Most investors assume commercial property is out of reach. Eight questions usually says otherwise.
The yield measured after outgoings, not the gross figure on the listing. Tenants who sign for years instead of months and cover most of the running costs. Income from day one. The gap between you and that asset usually isn't money. It's a scorecard nobody's run on your numbers.
8 questions · 2 minutes · instant verdict · no obligation, no spam, no seminars
The residential maths changed. Commercial never needed the refund.
From 1 July 2027, rental losses on most newly purchased established residential property stop offsetting your salary. The weekly holding cost lands in full, and the tax relief arrives years later. Portfolios built on the old maths are being repriced.
Commercial property never relied on any of it. Quality commercial assets are typically cash flow positive from settlement: the yield is the strategy, not the tax treatment. It's why more residential investors are running the numbers on the asset class they always assumed was for someone richer.
Often the numbers disagree. That's what the Ready Check measures: capital position, income, risk posture, timeframe. The same factors I score with clients, in eight questions.
The lease is the asset. I grade it before the building.
A commercial property with a seven-year lease to a strong tenant, fixed annual increases and a net structure is a different animal to the identical building sitting vacant. So every deal I assess is graded A1 to C3 through The Deal Grade™: tenant covenant, lease length, escalations and terms first, then the asset, then the price.
And the vacancy question, because it's the right question: yes, commercial vacancies run longer than residential. That risk is priced (it's a large part of why the yield is higher) and it's managed at purchase through tenant quality, lease length and location depth, not discovered afterwards.
“His patience in explaining his thought process, supported by strong evidence and numbers is admirable. His skills in negotiating the right price for the right property and more importantly his calm proactive attitude if the property wasn't secured at the right price is a exceptional virtue.”Joe Noronha · Google review, quoted verbatim · one of 33 that name me directly
Fees named up front. The analysis costs nothing.
If we ever work together: $5,000 retainer, then a success fee of $15,000 or 2% of the purchase price, whichever is greater, at unconditional exchange (a $20,000 minimum, including GST). No asset secured, no success fee. I'm paid by you and only you: no developer kickbacks, no sell-side commissions, ever.
But that's later. The Ready Check and the strategy call analysis are free, and here's the equation that keeps me honest: if the numbers say don't buy, you saved a fortune and I earned nothing. If the numbers don't say yes, you don't buy.
Free · 2 minutes · scored on the factors I check with clients
Where do you actually stand? Eight questions decide.
Most people who take the Ready Check are closer than they assumed. Some aren't, and the verdict says so honestly. Either answer is worth two minutes.
Take the free Ready Check →General information only. Not personal financial, tax, or credit advice, and it does not consider your objectives, financial situation, or needs. Seek professional advice before acting. Property investment carries risks including loss of capital, illiquidity and regulatory change. References to future tax settings are based on announced measures and remain subject to the passage of legislation. Past results, including the Dry Creek project (my own project, undertaken with two partners), are not a reliable indicator of future performance; individual outcomes vary. Shayne Mele does not hold an Australian Financial Services Licence. © 2026 Shayne Mele. · Privacy