Rethink Investing

Industrial | 5-7 Racecourse Road Beaufort 3373 VIC Australia

Key Information

Asset Class:	Industrial

Price:	$ 1900000
Net Yield:	6.40 %
Net Yield - including solar strategy:	%
Property Market Status:

Introduction

Exceptional Tenant Security | Strong 6.4% Yield | Sizeable Landholding with Future Potential This high-yielding industrial asset presents an outstanding opportunity to secure stable, long-term income backed by Big River Industries Ltd (ASX: BRI), a well-established and nationally recognised tenant. With a net lease structure where all outgoings are fully recoverable, investors benefit from minimal ownership costs and annual CPI rent increases, ensuring consistent income growth. Strategically positioned 50km west of Ballarat and 170km from Melbourne, this large 29,470 sqm industrial landholding offers not just a secure income stream but also long-term capital growth opportunities. The Industrial 1 Zoning (IN1Z) and expansive site layout allow for future development, expansion, or potential subdivision, making this a versatile investment with upside potential. With a strong 6.4% net yield, a national tenant on a secure lease, and substantial landbanking potential, this property is a highly attractive, low-risk industrial investment with multiple avenues for future growth.

Background Information

How old is the asset?

Vendor's reason for selling?

Cashing Out

Days property been on market?

Is this property strata titled?

Are the seller and tenant related parties?

How long has the current tenant been on site?

N/A

How long has the tenant been in business?

116

Years

Is this property in a flood zone?

Yes

Is this lease a leaseback arrangement?

Additional Information File

Location on Map

A Blend of Heritage, Industry & Future Growth

Beaufort is a charming and historic township in Victoria’s Pyrenees region, known for its rich agricultural heritage, close-knit community, and growing economic opportunities. Positioned 50km west of Ballarat and 170km from Melbourne, it serves as a key regional centre along the Western Highway, a major freight and logistics route connecting Melbourne to Adelaide. Traditionally an agricultural heartland, Beaufort is renowned for livestock grazing, grain production, and viticulture, while also benefiting from strong investment in infrastructure, manufacturing, and regional tourism. Its blend of rural charm and modern industry makes it an attractive destination for business, industry, and long-term investment. Key Infrastructure Developments Driving Growth 🚧 $50M Beaufort Bypass Project – A new 11km dual carriageway to improve transport flow, heavy vehicle access, and road safety 🚧 Western Highway Duplication – Ongoing upgrades between Beaufort and Buangor to enhance freight and logistics efficiency Why Invest in Beaufort? ✅ Strategic Transport Links – Direct access to Melbourne, Ballarat, and regional Victoria via the Western Highway ✅ Proximity to Ballarat – Just 30 minutes from Victoria’s third-largest city, providing a skilled workforce and thriving business ecosystem ✅ Diverse & Resilient Economy – A key hub for agriculture, manufacturing, logistics, and tourism, ensuring sustained growth ✅ Rising Industrial Demand – Infrastructure investment and affordability are increasing regional industrial appeal

Additional Location Information File

Tenant Information

A National Leader in Timber & Building Products Big River Industries Ltd (ASX: BRI) is a leading Australian manufacturer and distributor of timber and building products, supplying to the construction, commercial, and industrial sectors nationwide. With over 100 years of industry experience, the company has built a strong reputation for high-quality products, reliability, and extensive distribution networks. Founded in 1909 and headquartered in Grafton, New South Wales, Big River Industries operates nationwide, with multiple manufacturing and distribution centres servicing key markets. As a publicly listed company (ASX: BRI), it maintains a strong financial standing, ensuring long-term stability as a tenant. The company supplies a diverse range of building materials, including timber, panels, formwork, and flooring, catering to construction, industrial, and infrastructure projects across Australia. Key Strengths & Market Position ✅ ASX-Listed & Established Track Record – Publicly traded with a strong financial history ✅ National Presence – Operates across Australia with multiple manufacturing and distribution centres ✅ Diverse Product Range – Supplies timber, panels, formwork, flooring, and other building materials ✅ Strong Construction & Industrial Demand – Well-positioned in high-growth sectors, ensuring long-term stability ✅ Over 100 Years of Experience – Trusted supplier with a reputation for quality, consistency, and reliability With a secure, ASX-listed tenant, strong national presence, and diversified revenue streams, Big River Industries provides long-term investment certainty, making this property a highly secure, low-risk opportunity.

Additional Tenant Information File

Financial Overview

Initial Term:

Security:

Security Info:

Additional Financial Information File

Special Conditions (if any)

Initial Term:

Security:

Security Info:

Rental Comparison

Offer To Purchase

Offer To Purchase:

1900000

Initial Deposit:

95000

Due Diligence:

days

Finance:

days

Settlement:

days

Download Write Up PDF

View Your Estimated Rental Yield

Disclaimer: The depreciation figures provided are based on specific circumstances and may not accurately reflect your current financial situation. These figures are intended for informational purposes only and should not be construed as financial or tax advice. Individual financial situations can vary widely, and the applicability of these figures to your personal circumstances may differ. It is strongly recommended that you consult with your usual taxation adviser or a qualified financial professional/accountant to verify this information and obtain personalised advice tailored to your specific financial situation. Neither the provider of this information nor any of its affiliates shall be held liable for any decisions made based on this information without proper consultation with a professional adviser.

Key Highlights

✅ Secure ASX-Listed Tenant – Big River Industries Ltd is a major national player in timber and building products ✅ High Net Yield of 6.4% – Strong return on investment with CPI-based rental growth ✅ Industrial Zoning (IN1Z) – Allows for a broad range of industrial and logistics uses ✅ Fully Recoverable Outgoings – Minimizing landlord costs and ensuring stable cash flow ✅ Strategic Location – Close proximity to Ballarat, Ararat and Melbourne, ensuring long-term industrial demand ✅ Sustainability Feature – 63kW solar system reduces operational costs, enhancing asset efficiency ✅ Future Development Potential – Large landholding provides opportunities for expansion, subdivision, or higher-value industrial use ✅ 50% Stamp Duty Concession for regional Victoria – Potential upfront saving of $50,000 Financial Metrics Sale Price: $1,900,000 Rent / Net (excl. prop management): $128,417.76 / $121,354.76 Net Yield: 6.4% (Property management of $7063 is currently not being recovered from the tenant but the lease states it as being recoverable - If it would be recovered it would bring the yield up to 6.76%) Rent per sqm (on NLA): $54/sqm Purchase Price per sqm (on NLA): $792/sqm Purchase Price per sqm (on Land Area): $74/sqm Property Overview Zoning: Industrial 1 (IN1Z) Land Area: 29,470 sqm (~7.28 acres) Building Area (NLA - Net Lettable Area): 2,400 sqm Frontage: Over 350m - Dual street frontage Improvements: Two factory buildings (1,500 sqm & 900 sqm) Clear span warehouse with high clearance Sliding doors for easy access 63kW rooftop solar system Generous hardstand area for vehicle movement Dual driveway entrances Landbanking & Development Potential Significant Landholding: Large site provides flexibility for future expansion or subdivision Underutilised Land: Existing improvements occupy a fraction of the total land area, allowing for additional industrial development or repurposing Growing Demand: Industrial land supply in regional Victoria is tightening, positioning the property well for long-term capital growth Subdivision Opportunity: Potential to subdivide and develop additional warehouses, subject to council approval

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How old is the asset?

Vendor's reason for selling?

Days property been on market?

Is this property strata titled?

Are the seller and tenant related parties?

How long has the current tenant been on site?

How long has the tenant been in business?

Is this property in a flood zone?

Is this lease a leaseback arrangement?

Initial Term:

Security:

Security Info:

Initial Term:

Security:

Security Info:

Offer To Purchase:

Initial Deposit:

Due Diligence:

Finance:

Settlement:

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