Cover of Commercial Property Uncovered: Beyond the Contract

Commercial Property Uncovered: Beyond the Contract

Commercial Property Uncovered: Beyond the Contract

By: Vicki Likoudis; Richele Janjatovic; Nicole Faid
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A podcast uncovering what really happens behind commercial property deals- the decisions, mistakes, negotiations and opportunities that rarely make it into the contract.


© 2026 Commercial Property Uncovered: Beyond the Contract Economics
Episodes
  • Higher Rates Smaller Loans: What Smart Buyers Need to Know

    Higher Rates Smaller Loans: What Smart Buyers Need to Know
    19 Oct 2026
    Send us Fan MailCommercial Property Uncovered: Beyond the ContractEpisode: Rising Interest Rates and What They Mean for Commercial PropertyInterest rate rises can create uncertainty, but they can also open up opportunities for commercial property buyers.In this episode, we explore how higher interest rates affect borrowing capacity, commercial property values, cash flow and buying decisions. We discuss the differences between owner-occupiers and investors, the risks of using residential equity to secure commercial debt, and why preparation and informed decision-making matter in a changing market.Whether you're a business owner looking to buy your premises, an investor considering commercial property, or someone weighing up whether to buy now or wait, this conversation offers practical insights from the perspectives of commercial property advocacy, finance and law.In this episode00:00 Introduction to Commercial Property Uncovered: Beyond the Contract00:25 How rising interest rates affect commercial property buyers and investors01:00 How home loan repayments influence commercial borrowing capacity, including purchases through superannuation05:07 Cross-collateralisation: using residential equity to support a commercial property purchase06:26 How sensitive are business owners to interest rate changes?08:40 How to assess your borrowing capacity when interest rates rise10:18 Is using home equity a smart strategy, or does it add too much risk?11:48 Buying with family members or business partners: shared security, changing financial goals and risk exposure13:23 Estate planning and protecting business partners when purchasing commercial property together13:54 The biggest mistakes buyers make during periods of rising interest rates15:47 Interest rate hedging: managing exposure to future rate increases17:32 How interest rates influence commercial property values compared with residential property20:09 The relationship between residential and commercial property markets20:45 Why residential property investors are considering a move into commercial property23:16 The risks of buying commercial property under $1.5 million, including vacancy, tenant turnover and asset selection26:28 Will commercial property prices fall if interest rates rise further?27:35 Should you buy now or wait for interest rates to come down?28:33 Buying when you're ready: assessing your finances, business needs and professional advice30:10 Why buyer choice can create stronger negotiating opportunities30:29 What another interest rate rise could mean for investor cash flow and borrowing capacity31:31 What lawyers are seeing in commercial property negotiations and contracts33:05 Lease doc lending: how rental income, loan-to-value ratios and interest cover requirements affect borrowing34:26 Wins and warnings: what happens when commercial property negotiations stall37:04 Episode recap: interest rates, cash flow and the right time to buy37:38 Closing remarksKey takeawaysKnow your borrowing capacity. Speak with a specialist commercial finance broker to understand your options before committing to a property.Consider the full picture. Using residential equity may improve borrowing capacity and lending terms, but it also exposes additional assets to risk.Understand the difference between owner-occupiers and investors. Their motivations, financial considerations and exposure to market changes can differ considerably.Look beyond the advertised yield. Tenant quality, vacancy risk, lease terms, location and the potential for future costs all matter when assessing a commercial investment.Don't wait for perfect market conditions. Focus on whether the property suits your objectives and whether you're financially prepared to proceed.Keep your options open. As one of the examples in this episode demonstrates, exploring alternative properties can lead to a better outcome when negotiations stall.Commercial Property Uncovered: Beyond the ContractHosted by Vicki Likoudis, Richele Janjatovich and Nicole Faid.🏢 Richele Janjatovic | Finance: [Mecca Finance Group] + LinkedIn 🏢 Vicki Likoudis | Buyer & Tenant Advocacy: [Impacta Commercial Advocates + LinkedIn] 🏢 Nicole Faid | Property Contracts: [Accord Conveyancing + LinkedIn]📧 Have a commercial property question you'd like us to answer? Send it to commercialpropertypodcast@gmail.comFollow us on Instagram: @CommercialPropertyUncoveredSubscribe, follow and leave us a review wherever you listen to podcasts.**DISCLAIMER:** This podcast provides general information and is for educational purposes only. The hosts are not financial advisers, and this content is not personal financial, legal or investment advice. Seek advice from appropriately qualified professionals before making financial, SMSF, investment or property decisions.
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    39 min
  • Commercial Property: It Looked Perfect; Then We Found This

    Commercial Property: It Looked Perfect; Then We Found This
    5 Oct 2026
    Send us Fan MailWhen Perfect Isn’t Perfect: The Hidden Risks That Can Change a Commercial Property DealBuying commercial property is about more than finding the right location and agreeing on a price. A property that looks like the perfect opportunity can reveal unexpected risks when you dig deeper into the contract, lease, planning requirements, finance structure, and long-term investment potential.In this episode of Commercial Property Uncovered: Beyond the Contract, we explore why commercial property due diligence is critical and the questions buyers should ask before committing to a purchase.We discuss:Commercial property contracts and special conditionsLease strength and tenant riskPlanning and zoning considerationsFinance approval and lender appetiteEnvironmental obligationsFuture resale and exit strategyWhether you’re a business owner, investor, or considering your first commercial property purchase, this episode highlights what to look for before settlement.What You’ll Learn in This Episode00:00 | Welcome to Commercial Property Uncovered: Beyond the ContractWhy successful commercial property decisions require more than choosing a property that looks right on paper.00:25 | When a Commercial Property Looks Perfect, But Isn’tA property can have the right location, price, and numbers, but deeper investigation can uncover issues that change the deal.The team discusses why buyers need to look beyond first impressions and complete proper due diligence.01:07 | The Risk of Falling in Love With a Property Too EarlyEmotional attachment can make it harder to objectively assess:Contract termsFinancial implicationsLong-term suitabilityPotential risksThe episode explores how confirmation bias can impact commercial property decisions.03:01 | An Accepted Offer Is Only the BeginningOnce an offer is accepted, important investigations begin, including:Legal reviewFinance approvalLease assessmentPlanning checksProperty due diligenceA commercial property purchase is a process, not just a transaction.03:11 | Why Commercial Property Contracts Need Careful ReviewCommercial contracts can contain complex terms and special conditions that impact buyers long after settlement.The team discusses:Reviewing contracts before signingUnderstanding vendor-friendly conditionsIdentifying ongoing obligations04:36 | Commercial Leases: Why the Tenant MattersFor investors, the lease is a major factor in property value.Topics include:Long-term leasesTenant strengthOperator riskUnderstanding what supports the lease07:00 | Looking Beyond the Lease AgreementA long lease does not automatically mean a strong investment.Buyers should consider:Rent reviewsMarket rentAssignment rightsFuture ownership changes09:32 | Planning Restrictions and Property UseA property may appear suitable for a business but may have restrictions affecting how it can legally be used.The team discusses:Zoning requirementsChange of usePlanning considerationsEnsuring the property is fit for purpose11:32 | Commercial Property Tax ConsiderationsThe team explores why buyers need to consider long-term costs, not just upfront savings.Topics include:Stamp duty considerationsCommercial property tax implicationsFuture ownership costs13:18 | Commercial Property Finance: Policy vs Lender AppetiteFinance approval depends on more than whether a lender offers a particular type of loan.The discussion covers:Different lender approachesChanging lender appetiteWhy specialist commercial finance advice matters15:54 | Risks That Continue After SettlementSome obligations can remain after settlement.Topics include:Special contract conditionsEnvironmental responsibilitiesOngoing property obligations17:01 | Environmental Risks and Hidden Property ObligationsPast land use can create responsibilities for future owners.The team discusses:Environmental audit overlaysContamination considerationsUnderstanding obligations attached to a property19:52 | Thinking About Future Property ValueA smart commercial property purchase considers the future, not just today.Key questions:Will the property support business growth?Will it appeal to future buyers?What is the exit strategy?20:35 | Wins and Warnings: Creating Better OutcomesThe team shares an example of how careful planning helped a client with:Early access arrangementsFit-out planningOperational readinessPotential GST and stamp duty efficiencies22:00 | Questions Every Commercial Property Buyer Should AskBefore committing, ask:Is the information accurate?Challenge assumptions and verify the details.Do I know exactly what I’m buying?Understand:Title detailsBoundariesContract conditionsExisting obligationsCan I afford this property long term?Consider:Finance structureCash flowFuture costsBusiness growth24:58 | Final Thoughts: Slow Down and Do Your Due DiligenceThe biggest commercial property decisions are made before settlement.Take the time to:Review the detailsAsk better questionsEngage the right professionalsUnderstand the risksTopics ...
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    26 min
  • The Real Cost of Buying Commercial Property: The $2M Trap!

    The Real Cost of Buying Commercial Property: The $2M Trap!
    22 Sep 2026
    Send us Fan MailThe real cost of buying commercial propertyBuying a $2 million commercial property doesn't necessarily mean you need $400,000 in cash just because the bank will lend 80%.In this episode, we unpack the costs that sit around the purchase price and the cash a buyer may need both to complete the transaction and after settlement.What we discuss00:00 | Introduction Welcome to Commercial Property Uncovered and today's discussion about the real cash requirements when buying commercial property.00:44 | The $2M commercial property question Why an $1.6M loan on a $2M property doesn't mean $400K is all you need.01:59 | The five categories of costs Government charges and GST, due diligence, lender costs, legal and accounting fees, and post-settlement costs.03:03 | Commercial valuation costs Why commercial valuation fees work differently from residential lending and what buyers should budget for.04:14 | GST and stamp duty How GST treatment can materially affect the amount a buyer needs to fund, including the impact on stamp duty.05:17 | Going concern vs vacant possession A discussion around GST treatment, leasing arrangements before settlement and the importance of having the right advisers involved.07:36 | GST and SMSF purchases Why GST funding can be particularly important when buying commercial property through a self-managed super fund.09:23 | The costs buyers overlook Due diligence, lease reviews, building reports, legal costs, relocation and fit-out costs.10:44 | How do you value commercial property? Why commercial property valuation is different from residential property and the role of yields, comparable sales and independent valuations.14:04 | Valuation as a negotiation tool Why getting a valuation doesn't automatically give a buyer leverage in a negotiation.15:53 | When should you get a valuation? Why buyers considering an independent valuation should think about doing it before signing a contract.17:46 | What happens if the bank valuation is lower? How finance conditions and lender valuations can affect a transaction.19:08 | Hidden costs in contracts, titles and leases Land tax, congestion levies, easements, outgoings, make-good provisions and environmental considerations.23:43 | How much cash should you keep after settlement? Why buyers need to budget for repayments, relocation, fit-out and other post-settlement costs.25:34 | Why fit-outs often cost more than expected The importance of allowing a contingency for fit-out costs and unexpected expenses.27:48 | Adding value before you own the property How a tenant's investment in a fit-out can potentially increase the value of a property they later want to purchase.29:29 | The $2M commercial property case study A worked example looking at the cash requirement for a $2M vacant possession purchase.32:37 | The GST surprise A real-world example where an unexpected GST issue arose shortly before settlement.35:19 | Don't skimp on your professional team Why the right commercial lawyer, accountant, finance professional and property advisers can be important to the transaction.36:15 | The big takeaway The purchase price is only the starting point. Buyers need to understand the total cash required, the costs of making the property operational and the buffer they need after settlement.Key Takeaways1. The deposit isn't the full cash requirement. GST, stamp duty, professional fees, finance costs, due diligence and post-settlement expenses can materially increase the amount required.2. Understand GST before you sign. The GST treatment of a commercial property transaction can have a significant impact on the funding required.3. Valuation needs to happen at the right time. If you're using an independent valuation to assess the property before committing, consider doing that before signing the contract.4. Budget for what happens after settlement. Fit-out, relocation, ongoing repayments, repairs and other costs need to be considered alongside the purchase price.5. Don't assume the bank's valuation solves the pricing question. A bank valuation serves a different purpose from determining what a buyer should be prepared to pay.6. Build the right team early. Commercial property transactions can involve significant financial and contractual complexity. Getting the right advisers involved early can help identify issues before they become expensive problems.Commercial Property Uncovered: Beyond the ContractHosted by Vicki Likoudis, Richele Janjatovich and Nicole Faid.🏢 Richele Janjatovich | Finance: [Mecca Finance Group] + LinkedIn 🏢 Vicki Likoudis | Buyer & Tenant Advocacy: [Impacta Commercial Advocates + LinkedIn] 🏢 Nicole Faid | Property Contracts: [Accord Conveyancing + LinkedIn]📧 Have a commercial property question you'd like us to answer? Send it to commercialpropertypodcast@gmail.comFollow us on Instagram: @CommercialPropertyUncoveredSubscribe, follow and leave us a review wherever you listen to podcasts.**DISCLAIMER:** This podcast provides ...
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    38 min
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