11 Stronghold Mulgrave Property Trust No. 11

13-15 Compark Circuit, Mulgrave Victoria

About This Investment

In July 2017, Stronghold established Mulgrave Property Trust No 11, a closed-ended investment vehicle and the first with assets located in Victoria. The Trust purchased two modern, multi-tenanted office buildings, situated on two titles at 13-15 Compark Circuit Mulgrave, VIC for $21.5M.

Following the acquisition, the Stronghold team sought to lease the vacant area and establish a healthy working relationship with existing tenants. Tenants appreciated this proactive approach with PZ Cussons agreeing to take up their 5-year option early, extending their lease until 2023. In addition, a new tenant, Service Stream was secured and signed a 3-year lease plus options over the last remaining vacant area at 13 Compark Circuit.





Trust Highlights

  • DATE OF PURCHASE:June 2017
  • PURCHASE PRICE:$21,500,000
  • DATE OF SALE:March 2020
  • SALE PRICE:$27,820,000
  • SALE YIELD:6.25%
  • AVERAGE CASH YIELD:8.27% p.a

In the four months after acquisition, the property was fully leased, and WALE was increased from 3.1 to over 4.5 years.

In the four months after acquisition, the property was fully leased, and WALE was increased from 3.1 to over 4.5 years.

The uplift in the property’s value was well received by investors, as was the initial cash yield of 8.00% pa that subsequently increased to 8.30% p.a then 8.50% p.a. While distributions to Stronghold’s supportive investors were growing, the team continued to work with tenants, completing numerous refurbishments. In mid 2019 following a valuation of $26.1m, Stronghold renegotiated with Carter Grange to extend their lease for another five years. This included a refurbishment of their tenancy which maximised the value add opportunities available for the property at that time. The other main concern was the significant amount of new office supply proposed within the surrounding area in the next five years. This outlook presented a genuine downside risk for market rents and re-leasing prospects into the future. Therefore, when combined with aging mechanical services in the building, the best outcome was to capitalise on the current leasing profile and crystalise the profit for investors, allowing them to redeploy into new opportunities.

With the approval of investors, the property was subsequently taken to the market in September 2019. Following an open market campaign via the teams at Knight Frank and Dawkins Occhiuto, a total of four offers were received. Negotiations with the preferred purchaser were concluded in late November with unconditional contracts exchanged at a sale price of $27,820,000 less adjustments at settlement. The property settled on the 28th February 2020 and returned a great result.

We would like to thank all investors that were involved in supporting us in this trust.

Key Investment Reasons

Strategic location: An established and recognised business, technology, education and health precinct, approximately ten radial kilometres from the demographic and geographic centre of Melbourne (Glen Iris) and 24 kilometres south-east of the Melbourne CBD. The property offered convenient access to Wellington Road, Springvale Road, Princes Highway, Ferntree Gully Road, the Monash Freeway and EastLink.
Quality Assets: Modern office development comprising two freestanding buildings each on its own title. The building floor plates allowed for flexible tenancy layouts and natural light penetration from four sides. A total of 226 car parks, 109 of which were secure basement bays which provided a generous one car bay for every 26sqm of Net Lettable Area (NLA). The base buildings both had a 3.5 Star NABERS Energy rating.
Quality Tenants: The Property was 38% leased to Tyco Australia, the world’s largest dedicated fire protection, life safety and security company. A further 25% was leased to PZ Cussons Australia, a multi-national consumer goods business with over 130 years of history. Carter Grange, an established luxury home builder, operating across Greater Melbourne occupied a further 25%. The building WALE was 3.1 years from the launch of the Trust.
Value Add Opportunity: A two-year rental guarantee was provided by the vendor over 620sqm of the ground floor of 13 Compark Circuit. This area, combined with below market rents in both buildings represented an opportunity to add value to the property whilst underpinned by a good rental return.