-term yields to exceed 10.75% net, and projected valuation at over $35,000,000.

INVESTMENT OVERVIEW:

Deal Type: Cashflow + Reversion Upside + Development Upside

Asset Type: Industrial & Activity Centre

Location: Melbourne Metro

Purchase Price: $20,000,000

Date Acquired: 2025

Site Area: 28,000 sqm

Building Area: 10,046 sqm

Method: Private Treaty

Initial Rent: $1,026,809 net pa

Initial Yield: 5% net

Market Rent: $2,175,000 net pa

Yield After Reversion: 10.8%+ net

Projected Valuation: $35,000,000+

THE NUMBERS

Acquired for: $20,000,000
Stamp Duty: $1,280,000
Legal & Closing Costs: $111,000
Total Acquisition Cost: $21,391,000
Total Capital Used: $7,511,000 approx (deposit + costs)
Projected Net Profit: $13,600,000 approx
Projected ROI: 181% (within 5 years)

Secret Deal #2

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THE SITUATION & EXECUTION

The property is a freehold neighbourhood shopping centre with multiple tenants. The property was purchased with an initial yield of 5% net with some vacancies, therefore provides excellent rental upside with fully leased yield of 8% net. Furthermore, the property has strata-subdivision potential, offering an excellent exit strategy.

INVESTMENT OVERVIEW:

Deal Type: Cashflow

Asset Type: Retail Centre

Location: Northern NSW

Purchase Price: $3,800,000

Date Acquired: 2024

Method: Private Treaty

Initial Rent: $197,809 net pa

Initial Yield: 5% net

All Leased Rent: $302,357 net pa

All Leased Yield: 8% net

Actual Valuation: $5,250,000

THE NUMBERS

Acquired for: $3,800,000
Stamp Duty: $210,810
Legal & Closing Costs: $9,500
Total Acquisition Cost: $4,020,310
Total Capital Used: $1,170,310 (deposit + costs)
Loan Costs: $195,225 pa (75%LVR at 6.85%)
Cashflow on Capital: 10.5%
IRR at 7% PA Growth: 39.5% (projected)

Secret Deal #3

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THE SITUATION & EXECUTION

The transaction involved purchasing a run-down freehold industrial property. The property is located in central Brisbane with strong tenant demand. The buyer completed a major refurbishment and brought the rents to market levels resulting a 8%+ net yield, and over $1.5mil in equity uplift within 9 months.

INVESTMENT OVERVIEW:

Strategy: Value-Add Refurbishment

Asset Type: Freestanding Industrial

Total Lettable Area: 2,087 sqm

Location: Metro Brisbane

Purchase Price: $3,400,000

Date Acquired: 2024

Method: Private Treaty

THE NUMBERS

Acquired for: $3,400,000
Stamp Duty: $190,515
Legal Costs: $7,700
Total Acquisition Cost: $3,598,215
Refurb Cost: $400,000
Total Project Cost: $3,998,215
Total Funds Used: $1,618,215
New Rent: $300,000 pa net
New Valuation: $5,000,000 (March 2025)
Net Profit: $1,001,785
ROI: 62% (in 9 months)

Secret Deal #4

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THE SITUATION & EXECUTION

The transaction involved purchasing 3 freehold industrial properties in a line. The 3 properties are leased to the same multi-national tenant with an initial yield of 6% net. The long standing tenant is paying below market rent (currently circa 37%) and the rental market is projected to grow by a minimum of 10% per annum over the next 2-3 years. The projected rental yield at next market review (2027) is 10.1% net.

INVESTMENT OVERVIEW:

Strategy: Rental Reversion

Asset Type: Freehold Industrial

Location: Brisbane

Purchase Price: $9,280,000

Initial Net Rent: $554,356 net pa

Initial Net Yield: 6%

Date Acquired: 2024

Method: Private Treaty

Market Rent: $760,800

Yield on Market Rent: 8.2%

Projected Rent at Next Market Review (2027): $937,200

Projected Yield (2027): 10.1%

THE NUMBERS

Acquired for: $9,280,000
Stamp Duty: $472,912
Legal Costs: $12,000
Total Acquisition Cost: $9,764,912
Total Capital Used: $3,812,912
Loan Costs: $392,080 (65%LVR at 6.5%)
Positive Cashflow: $162,276 pa
Cashflow at Market Review: $545,120 pa (projected)

Secret Deal #5

THE SITUATION & EXECUTION

The transaction involved purchasing a run-down freehold factory in Melbourne. The property is located in a high growth area with strong demand. The buyer will completed a major refurbishment and bring the property value to market levels anticipating over $2,700,000 in equity uplift within 6-9 months..

INVESTMENT OVERVIEW:

Strategy: Value-Add Refurbishment

Asset Type: Free Standing Industrial

Location: Melbourne Metro

Total Lettable Area: 3,085 sqm

Purchase Price: $5,00,000

Date Acquired: 2025

Method: Private Treaty

THE NUMBERS

Acquired for: $5,000,000
Stamp Duty: $0 via CIPT
Legal Costs: $6,600
Total Acquisition Cost: $5,006,600
Refurb Cost: $500,000
Interest Cost: $350,000
Total Project Cost: $5,906,600
Total Capital Used: $2,300,000
Projected New Valuation $7,700,000
Projected Equity Profit: $1,471,000
Projected ROI: 64% (in 6-9 months)

Secret Deal #6

THE SITUATION & EXECUTION

The property is located in a prime Melbourne Metro location with excellent exposure to a main motorway. The property was under-rented (40% under market) at the time of purchase, offering excellent rental and equity uplift. Since acquiring the property, the buyer has reset the property to market rent bringing the net yield to 8.3% and increase in equity of $1,900,000 within 12 months.

INVESTMENT OVERVIEW:

Strategy: Value Add

Asset Type: Freehold Industrial

Location: Melbourne

Purchase Price: $3,600,000

Initial Rent: $164,800 net pa

Initial Yield: 4.6% net

Date Acquired: 2023

Method: Private Treaty

Market Rent: $300,000

Yield on Market Rent: 8.3%

Projected New Valuation: $5,500,000

THE NUMBERS

Acquired for: $3,600,000
Stamp Duty: $228,600
Legal & Closing Costs: $10,000
Total Acquisition Cost: $3,838,600
Total Capital Used: $2,038,600
Projected Equity Profit: $1,661,400
Projected ROI: 43%

Secret Deal #7

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THE SITUATION & EXECUTION

This property was purchased off-market at $6,000,000. Prior to settlement CBA valued the property at $7,000,000, representing an immediate uplift of $1,000,000. The off-market transaction involved purchasing a freehold industrial property in a prime industrial area of Melbourne. The property is leased to a long term tenant at initial yield of 5.5% net, which is below market (30% below), therefore an opportunity exists to increase the rent significantly at market review, bringing the yield to potentially over 8.6% net.

INVESTMENT OVERVIEW:

Strategy: Cashflow

Asset Type: Freehold Industrial

Location: Melbourne

Purchase Price: $6,000,000

Actual Valuation: $7,000,000

Initial Rent: $325,859 net pa

Initial Yield: 5.5% net

Date Acquired: 2024

Method: Off Market

Market Rent: $430,000

Yield on Market Rent: 7.2% net

Projected Rent at Next Market Review: $517,000

Projected Yield (2028): 8.6% net

THE NUMBERS

Acquired for: $6,000,000
Stamp Duty: $0 via CIPT
Legal & Closing Costs: $10,000
Total Acquisition Cost: $6,010,600
Total Capital Used: $2,710,000
Loan Costs: $217,800 (55%LVR at 6.6%)
Positive Cashflow: $108,050 pa net
Projected Cashflow after Market review: $299,200 pa net
IRR at 7% PA Growth: 32.2%

Secret Deal #8

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THE SITUATION & EXECUTION

The transaction involved purchasing a vacant freehold industrial property. The property is located in central Brisbane with strong tenant demand. The buyer leased the property out to 4 separate tenants within 5 months, brought the rents to market levels resulting a 7.3% net yield, and over $800,000 in equity uplift.

INVESTMENT OVERVIEW:

Strategy: Cashflow + Upside

Asset Type: Freehold Industrial

Location: Brisbane

Purchase Price: $3,200,000

Initial Rent: Vacant

Initial Yield: Vacant

Date Acquired: 2024

Method: Private Treaty

Fully Leased Rent: $233,600

Yield on Market Rent: 7.3% net

New Valuation: $4,000,000

THE NUMBERS

Acquired for: $3,200,000
Stamp Duty: $173,150
Legal & Closing Costs: $7,000
Total Acquisition Cost: $3,380,150
Total Capital Used: $1,300,150
Loan Costs: $135,200 (55%LVR at 6.6%)
Positive Cashflow: $98,400 pa net
IRR at 7% PA Growth: 30.7%

Secret Deal #9

THE SITUATION & EXECUTION

The property is a freehold CBD retail property in Brisbane with multiple tenants. The property was purchased with an initial yield of 5.5% net with excellent rental reversion upside with projected yield of 8.5% net after 2 years. Furthermore, the property has strata-subdivision potential, offering an excellent exit strategy.

INVESTMENT OVERVIEW:

Strategy: Cashflow

Asset Type: CBD Retail Centre

Location: Brisbane

Purchase Price: $6,000,000
Initial Rent: $329,873 net pa

Initial Yield: 5.5% net

Date Acquired: 2025

Method: Private Treaty

Projected Rent: $513,015 net pa (after 2 years)

Projected Yield: 8.5% net (after 2 years)

Projected New Valuation: $8,500,000 (at 6% cap rate after 2 years)

THE NUMBERS

Acquired for: $6,000,000
Stamp Duty: $372,000
Legal & Closing Costs: $33,300
Total Acquisition Cost: $6,405,300
Total Capital Used: $1,905,300 (deposit + costs)
Loan Costs: $270,000 pa (75%LVR at 6%)
Cashflow on Capital: 12.7%
IRR after 2 years: 55% (projected)

Secret Deal #10

THE SITUATION & EXECUTION

The transaction involved purchasing a freehold multi-tenanted industrial property in Gold Coast. The property is strategically located in a growing market with strong occupier demand. The property was purchased with an initial fully leased yield of 5.75% net with excellent rental reversion and strata-subdivision potential, offering an excellent exit strategy.

INVESTMENT OVERVIEW:

Strategy: Value-Add Strata Subdivision

Asset Type: Freestanding Industrial

Location: Gold Coast

Purchase Price: $4,180,000

Initial Rent: $240,000 net pa

Date Acquired: 2025

Method: Private Treaty

Projected New Valuation: $5,800,000 (after subdivision)

THE NUMBERS

Acquired for: $4,180,000
Stamp Duty: $259,160
Legal & Closing Costs: $29,000
Total Acquisition Cost: $4,468,160
Total Funds Used: $1,751,160
Projected Net Profit: $1,215,840
Projected ROI: 69% (in 18 months)

Who Are We?

Will Tong

CEO & Founder

Property Lions is Australia's leading commercial property buyers' advocacy, advisory and asset management firm.

Will is regarded as one of the top commercial property professionals in Australia.

He has over 24 years experience in the property industry, specialising in commercial, development and investment grade properties, and have completed over 600 property deals totalling $3.5b in transactions for nearly a thousand investors.

Prior to founding Property Lions, Will held senior positions in a number of global real estate firms, such as CBRE, JLL, Cushman & Wakefield, Colliers and LJ Hooker Commercial.

Today, Will is a full-time dad, entrepreneur, mentor and investor, who is passionate about helping Australian families reach financial freedom through property investing.