Homez Buyer's Advocacy

Homez Buyer's Advocacy Empowering property buyers by providing expert guidance throughout the property acquisition process. Intrigued?

Our focus is on building strong and enduring property portfolios that enable our clients to earn strong passive income and build generational wealth. Are you bamboozled by the Australian Property market and feeling lost with all the jargons being thrown around. Feeling a bit lost about where to Buy, is the timing right, what type of property to buy etc? We can help cut all the noise and make thin

gs easier for you to understand. We are full suit Buyers Advocacy business that work in the property Buyer's sole interest. Whether you are a first Home buyer or are upsizing or downsizing you main residence to live in OR looking for investment property anywhere in Australia, We can help you. We help everyday Australians buy their dream properties, so you can live the dream life you want with financial independence and build generational wealth in the process. We are a solid team of trusted advisors that you can count on, we have extensive knowledge and experience in the Australian real estate market and we use smart data-centric approach to analyse and shortlist properties so we can help you find that perfect property. Contact us today to book the initial obligation free consultation!!

10/09/2026

Make-good. Break clause. Incentive period.

All in the lease. Most buyers never read any of them properly before they sign a contract.

Make-good: at the end of a commercial lease, the tenant is typically required to return the premises to base building condition. On a large tenancy, make-good costs can run $50,000 to $200,000 or more. Who bears that cost, what standard is required, and whether a personal guarantee backs it — confirm in due diligence, not after settlement.

Incentive periods: landlords frequently offer rent-free periods or fitout contributions to attract tenants. These can represent 12-18% of the total lease value and do not appear in the headline yield. A 7% gross yield with a 12-month rent-free in year one is a different investment than it looks on the information memorandum.

Break clauses: some leases give tenants the right to exit before lease expiry. If exercised, you are back to vacancy, re-tenanting costs, and fresh incentives — before the WALE you underwrote has run.

Read the lease. The whole lease.

Save this — these three items come up in every commercial DD we run.

This is general information only, not financial or legal advice.

08/09/2026

Before you buy commercial property, run this scenario.

Commercial LVRs sit at 60-70%. On a $1.5M purchase, your deposit is $525,000 to $600,000 before stamp duty and legals.

Then ask: what does it cost to hold this property vacant for 12 months?

Interest on a $900K–$1.05M loan at current rates: roughly $70,000–$80,000. Add rates, insurance, and agent costs. You could be writing $85,000–$95,000 in cheques with no rent coming in.

Good commercial investors model this before they buy. They decide they can carry it. That is a very different position to discovering the numbers three months into an unexpected vacancy.

This is general information only, not financial or legal advice.

Save this — run these numbers before you commit.

06/09/2026

Negative gearing on established residential property is gone after Budget 2026.

Commercial property? Completely unaffected.

For investors still deciding where to put new capital, the direction is getting clearer. Commercial still carries full negative gearing. SMSF investors can still borrow to buy commercial property — that door closed for residential on 10 August 2026.

Combined with long leases, net outgoings, and business tenants who don't call you at 10pm about a leaking tap, the case for commercial has strengthened without anything in commercial itself actually changing.

The government effectively removed the main alternative.

This is general information only, not financial or legal advice.

What has changed in your thinking since the Budget? Happy to chat in the comments.

29/08/2026

A lot of property investors treat capital growth and yield like they're permanently at opposite ends of a dial.

High yield usually means lower-growth market. High growth usually means thin yield. That part is broadly true.

The question most investors don't ask: which one do I actually need from this asset right now?

If you're still working and generating income, a moderate yield that quietly supplements earnings while the asset grows in the background might not be your priority. A lower-yield, higher-growth market could serve you better — the compounding happens without needing the income.

If you're approaching retirement and investment income starts replacing salary, the calculation shifts. A 7% net yield on a commercial asset, inside a tax-effective structure, looks very different to a 3.5% gross residential yield at the same budget level. One funds a retirement. The other supplements it.

The answer isn't growth or yield. It's: what does your timeline and income situation actually need from this asset?

That question gets answered before you look at a single property listing. Most investors answer it after — sometimes years after.

What's driving your current property strategy — growth, income, or some mix of both?

27/08/2026

Most buyers do their own due diligence.

Most buyers also miss the same things. Not because they're not smart — because they haven't reviewed 60 or 80 leases. You start to notice patterns when you have.

Three things that come up in commercial DD that buyers regularly miss on their own:

Make-good obligations. What the tenant is contractually required to restore at end of lease. Sometimes it's minor. Sometimes it's a full fit-out strip worth tens of thousands. If the tenant has been in place for 10+ years and the lease is expiring, this conversation needs to happen before settlement.

Option trigger dates. Missing an option exercise window is a real risk to your income. If those dates aren't tracked from day one, they're a liability sitting in a drawer somewhere.

Outgoings reconciliation clauses. Who has the right to reconcile outgoings annually, and who carries any shortfall. This can be material — and it's often buried.

You can find all of this yourself. It takes time and knowing exactly what to look for. Whether that's time you want to spend is the real question.

What's the most surprising thing you've found in a lease or contract during your own due diligence?

27/08/2026

The most common mistake I see from property buyers isn't overpaying.

It's buying the right property in the wrong suburb.

Here's what that looks like. Buyer finds a property that ticks every box — layout, size, condition, proximity to what they need. Emotionally committed before due diligence starts.

Then the data comes through. Suburb median has barely moved in 7 years. Rental vacancy sitting at 4%+. High stock turnover, which usually means low owner-occupier demand. Owner-occupier demand is one of the strongest predictors of capital growth — those buyers pay more, hold longer, and compete harder against each other.

The property is fine. The suburb is working against them.

The research sequence matters: suburb first, then property. Most buyers do it the other way around — find a property they like, then look for data that confirms the decision.

It's hard to stay objective about a suburb once you're already attached to something in it.

What does your suburb research process actually look like before you start inspecting? Do you start with data or with listings?

25/08/2026

Off-market commercial gets treated like a secret advantage. Worth questioning that assumption.

Off-market usually means the vendor isn't ready for full competition. Sometimes that genuinely benefits buyers. Sometimes it means there's something in the deal they'd rather you discover quietly.

Lease expiring in 8 months. Unresolved make-good obligations. A tenant behind on rent. A maintenance issue that's been deferred.

None of these automatically kill a deal — but you should know about them before deciding what the property is worth to you.

The best commercial deals come through both channels. Listed and off-market. What holds up over the long term is one thing: the due diligence supported the price.

The source of the deal matters less than what the numbers say once you've done the work.

What's been your experience — off-market commercial turned up the real gems, or mostly the stock other buyers had already passed on?

23/08/2026

Your First Commercial Deal - Step by Step

Step 1 — before you look at a single listing: Clarify your strategy — yield vs growth, which sector, minimum WALE. If buying inside SMSF: corporate trustee in place, trust deed checked, LRBA structure confirmed with your accountant. Finance pre-approval sorted — commercial LVR is typically 60-70%, SMSF LRBA 60-65%. Brief a buyers agent if you're not sourcing yourself.

Step 2 — search: Listed and off-market. Filter by sector, yield floor, WALE minimum. Dismiss anything that doesn't survive a basic outgoings stress test before you spend time on it.

Step 3 — due diligence: Read the full lease — WALE, rent reviews, make-good obligations, break clauses, incentive periods. Outgoings schedule. Zoning and DA history. Building inspection. Cap rate normalised for vacancy. Tenant covenant check. SMSF specific: bare trust structure confirmed before going unconditional.

Step 4 — negotiate, exchange, settle: Price negotiation from your cap rate analysis, not the vendor's passing yield. Conditions of sale. Settlement period.

What trips people up most is Step 2. Specifically the lease. Most buyers underread the make-good clause and overread the WALE.

Where are you in this sequence right now?

This is general information only, not financial or legal advice.

Address

Sydney, NSW
2155

Telephone

+61425191055

Website

Alerts

Be the first to know and let us send you an email when Homez Buyer's Advocacy posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share