Inside Commercial Property

By Rethink Investing

Welcome to the Inside Commercial Property podcast, where we bring you monthly episodes on the most significant changes in the world of commercial property investing. Delve into the inner workings of p... more

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The podcast currently has 77 episodes available.

Best of Inside Commercial Property

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Number 1: #75 - Why Commercial Investors Can Ignore The Budget | Scott O'Neill & David Hamilton
Scott O'Neill has spent fifteen years building commercial property portfolios through every kind of market. The recent federal budget has rattled Australian property investors, and the headlines have amplified it. Scott's response to the noise: for commercial property, almost none of it changes what actually matters. Here's what does. In this episode, Scott is joined by new co-host David Hamilton, a developer and host of Everything Property podcast, to work through why a disciplined commercial investor can read the same headlines as everyone else and reach a completely different conclusion. Commercial sits largely outside the proposed changes, but the more useful point is why that is, and why it was always going to be. A portfolio built on strong yields, cash-flow-positive assets, and quality tenants doesn't depend on the settings that were just shaken. Scott and Dave move quickly past the policy details and into the ground truth: where yields are right now, which asset classes are holding, and what separates an investor who repositions with a plan from one who reacts to a headline. In this episode: - Why commercial property sits largely outside the proposed budget changes and why that's structural, not luck - Where commercial property yields are strongest right now: retail, large format, shopping centres, warehouses - The difference between an investor who repositions with a plan and one who reacts to a headline - What a developer's eye picks up that a commercial investor can miss- How to read a genuine asset from one that only looks good on paper Book a Consultation: https://www.rethinkinvesting.com.au/lets-talkExplore commercial property with Rethink Investing:- Australia: https://www.rethinkinvesting.com.au/ Follow Scott O'Neill: https://www.instagram.com/scott_oneill_/Follow Rethink Investing: https://www.instagram.com/rethinkinvesting/ (00:00) Trailer (00:59) Welcome and Introducing New Co-Host (02:58) A Developer's Perspective on Commercial Property (04:14) Does the Budget Actually Change Commercial Property? (10:12) Negative Gearing vs Capital Gains, Explained (16:01) Should First-Time Investors Buy Now or Wait? (19:39) Why Fundamentals Beat the Tax Breaks (23:06) What Commercial Investors Are Really Doing Now (26:05) The Investors Who Panic vs The Ones Who Buy (34:32) Where Commercial Yields Are Strongest Right Now (38:07) Warehouses and Industrial: The Yield Play (42:08) The Strategy That Hasn't Changed Since 2010 (45:25) Why Everyone Is Suddenly Talking Commercial (49:02) Inside The Development Industry (54:16) The Long View: Fundamentals Outlast
August 14, 202658min
Number 2: #76 - The Value-Add Hiding in the Property You Own | Scott O'Neill & David Hamilton
Most investors think growing a commercial property portfolio means buying the next property. It usually doesn't. The highest-return capital is often already sitting in the asset you own, in the space that isn't earning, and unlocking it is simpler and cheaper than buying again. Scott O'Neill and co-host David Hamilton break down the value-add strategies that turn an underperforming commercial property into a stronger one, without a new loan or a new purchase. Because commercial property is valued on its income, a small lift in what an asset earns becomes a large lift in what it's worth. A single lease renegotiation, a strip of idle space, a rezoning nobody noticed, and the valuation moves. Scott works through the four levers where this plays out, from the lease itself to income from idle space and energy. David brings the developer's eye to the value hiding in zoning, approvals and amalgamation, the kind created through paperwork, not construction. In this episode:How a small lift in income turns into a large lift in valuation, and why the lease is the most powerful lever most owners overlookWhere value hides in idle space, from rooftops to unused land, and who actually does the workThe development value that comes from permissions, not building, and roughly what it costs versus what it addsHow to audit your own property for the levers hiding in itWhen a value-add stops being a bonus and becomes a costly distraction Book a Consultation: https://www.rethinkinvesting.com.au/lets-talk Explore commercial property with Rethink Investing:Australia: https://www.rethinkinvesting.com.au/ Follow Scott O'Neill: https://www.instagram.com/scott_oneill_/Follow Rethink Investing: https://www.instagram.com/rethinkinvesting/ (00:00) Trailer (01:03) Why Value-Adds, Why Now (03:20) What a Value-Add Is, and the Four Levers (06:45) Where Value-Adds Fit, and Why They're a Bonus (08:33) The Rental Cap Trap That Blew Up a Deal (11:13) Timing: Buying Short Leases for the Upside (13:11) Solar: The 20% Cash-on-Cash Play (16:34) How Solar Works, and How It Lifts Valuation (20:40) Billboards: Income From Idle Space (23:03) The Lease Itself: Adding Rentable Area (24:42) When and How Hard to Push the Rent (29:14) Why Market Reviews Make or Break a Lease (34:19) The Development Lever: Dave Co-Teaches (37:09) Rezoning and Amalgamation: The Real Upside (43:57) Closing Comments
September 02, 202646min
Number 3: #73 - New Zealand Commercial Property: Why The Yields Stack Up | Matt Harris and Michael Vincent
New Zealand commercial property is drawing serious attention from Australian investors, and the yields are a big part of why. In this episode of Inside Commercial Property, Scott O’Neill is joined by Matt Harris and Michael Vincent of Lighthouse Financial to unpack what’s making the New Zealand market so compelling right now.Lighthouse is one of New Zealand’s leading financial services firms, guiding more than 4,000 Kiwis toward financial freedom since 2014 with holistic advice spanning accounting, lending, and investment. The conversation covers the forces shaping New Zealand property in 2026. New Zealand has moved through the interest rate cycle ahead of Australia, with the official cash rate easing significantly from its peak, and that shift is changing how investors think. For an everyday Australian investor, the combination of a favourable exchange rate, no stamp duty, and a maturing commercial market makes a genuine case for diversification.Matt and Michael also explain the practical side of buying across the Tasman: how the structures, lending, and tax considerations work for a foreign investor, and why the experience is more familiar than most Australians expect.In this episode, we cover:- Why New Zealand’s position in the interest rate cycle is reshaping investor behaviour.- How the shift toward income-driven assets is opening the door to commercial property.- What the exchange rate, stamp duty, and lending environment mean for an Australian buyer.- How New Zealand’s commercial market is maturing, and where the opportunities sit.- The structures, tax, and first steps for an Australian investing in New Zealand.Explore New Zealand commercial property with Rethink Investing:- New Zealand: https://www.rethinkinvesting.co.nz/ - Australia: https://www.rethinkinvesting.com.au/ Book a Consultation: https://www.rethinkinvesting.com.au/lets-talk Explore Lighthouse Financial: https://lighthousefinancial.co.nz/
June 04, 202656min
Number 4: #66 - Hidden Risk That Could Cost You Thousands
In this episode of Inside Commercial Property, Scott O’Neill and Phil Tarrant break down one of the most critical yet misunderstood aspects of commercial property investing: due diligence. Drawing from thousands of transactions completed through Rethink Investing, Scott explains how a structured and independent due diligence process can safeguard investors from financial risk and strengthen long-term portfolio performance.Listeners will gain practical insights into:• How to conduct commercial property due diligence that goes beyond the surface numbers.• The importance of separating acquisition and due diligence to avoid bias.• Key lease, tenant and legal checks every investor should understand.• Common red flags hidden in contracts and rent statements.• Why detailed financial verification can be the difference between a good deal and a costly mistake.From analysing outgoings and tenant ledgers to understanding lease terms and market-based yields, Scott shares how Rethink Investing’s due diligence framework ensures every property is thoroughly assessed before purchase.This episode is a must-listen for anyone serious about commercial property investment. You’ll learn how to approach due diligence like a professional, with structure, objectivity, and the right data to make confident investment decisions.
November 06, 20251h 1min
Number 5: #4 - Crunching The Numbers
The financial factors that underpin the purchase of commercial property can easily be lost on your everyday investor.In this episode of Inside Commercial Property – With Rethink Investing, hosts Phil Tarrant and Scott O’Neill are joined by Steve Palise, Rethink Investing's head property strategist, to break down exactly what it takes to move forward with a commercial purchase - and how its more like buying residential than some may think.The trio delve into the upfront purchasing costs required, why different commercial assets grow at different rates and identify cashflow opportunities that come with growing a commercial portfolio.
September 04, 202044min