SET-AND-FORGET INDUSTRIAL INVESTMENT 7,560M2* | NATIONAL TENANT
7-21
SKYREACH STREET CABOOLTURE QLD FOR SALE
INFORMATION MEMORANDUM
INTRODUCING SKYREACH - INCOME WELL BELOW MARKET, WITH A CLEAR PATH TO UPLIFT
CONTENTS
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03
Your Opportunity
10
Local Amenities
04
Executive Summary
12
Why Moreton Bay
05
The Investment Case
14
Sales Evidence
06
Site Plan
15
Future Flexibility
08
The Tenant
16
Internal Images
09
Tenancy Schedule & Outgoings
18
Sales Process
INFORMATION MEMORANDUM
* Outline & Locations Indicative Only
YOUR OPPORTUNITY Secure income today, reversionary upside tomorrow a genuine set-and-forget industrial holding RWC Northern Corridor is pleased to present 7–21 Skyreach Street, Caboolture for sale by Expressions of Interest: a fully leased, net industrial investment on 7,560m²* of General Industry land, occupied for two decades by Skyreach, a national equipment hire and elevated work platform business that forms part of the Nishio Group of Japan. The opportunity is defined by two forces working together. The first is security. Skyreach doesn’t just lease this site, it is the tenant’s national head office, purpose-built in 2006 and anchoring a branch network that runs the East Coast from Melbourne to Cairns. That occupier is majority-owned by Nishio Rent All, one of the world’s largest equipment rental groups, and sits on a fresh five-year net lease from April 2026 with a five-year option to 2036 and full outgoings recovery. The result is long, clean, genuinely passive income, the profile the market chases and rarely finds. The second is reversion. Passing rent of $370,526 net per annum sits materially below prevailing market evidence for comparable industrial accommodation and secure hardstand in this precinct. You acquire secure income today with a clear, evidenced pathway for future rental growth as the lease matures, nots peculative upside. And the location does the rest of the work. Caboolture sits at the centre of the Moreton Bay growth corridor, direct Bruce Highway and Bribie Island Road access, the 70,000-resident Waraba (Caboolture West) PDA on its doorstep, and a regional economy targeting a doubling toward $40 billion by 2040. Industrial vacancy across the corridor remains tight and quality, securely-leased assets are scarce. When a true set-and-forget asset comes to market here, it does not stay quiet for long. INVESTMENT HIGHLIGHTS
20-year tenant in occupation; Skyreach’s national head office within an eight-branch network Skyreach forms part of the Nishio Group of Japan, the 11th largest rental company in the world Fresh five-year net lease from April 2026, plus a five-year option to 2036 Passing income of $370,526 net per annum with 100% outgoings recovery Passing rent materially below prevailing market evidence, providing clear rental reversion 7,560m2* of General Industry land across two titles on a single plan (SP174220) Low site cover of approximately 18%, supporting long-term flexibility Modern, functional building of 1,367m²* plus extensive concrete hardstand Tightly held Caboolture location with direct Bribie Island Road and Bruce Highway access OFFERED FOR SALE by Expressions of Interest closing Thursday 24 September at 4:00pm (AEST).
To learn more about this investment opportunity, arrange an inspection please contact Troy or Aaron.
Troy Sturgess 0432 701 600
troy.sturgess@raywhite.com
* Approximately
Aaron Canavan 0447 744 948
aaron.canavan@raywhite.com
Chris Massie 0412 490 840
chris.massie@raywhite.com
7-21 SKYREACH STREET, CABOOLTURE
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EXECUTIVE SUMMARY 7-21 Skyreach Street, Caboolture QLD 4510
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Legal Description
Lot 24 on Survey Plan 174220 (50535181) Lot 25 on Survey Plan 174220 (50535182)
Land Area
Lot 24 - 5,308m2* Lot 25 - 2,252m2* Total - 7,560m2*
Building Areas (NLA)
Office 446m² Workshop 821m² Wash Bay 100m² Total = 1,367m²
Site Cover
Approx. 18%
Contruction
Concrete tilt-panel with steel and aluminium roof; extensive concrete hardstand
Local Authority
Moreton Bay City Council
Zoning
Industry (General Industry)
Services
Connected to town water and sewer; power to site
Outgoings
100% outgoings recovery
WALE
4.6 Years*
Improvements
1,367m²* concrete tilt-panel (office / workshop / wash bay) plus extensive hardstand; - 18% site cover
Rent Net P/A
$370,526*
Method of Sale
Expressions of Interest — Closing Thursday 24 September at 4:00pm (AEST).
INFORMATION MEMORANDUM
* Approximately
THE INVESTMENT CASE The gap between passing rent and market rent is the opportunity, secured by a 20-year tenant and underpinned by the land. A genuinely passive, long-tenanted industrial investment with passing income below prevailing market evidence, offering secure income now and clear reversion later. Three forces make that work, and each answers a different question. 1. Reversion, why the income grows. The single tenancy returns $370,526 net P/A, with passing rent sitting materially below prevailing market evidence for comparable industrial accommodation and secure hardstand in this precinct. Buyers are acquiring rental reversion sitting behind a secure lease rather than a vacancy. As the lease matures toward its 2031 expiry, the income has a clear pathway toward market, rewarding investors who assess the asset on its long-term income potential and replacement cost rather than today’s initial yield. 2. Tenant security, why it’s safe. The property is fully leased on a net basis to Skyreach, a national equipment hire and elevated work platform business that has operated from this site for two decades, so established that the street carries the Skyreach name. This is Skyreach’s national head office within an eight-branch network, and the business forms part of the Nishio Group of Japan, one of the largest access and rental groups globally. The lease was reset on a fresh five-year term from April 2026, with a five-year option to 2036 and full outgoings recovery, genuinely passive, low-touch income. 3. Land and location, why it holds value. The holding spans 7,560m²* across two titles on a single plan, improved with only around 18% site cover. Buyers secure a large, securely-held industrial landbank in a tightly held Caboolture market, with dual access, full concrete hardstand and future flexibility across two lots. In one of South East Queensland’s fastest-growing corridors, land of this scale and function underpins value well beyond the current improvements. The market is moving in the same direction. The reversion thesis isn’t a standalone story, it runs with the sector. National prime industrial rents have passed $200 per square metre for the first time, on the back of severe supply shortages and land constraints, while new supply has fallen around 30% year-on-year to its lowest level in over four years and vacancy has compressed to 3.6%. Rising rents and scarce, hard-to-replace industrial land are exactly the conditions that convert a below-market lease into realised income growth, and that protect the value of a 7,560m²* holding in a corridor where quality stock rarely trades.
The full net income schedule, lease summary and independent rental evidence supporting the reversion are available in the due diligence data room.
7-21 SKYREACH STREET, CABOOLTURE
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4m wide easement
Office
Workbays
4-7 wide easement
Access 1.
7.
2.
8.
Test ramp ramp Test 4.5 xx 10 10 4.5
3.
9.
4.
10.
Carport class 10
5.
11.
6.
12.
9m sliding gate
Access
SKYREACH STREET
Wash Bay
13. 14. 15.
Covered car parks class 10
16. 17.
SITE PLAN
18. 19.
Diesel fuel storage tank
Security fence
INFORMATION MEMORANDUM
9m sliding gate
Access
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Loading ramps
ARTIST’S IMPRESSION ONLY: While every attempt has been made to ensure the accuracy of this floor plan all items are approximate and no responsibility is taken for any error, omission, or misstatement This plan is for illustrative purposes only and should only be used as such by any prospective purchaser.
7-21 SKYREACH STREET, CABOOLTURE
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THE TENANT A committed, two-decade occupier backed by one of the world’s largest rental groups Covenant is where this asset earns its “set-and-forget” description. The lease isn’t held by a tenant that treats the premises as interchangeable, it’s held by a business that has made this site the centre of its national operation for twenty years. THE BUSINESS This is a national equipment hire and elevated work platform (EWP) business, and one of the largest rental suppliers of access equipment and telehandlers on the East Coast of Australia. Founded in 1994, the company relocated to its purpose-built Caboolture head office in 2006, the facility being offered here. Its network runs the East Coast from Melbourne to Cairns, and this site anchors that eight-branch operation as the tenant’s national head office. The business has been here long enough that the street itself carries the name, the clearest signal there is of an occupier embedded in its premises. THE NISHIO GROUP — THE BACKING In 2016, they partnered with Nishio Rent All of Japan, which acquired a majority interest in the business. Nishio is one of the world’s largest equipment rental groups and among the largest operators in Japan, with a network of several hundred depots and operations spanning Japan, South East Asia and Australia. The group reported revenue of approximately ¥215 billion for the year to September 2025. For an investor, that group backing materially deepens the covenant standing behind the lease.
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INFORMATION MEMORANDUM
TENANCY SCHEDULE
FINANCIAL SUMMARY
PROPERTY
TENANT
ITEM
TENANT
Tenant
Skyreach Pty Ltd
Base Rental
$370,527
Land Area
7,560m2*
Recoverable Outgoings
$80,386
NLA
1,367m2*
Total Income
$450,913
Lease Term
5 years
Outgoings
$-80,386
Expiry
31/3/2031
Net Income
$370,527
Option
1x 5 years
Base Rent P/A
$370,527
Outgoings Portion
100%
Recoverable Outgoings
$80,386
MONTHLY
Tenant Paid
OUTGOINGS BREAKDOWN ANNUAL
Recoverable P/A
Insurance
$28,739
Air Conditioning
Y
Rates & Levies
$17,894
Fire Services
Y
Water & Sewerage
$10,203
Repairs & Maintenance
Y
Land Tax^
$23,550
Cleaning
Y
TOTAL OUTGOINGS
$80,386
Electricity
Y
Waste removal
Y
Gardening
Y
Pest Control
Y
^Assumes unimproved value of $1,650,000 as a single holding
7-21 SKYREACH STREET, CABOOLTURE
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LOCAL AMENITIES STORAGE CITY AMPOL
NISSAN
BRIBIE ISLAND ROAD
CAFE
SUBJECT PROPERTY
BRISBANE CBD 53 MINS*
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INFORMATION MEMORANDUM
* Outline & Locations Indicative Only
* Map & Location Indicative Only
M1 ON/OFF RAMPS MCDONALD’S
MAZDA
BRUCE HWY M1
SUBWAY
SUNSHINE COAST 44 MINS*
7-21 SKYREACH STREET, CABOOLTURE
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SUBJECT PROPERTY
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INFORMATION MEMORANDUM
* Map & Locations Indicative Only
WHY MORETON BAY? Caboolture sits within the Moreton Bay region, one of South East Queensland’s fastest-growing corridors, positioned between Brisbane to the south and the Sunshine Coast to the north. The property benefits from direct access to Bribie Island Road and the Bruce Highway, giving reach across Moreton Bay and into the Sunshine Coast labour market, and connecting the site to the wider SEQ freight and distribution network. A structurally supported growth corridor Waraba (Caboolture West) Priority Development Area Declared in August 2024 over almost 3,000 hectares immediately west of Caboolture, planned to deliver around 30,000 new homes and approximately 70,000 residents over coming decades, together with an estimated 17,000 local jobs across retail, industrial and commercial centres. The State Government has committed $100 million to enabling road, water and sewer infrastructure. Bruce Highway Western Alternative (BHWA) A new 60-kilometre north–south transport corridor designed to bypass the highly congested Bruce Highway between Elimbah and Bald Hills, in planning, that would further improve connectivity through this growth area. Regional economy The City of Moreton Bay targets a doubling of its economy toward $40 billion by 2040 and a regional population approaching 700,000, underpinned by sustained infrastructure investment and the broader 2032 Brisbane Olympic and Paralympic pipeline.
For an industrial holding of this scale, these are exactly the structural tailwinds, population, jobs and infrastructure that support both occupier demand and long-term land value.
INDUSTRIAL MARKET COMMENTARY South East Queensland industrial remains one of the most sought-after asset classes in the country. Brisbane industrial vacancy has held around or below the 4% equilibrium mark through early 2026 (approximately 3–4% on major agency measures), with the northern precinct, which captures Caboolture, tightening over the most recent quarter. Take-up has stayed strong: Brisbane recorded roughly 860,000m² of take-up across 2025, up materially year-on-year, with momentum carrying into 2026. Rents have grown consistently, with prime industrial net face rents now touching $200m², while high construction costs and scarce land continue to drive up replacement costs. Nationally, industrial transaction volumes surged above $4 billion in the June 2026 quarter, the strongest quarterly result since 2021, reflecting deep investor demand for well-leased industrial income.
“Rapidrental growth, low vacancies, high comparable replacement costs and rapid population expansion are the drivers that continue to give investors the confidence to jump at quality, securely-leased industrial assets in this region” –Ashley Rees –Senior Analyst RWC
7-21 SKYREACH STREET, CABOOLTURE
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INFORMATION MEMORANDUM
FUTURE FLEXIBILITY The combination of a large 7,560m²* landholding, two separate titles and low site cover of approximately 18% provides real long-term optionality. The scale of the land underpins value independent of the current improvements, while the two-lot configuration supports future flexibility, options that are held in reserve behind secure passing income rather than relied upon to justify the acquisition. TOWN PLANNING
The land is zoned General Industry under the City of Moreton Bay planning scheme, the primary zone for a broad range of industrial uses, from manufacturing and warehousing to transport, storage and service industries. The current equipment-hire, sales and service operation sits comfortably within the zone. Overlays are limited to minor service and access easements that do not impact the current function of the site. The 7,560m²* landholding across two titles, combined with low site cover, provides genuine long-term optionality for reconfiguration, expansion or staged use, subject to Council approval.
7-21 SKYREACH STREET, CABOOLTURE
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INFORMATION MEMORANDUM
7-21 SKYREACH STREET, CABOOLTURE
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* Render Indicative Only
SALES PROCESS OFFERS
7–21 Skyreach Street is offered for sale by Expressions of Interest, closing Thursday 24 Septemeber at 4:00pm (AEST).
Troy Sturgess 0432 701 600
troy.sturgess@raywhite.com
Expressions of Interest are invited on an unconditional or conditional basis and should be submitted in writing to the marketing agents. To allow offers to be assessed on a like-forlike basis, each submission should address: Purchase price (noting the sale as a Going Concern with no GST applicable) Deposit proposed on exchange of contracts Settlement period sought Due diligence or finance conditions, if any, and the time required Purchasing entity Any other terms material to the offer
Aaron Canavan 0447 744 948
aaron.canavan@raywhite.com
INSPECTIONS
The property is a fully operational business and the tenant’s national head office. To protect the tenant’s operations and confidentiality, all inspections are strictly by appointment through the appointed agents DUE DILIGENCE PACKAGE
A comprehensive due diligence package is available to qualified parties via a secure data room, released on registration of interest.
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INFORMATION MEMORANDUM
Chris Massie 0412 490 840
chris.massie@raywhite.com
* Outline & Locations Indicative Only
DISCLAIMER RWC The information contained in this Information Memorandum and any other verbal or written information given in respect of the property (“Information”) is provided to the recipient (“you”) on the following conditions: 1. Moreton Commercial Property Group Pty Ltd trading as Ray White Northern Corridor Moreton Bay and or any of its officers, employees or consultants (“we, us”) make no representation, warranty or guarantee, that the Information, whether or not in writing, is complete, accurate or balanced. Some information has been obtained from third parties and has not been independently verified. Accordingly, no warranty, representation or undertaking, whether express or implied, is made and no responsibility is accepted by us as to the accuracy of any part of this, or any further information supplied by or on our behalf, whether orally or in writing. 2. All visual images (including but not limited to plans, photographs, specifications, artist impressions) are indicative only and are subject to change. Any measurement noted is indicative and not to scale. All outlines on photographs are indicative only. 3. The Information does not constitute, and should not be considered as, a recommendation in relation to the purchase of the property or a solicitation or offer to sell the property or a contract of sale for the property. 4. You should satisfy yourself as to the accuracy and completeness of the Information through your own inspections, surveys, enquiries, and searches by your own independent consultants, and we recommend that you obtain independent legal, financial and taxation advice. This includes as to whether any listing price is inclusive or exclusive of GST. 5. We are not valuers and make no comment as to value. “Sold/ leased” designations show only that stock is “currently not available” – not that the property is contracted/ settled. If you require a valuation we recommend that you obtain advice from a registered valuer.
6. The Information does not and will not form part of any contract of sale for the property. If an interested party makes an offer or signs a contract for the property, the only information, representations and warranties upon which you will be entitled to rely will be as expressly set out in such a contract. 7. Interested parties will be responsible for meeting their own costs of participating in the sale process for the property. We will not be liable to compensate any intending purchasers for any costs or expenses incurred in reviewing, investigating or analysing any Information. 8. We will not be liable to you (to the full extent permitted by law) for any liabilities, costs or expenses incurred in connection with the Information or subsequent sale of the property whatsoever, whether the loss or damage arises in connection with any negligence, default or lack of care on our part. 9. No person is authorised to give information other than the Information in this Information Memorandum or in another brochure or document authorised by us. Any statement or representation by an officer, agent, supplier, customer, relative or employee of the vendor will not be binding on the vendor or us. 10. To the extent that any of the above paragraphs may be construed as being a contravention of any law of the State or the Commonwealth, such paragraphs should be read down, severed or both as the case may require and the remaining paragraphs shall continue to have full force and effect. 11. You may not discuss the Information or the proposed sale of the property with the vendors or with any agent, friend, associate or relative of the vendor or any other person connected with the vendor without our prior written consent. We accept no responsibility or liability to any other party who might use or rely upon this report in whole or part of its contents. 12. The Information must not be reproduced, transmitted or otherwise made available to any other person without our prior written consent.
7-21 SKYREACH STREET, CABOOLTURE
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SET-AND-FORGET INDUSTRIAL INVESTMENT 7,560M2* | NATIONAL TENANT
Troy Sturgess 0432 701 600
troy.sturgess@raywhite.com
Aaron Canavan 0447 744 948
aaron.canavan@raywhite.com
Chris Massie 0412 490 840
chris.massie@raywhite.com
INFORMATION MEMORANDUM 7-21 SKYREACH STREET, CABOOLTURE
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