 Asset Class: | Industrial |
 Price: | $ 1250000 |
 Net Yield: | 7.72 % |
Net Yield - including solar strategy: | % |
 Property Market Status: | Off Market |
<b>High-Yielding Agribusiness Investment with established Tenants</b><br><br>90-98 Montgomery Street, Skipton offers a rare opportunity to secure a high-yielding, fully tenanted industrial asset in Victoria’s thriving agribusiness sector. Anchored by two national industry leaders, <b>Nutrien Ag Solutions and Fox & Lillie</b>, this property provides long-term income security with fixed rental growth. Strategically positioned on the Glenelg Highway, just 45 minutes from Ballarat, the site offers direct access to key agricultural markets and transport networks, making it an ideal logistics hub for regional operators. With net lease agreements, minimal landlord responsibilities, and a large 10,116 sqm landholding, this is a low-risk, high-return investment.
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While Skipton itself is a small regional town with a population of 609 (2021 Census), it sits within Victoria’s Western District, a region renowned for its agriculture, particularly wool production, livestock grazing, and cropping. The area's fertile land and favorable climate make it one of Australia’s most productive farming regions, supporting agribusinesses, wool exporters, and grain producers.<br><br><b>Strategic Positioning for Agribusiness & Logistics</b><br>90-98 Montgomery Street is ideally located on the Glenelg Highway (B160), a major transport route linking Ballarat, western Victoria, and South Australia. This prime highway frontage provides high visibility and seamless access for freight, logistics, and agricultural services, making it an ideal location for rural suppliers like Nutrien and Fox & Lillie.<br><br><b>Proximity to Major Regional & Economic Hubs</b><br>Ballarat – (55 km east) – One of Victoria’s largest regional cities, providing logistics, workforce access, and agribusiness support services.<br>Melbourne – (160 km east) – A key export gateway via the Port of Melbourne, connecting regional agricultural products to national and international markets.<br><br>Economic Strength of the Region<br>The broader Western District contributes significantly to Victoria’s economy, particularly in livestock, wool, and cropping industries.<br>The Barwon South West region, which includes parts of the Western District, recorded a <b>Gross Regional Product (GRP) of $28 billion</b> in 2022, underscoring the economic strength of agriculture in the area.<br><br><b>Investment Advantage</b><br>Skipton’s strategic positioning, strong agricultural economy, and proximity to major transport routes make it an ideal location for agribusiness operators. With Ballarat and Melbourne within easy reach, the region offers long-term tenant demand and sustained economic growth, ensuring investment security and capital appreciation potential.
Additional Location Information File<b>Fox & Lillie Rural</b><br><br><b>A Leading Agribusiness with Over 75 Years of History</b><br><br>Fox & Lillie Rural is a well-established Australian agribusiness specializing in <span style="font-weight:normal;">wool broking, buying, livestock, and rural services</span>. With more than 70 employees across Australia, the company plays a vital role in the country’s agricultural supply chain, offering end-to-end solutions for wool growers, livestock producers, and rural businesses.<br><br><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;font-weight:bold;"><p style="list-style-position:inherit;list-style-type:inherit;display:inline;"><span style="color:rgb(51, 51, 51);padding-left:0px;font-style:normal;"><b>Established: 1948</b></span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="list-style-position:inherit;list-style-type:inherit;display:inline;"><span style="color:rgb(51, 51, 51);padding-left:0px;font-style:normal;"><b>National Presence:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"> Operations across Australia, including Victoria, New South Wales, and South Australia, with multiple wool buying stores and testing locations.</span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;font-weight:bold;"><p style="list-style-position:inherit;list-style-type:inherit;display:inline;"><span style="color:rgb(51, 51, 51);padding-left:0px;font-style:normal;"><b>Core Services:</b></span></p></li></ul><p style="list-style-position:inherit;list-style-type:inherit;"><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"><u>Wool Trading & Export:</u></span><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"> One of Australia’s top three buyers and exporters of wool, supplying greasy and processed wool to markets worldwide.</span></p><p style="list-style-position:inherit;list-style-type:inherit;"><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"><u>Wool Marketing Services:</u></span><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"> Works closely with Australian wool growers to provide tailored wool-marketing solutions, maximizing grower returns through direct marketing, auctions, and forward contracts.</span></p><p style="list-style-position:inherit;list-style-type:inherit;"><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"><u>Livestock Services: </u></span><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;">Supports the agricultural sector with livestock trading and advisory services, helping farmers improve stock quality and profitability.</span></p><p style="list-style-position:inherit;list-style-type:inherit;"><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"><u>Aquaculture & Seafood Trading:</u></span><span style="color:rgb(51, 51, 51);font-weight:normal;padding-left:0px;font-style:normal;"> Diversified investments in aquaculture, including abalone farming, and international seafood trading.</span></p><br><br><b>Nutrien Ag Solutions</b><br><br><b>A Global Leader in Agribusiness & Rural Services</b><br><br>Nutrien Ag Solutions is one of the world's largest agricultural service providers, delivering innovative solutions to farmers and agribusinesses across Australia. With a strong focus on sustainability, productivity, and rural support, Nutrien plays a critical role in helping Australian farmers maximize yields, manage risk, and grow profitable businesses.<br><br><b>Established:</b> 2018 (Merger of Landmark and Ruralco, with over 180 years of combined history)<br><br><b>National Presence:</b> Over <b>400 locations</b> across Australia, supporting rural communities with agronomic expertise, farm supplies, and financial solutions.<br><br><b>Core Services:</b><br><br><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="display:inline;"><span style="color:rgb(51, 51, 51);font-style:normal;"><b>Agronomy & Crop Solutions:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;font-style:normal;"> Providing expert advice and precision agriculture technology to optimize farm production.</span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="display:inline;"><span style="color:rgb(51, 51, 51);font-style:normal;"><b>Rural Merchandise & Farm Supplies:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;font-style:normal;"> Supplying essential products including seed, fertilizer, chemicals, animal health products, fencing, and irrigation systems.</span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="display:inline;"><span style="color:rgb(51, 51, 51);font-style:normal;"><b>Livestock & Wool Services:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;font-style:normal;"> One of Australia's largest livestock and wool marketers, facilitating auctions, private sales, and global trade.</span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="display:inline;"><span style="color:rgb(51, 51, 51);font-style:normal;"><b>Finance & Insurance:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;font-style:normal;"> Offering tailored rural finance and risk management solutions to support farming operations.</span></p></li></ul><br><ul style="list-style-type:disc;list-style-position:inside;padding-inline-start:20px;"><li style="list-style-image:none;"><p style="display:inline;"><span style="color:rgb(51, 51, 51);font-style:normal;"><b>Sustainability & Innovation:</b></span><span style="color:rgb(51, 51, 51);font-weight:normal;font-style:normal;"> Investing in cutting-edge agricultural research, digital farming tools, and sustainable practices to drive future farm success.</span></p></li></ul><br><br>With a deep-rooted commitment to supporting farmers and rural businesses, Nutrien Ag Solutions continues to shape the future of Australian agriculture.<br><br>Both companies could be considered competitors, but instead they have a longstanding business relationship that compliments each others ventures.
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Address | Total NLA | Rent $/m2 90-98 Montgomery Street, Skipton | 1779m2 | $54/m2 5-7 Racecourse Road, Beaufort | 2400m2 | 54/m2 Very limited comparables for the area.
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✅ <b>High-yielding rental returns with built-in growth</b><br><br><span style="color:rgb(51, 51, 51);">✅ </span><span style="color:rgb(51, 51, 51);"><b>Longterm commitments by both tenants on 5+5+5 year leases</b></span><br><br>✅ <b>Secure tenancy profile with essential industry leaders</b><br><br>✅ <b>Strategic location supporting agriculture sector</b><br><br>✅ <b>Large landholding with future value-add potential</b><br><br>✅ <b>Fully net leases ensuring minimal landlord costs</b><br><br><span style="color:rgb(51, 51, 51);">✅</span><span style="color:rgb(51, 51, 51);"><b> Recent refurbishment of the buildings showing commitment</b></span><br><br><span style="color:rgb(51, 51, 51);">✅</span><span style="color:rgb(51, 51, 51);"><b> This property potentially qualifies for Victoria's Regional Stamp Duty Concession - With an upfront saving of over $30,000 </b></span><br><br><br><b>Property Composition</b><br><br><b>Total Land Area: 10,116 sqm</b><br><b>Total NLA: 1,779 sqm</b><br>(Nutrien: 532 sqm, Fox & Lillie: 1,247 sqm) - Equal amount of exclusive land allocated<br><br><b>Gross Rental Income:</b><br>$102,500 per annum<br><br><b>Non-Recoverable Outgoings:</b><br>$6,000 p.a. (property management allowance)<br><br><b>Net Operating Income:</b><br>$96,500 p.a.<br><br>Plus works recovery: $55,304 p.a over 5 years (Total $239,657)<br><br><b>Yield Net:</b> 7.72%<br><b>Yield Net + work recovery: </b><span style="font-weight:normal;">12.14%</span><br><br><b>Price per sqm of Land:</b> $124 / sqm<br><b>Price per sqm of NLA:</b> $702 / sqm<br><br><b>Rent per sqm (NLA):</b> $54 / sqm<br>(Figures excluding exclusive hardstands)<br><br>Info on Work recoveries:<br><br>The landlord has completed works to the facility occupied by Nutrien. In the lease there is an agreement for the landlord to recover these costs over the first 5 year term. As at 1st of July 2025 there is a total of $239,657 still to recover.<br>(Annually: $55,304 / Monthly: $4,608)
