Cairns City, Queensland

Low real estate buy-in required, 2.6 x multiplier, 38% ROI

$690,000

Business Description

An outstanding opportunity exists to secure the management rights of this well-established and consistently performing accommodation business in one of Far North Queensland’s strongest tourism markets.

Offered at $690,000, this opportunity represents excellent value with a low multiplier of just 2.6x, making it particularly attractive to experienced operators and first-time buyers seeking strong returns with manageable entry costs.

The business delivers a solid return on investment, underpinned by a proven trading history and the ongoing demand driven by Cairns’ year-round tourism, reef activities, corporate travel, and domestic holiday market. The operation benefits from repeat clientele, streamlined systems, and a manageable scale that allows for an excellent lifestyle balance while maintaining strong profitability.

A standout feature of this offering is the exceptionally affordable real estate component, priced at only $195,000. The manager’s residence comprises a one-bedroom, one-bathroom apartment with an adjacent office, providing comfortable on-site living with immediate access to daily operations. This low real estate buy-in significantly reduces overall capital exposure while still offering the security and convenience of ownership.
The property is well-positioned, with easy access to key attractions, transport links, and the Cairns CBD. Its configuration and size allow for efficient management without the need for excessive staffing, helping to keep overheads low and margins healthy. The 15 apartments in the letting pool are dual key, providing 30 keys.

With a total purchase price of $690,000, a competitive multiplier, and a separate real estate value of only $195,000, 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.

Inspection is highly recommended.
Opportunities offering this level of value, return, and entry affordability do not last long.

Business Summary

Business Snapshot

Price: $690,000 Net Profit: $189,586 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 Title

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: 23 yearsPool: YesTennis Court: YesBBQ Area: YesWIFI: Yes

Marketing Agent

Calvin Bailey

Calvin Bailey Management Rights

Key Investment Insights

AI generated. Confirm details with the seller.

1. Established accommodation business offered at $690,000 with reported net profit of $190,490 and a 38% return on investment.
2. Low 2.6 times multiplier provides an affordable entry point for experienced operators or first time management rights buyers.
3. Separate manager’s apartment valued at $195,000 reduces the business component to $495,000 and limits overall real estate exposure.
4. The 15 dual key apartments in the letting pool provide 30 keys within a 28 unit holiday complex.
5. Two bedroom equivalent dual key configurations support efficient management across the letting pool.
6. On site one bedroom manager’s apartment includes an adjacent office and one car space, providing convenient operational access.
7. A 25 year accommodation agreement has 23 years remaining, supporting longer term operational continuity.
8. CPI annual reviews apply to the body corporate salary, providing a stated mechanism for remuneration adjustments.
9. The business benefits from streamlined systems, repeat clientele and a manageable scale designed for efficient owner operator management.
10. Cairns location provides access to the CBD, transport links, attractions, reef activities and established tourism demand.
11. Complex facilities include a pool, tennis court, BBQ area and Wi Fi.
12. The reported manageable staffing requirements may help control overheads while supporting a lifestyle oriented operation.

Management Rights Multiplier: 2.61
ROI Estimate: 27.48%