Limited Offer: 3 months free property management plus a complimentary depreciation schedule when you list with Gambit Property.
Get StartedResidential Management
Gambit Property delivers disciplined residential management across leasing, compliance, maintenance, and financial reporting. Our approach is proactive, transparent, and designed to reduce risk while improving long-term performance.
From tenant selection through to day-to-day oversight, we handle every stage with structured systems and responsive communication so landlords can invest with confidence.
Comprehensive reference checks, rental history verification, and affordability screening.
Timely rent collection with clear owner statements and transparent financial records.
Routine inspections to protect condition, identify issues early, and maintain standards.
Fast coordination with trusted contractors to resolve repairs efficiently and professionally.
We keep your property aligned with Victorian rental requirements, including:
Get an estimated weekly rent for your property based on comparable rentals within 1km radius.
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per week
* For estimation purposes only. Based on median rental data; comparable properties are indicative examples. For an accurate rental appraisal tailored to your property, please contact Gambit Property.
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per annum (net)
* For estimation purposes only. Commercial rents vary significantly by location, tenant, and lease terms. For accurate leasing advice, please contact Gambit Property.
Estimate first-year tax deductions on your investment property — capital works and plant & equipment.
Commercial Management: Office, Retail, Industrial and Mixed-Use solutions focused on stronger asset performance.
Get a QuoteCommercial Management
Gambit Property manages office, retail, industrial, and mixed-use assets with a commercial-first framework focused on lease quality, cash flow stability, and compliance.
Whether you hold a single asset or a multi-site portfolio, we deliver full-service management to reduce vacancy risk, optimise net income, and maintain operational control.
Structured lease strategy, rent reviews, renewals, and negotiation support.
Strong arrears controls, invoicing discipline, and cash flow tracking.
Budgeting, recovery reconciliation, and cost visibility across assets.
Maintenance programs and statutory compliance oversight.
We manage the full lease lifecycle — from marketing and tenant selection, to lease drafting, rent reviews, and renewals. Our team negotiates favourable terms including CPI/fixed increases, rent-free periods, make-good clauses, and option periods to protect landlord interests.
Commercial tenant selection is critical. We conduct financial analysis, business viability assessment, credit checks, guarantor verification, and reference checks to secure reliable, long-term tenants.
Timely rent collection with robust arrears procedures. We issue invoices, track payments, enforce late payment clauses, and initiate recovery action when required — ensuring your cash flow is protected.
For net lease structures, we prepare annual outgoings budgets, manage quarterly recovery from tenants, and reconcile at year-end. Outgoings typically include council rates, water rates, building insurance, land tax, common area maintenance, and management fees.
Proactive maintenance management including Essential Safety Measures (ESM) compliance, fire safety audits, HVAC servicing, lift maintenance, electrical testing, and building defect management. We coordinate with licensed contractors and ensure all statutory obligations are met.
Monthly owner statements, quarterly BAS-ready reports, and annual tax summaries. All funds held in statutory trust accounts. We provide detailed income/expenditure reporting, budget vs actual analysis, and capital expenditure tracking.
Multi-channel marketing including commercial portals (CommercialRealEstate.com.au, Realcommercial), signage, agent networks, and targeted outreach. We prepare marketing materials, conduct inspections, and negotiate heads of agreement to minimise vacancy.
The most common commercial structure. Tenant pays base rent plus outgoings (council rates, insurance, water, maintenance). Landlord receives net rent. Typical for office, retail, and industrial. Outgoings range $40–$80/sqm p.a. in Melbourne.
Tenant pays a single all-inclusive rent. Landlord covers outgoings from the gross amount. More common in shared/co-working spaces, smaller suites, and some medical tenancies. Simpler for tenants but landlord bears outgoing risk.
Base rent plus a percentage of the tenant's gross turnover above a threshold. Common in shopping centres and high-traffic retail. Aligns landlord returns with tenant performance. Requires turnover reporting and audit rights.
Long-term lease of land only (typically 20–99 years). Tenant builds and owns improvements. Common for petrol stations, fast food, and large developments. Rent reviews usually market-based or CPI every 5–10 years.
Melbourne's commercial property market continues to evolve post-pandemic, with distinct trends across sectors:
Office
CBD vacancy ~12%. A-grade $450–$750/sqm net. Suburban office growing in demand as hybrid work drives decentralisation. Quality refurbished stock in Cremorne, Richmond, and South Melbourne attracting strong rents. Tenant incentives 30–40% in CBD, 15–25% suburban.
Retail
Prime strips (Chapel St, Church St, High St Armadale) $400–$900/sqm. Neighbourhood retail resilient. F&B tenants dominate leasing demand. Landlords increasingly offering turnover-based rents or lower base with percentage component. Vacancy varies significantly by strip.
Industrial
Tightest sector — sub-2% vacancy across Melbourne. South-East $80–$140/sqm net. West $90–$150/sqm. E-commerce and last-mile logistics driving demand. Land scarcity pushing rents 8–12% p.a. growth. Strong rent review outcomes for landlords.
Typical Lease Terms: Commercial leases in Victoria typically run 3+3, 5+5, or 5+5+5 year terms. Annual rent increases of 3–4% fixed or CPI are standard. Security deposits of 3–6 months rent plus a bank guarantee are common. The Retail Leases Act 2003 (Vic) governs retail premises under 1,000 sqm with specific tenant protections.
Essential Safety Measures (ESM): Building owners must maintain an annual ESM report covering fire safety (sprinklers, alarms, extinguishers, exits), emergency lighting, exit signage, and mechanical ventilation. Non-compliance carries significant penalties under the Building Act 1993 (Vic).
Our team provides tailored commercial management solutions for landlords and investors across Melbourne.
Contact Gambit Property* Information sourced from publicly available market reports and industry data. For specific advice on your commercial property, please contact us for a tailored assessment.
Estimate the annual net rent for your commercial property based on type, size, location, and fit-out.
