Cairns, Queensland
Possibly the Best Management Rights Deal Ever 42% ROI
$995,000
Business Description
If you’ve been considering your first step into management rights, this opportunity deserves your attention. The Cairns Reef Apartments & Motel offers an affordable, proven, and easy-to-understand entry into the sector, with strong income and manageable operations.
Offered at $995,000, the business delivers an impressive return on investment, providing immediate cash flow and financial confidence for new buyers. Importantly, the multiplier is only 2.6x, well below typical market levels, reducing risk and making this an excellent value entry point for first-time operators.
A major advantage for new management rights buyers is the low real estate buy-in. The manager’s residence is priced at just $195,000 and comprises a one-bedroom, one-bathroom apartment with an adjacent office. This provides comfortable on-site living and direct control over the business, without the high capital commitment often associated with management rights purchases. Worthy of note, is that there is another manager's unit also available to purchase at $395,000.
The operation is well established and straightforward to manage, making it ideal for buyers without prior management rights experience. Systems are in place, the scale is manageable, and staffing requirements are reasonable, allowing owner-operators to learn the business without being overwhelmed. The business is currently trading well and benefits from Cairns’ consistent tourism demand, including reef visitors, holidaymakers, and corporate guests.
Cairns is a proven accommodation market with year-round demand, offering stability and confidence for new entrants. The motel’s location and established reputation support repeat bookings and steady occupancy, helping smooth seasonal fluctuations.
For buyers seeking lifestyle balance, this business offers the ability to live on site, eliminate commuting, and operate a business that does not require excessive hours or complex administration. It is an ideal platform to build experience, grow confidence, and establish a long-term presence in the management rights industry.
With a total purchase price of $995,000, real estate at just $500,000, and a very low multiplier, this represents one of the most compelling first-time management rights opportunities currently available in Cairns.
Inspection is highly recommended. Affordable, high-return entry-level management rights opportunities of this quality are increasingly rare.
Simply put, this is a high-yield management rights business at an entry level price, located in one of Queensland’s most resilient tourism destinations.
this management rights business represents a compelling combination of affordability, income, and lifestyle. Opportunities at this price point with such a favourable multiplier are increasingly rare in the Cairns market.
This is an ideal acquisition for owner-operators seeking a profitable business with genuine upside, or for investors looking to enter the management rights sector at a sensible and sustainable level.
Other advantages include:
Budget friendly well managed stable business with attractive easily maintained grounds.
Great flexibility of room type. The fifteen apartments in the letting pool are dual key, providing 30 keys.
Good wholesaler networks in place and high volume of longer term corporate clients.
Located on the Bruce Highway, this excellent, well built property was opened in the 1990’s and comprises 3 buildings, a salt water pool, tennis court, secure parking, also complemented by shady gazebo and BBQ area.
Managers pet is okay.
Motivated vendors of seventeen years, are ready to retire, indicating potential for a timely sale.
Opportunities abound in this property which is currently showing 42% plus return on the business Investment and a low market business multiplier of 2.6 x the net profit.
Long accommodation agreement originally 25 years with 24 years remaining, providing tenure certainty for ongoing operations.
Manager remuneration / body corporate salary $70,517 including GST with CPI annual review.
Inspection is highly recommended. Opportunities offering this level of value, return, and entry affordability, do not last long.
Contact Calvin today for further information and to arrange your inspection.
Location
Business Summary
Business Snapshot
Price: $995,000
Net Profit: $188,951 Remuneration / Body Corp Salary: $70,517Business Value: $495,000Body corp salary review: CPI Annually
Managers Unit
Value of Managers Apartment: $195,000Bedrooms: 1Bathrooms: 1Car Spaces: 1Office: On TitlePets OK: YesManagers apartment is a 1 bedroom 1 bathroom lower floor unit with kitchen and living area. Also included is the adjacent office.
Complex Information
Complex Type: HolidayTotal Units in Complex: 30Total Units in Letting Pool: 15Owner Occupy Units: 13Manager Units: 2Agreement Module: AccommodationAgreement Term: 25 yearsAgreement Term Remaining: 24 yearsPool: YesTennis Court: YesBBQ Area: YesWIFI: Yes
Key Investment Insights
1. Listed price $995,000, with business value $495,000 and real estate component about $500,000, presenting a low capital entry point.
2. Reported net profit $188,951, yielding an advertised return on investment of 42%.
3. Very low business multiplier of 2.6x, described as well below typical market levels, reducing acquisition risk.
4. Long accommodation agreement originally 25 years, with 24 years remaining, providing tenure certainty.
5. Manager remuneration/body corporate salary $70,517 including GST, with CPI annual reviews.
6. Manager’s residence offered at $195,000, one bedroom one bathroom with adjacent office, on-title, pets allowed; second manager unit also available at $395,000.
7. Fifteen apartments in the letting pool are dual-key, effectively providing 30 letting keys and flexibility of room types.
8. Established, straightforward operations with systems in place, manageable scale, and reasonable staffing requirements, suitable for first-time management rights operators.
9. Strong location appeal in Cairns, year-round tourism demand including reef visitors, holidaymakers and corporate clients, supporting steady occupancy and repeat bookings.
10. Existing wholesaler networks and a high volume of longer-term corporate clients, supporting stable revenue streams.
11. Property amenities include three buildings, salt-water pool, tennis court, secure parking, shady gazebo and BBQ area, and onsite WIFI.
12. Motivated long-term vendors of 17 years ready to retire, indicating potential for a timely sale.
Management Rights Multiplier: 4.23
ROI Estimate: 18.99%
