Smithfield, Queensland
Caretaking Only | Accommodation Module | Strong Upside from External Letting Pool
$299k - Rare Caretaking Only
Business Description
Positioned in stunning Far North Queensland, Arcadia Gardens presents a rare opportunity to secure a low-maintenance, caretaking-only business with genuine income upside.
Clean caretaking-only opportunities—particularly those with latent letting potential—remain tightly held and highly sought after.
The Opportunity
Arcadia Gardens is a well-established unit complex comprising 28 one-bedroom apartments, operating under an Accommodation Module with a solid 20 years remaining.
With no rentals to manage, this is a true caretaking-only business—ideal for buyers seeking simplicity, lifestyle, and predictable income without the operational intensity of a full letting business.
However, the real story here is the embedded upside.
Approximately 18 units are currently externally managed, presenting a clear pathway for a new operator to organically build a letting portfolio over time.
Income Profile
• Body Corporate Salary: $63,138.33 + GST
• Potential Letting Income (External Pool):
Based on conservative rental assumptions:
≈ $28k+ p.a. additional income available to target
This creates a compelling hybrid income model:
• Secure, indexed salary
• Plus scalable letting income (optional, not essential)
Why It Stands Out
1. True Entry-Level Simplicity
- No letting pool means reduced workload, minimal staffing requirements, and straightforward operations.
2. Accommodation Module Security
- 20 years remaining provides long-term tenure and finance-friendly structure.
3. Proven Rental Demand
- Cairns continues to experience strong demand for affordable, smaller-format accommodation, particularly one-bedroom product catering to singles, workers, and transient residents.
4. Genuine Upside (Not Hypothetical)
- With ~18 externally managed units already in the complex, the pathway to building a letting pool is tangible—not speculative.
5. Lifestyle + Income Balance
- Perfectly suited to owner-operators seeking a manageable business with the flexibility to scale involvement over time.
Ideal Buyer
• First-time management rights buyer
• Semi-retired operator seeking stable income
• Existing operator looking for a bolt-on or low-intensity second business
• Investor wanting a “salary + upside” model without operational complexity
The Bottom Line
Opportunities like Arcadia Gardens sit in a high-demand niche of the market—affordable, easy-to-run caretaking businesses with clear future growth potential.
Secure the income today. Unlock the upside tomorrow.
** Ras360 Property Solutions – Specialists in Management Rights | Motels | Hotels | Pubs | Parks **
Business Summary
Business Snapshot
Price: $299k - Rare Caretaking Only
Net Profit: $63,138 Remuneration / Body Corp Salary: $63,138
Complex Information
Complex Type: PermanentTotal Units in Complex: 28Owner Occupy Units: 10Outside Agent Units: 18Agreement Term: 25 yearsAgreement Term Remaining: 20 years
Key Investment Insights
1. Price point $299k for a caretaking-only management rights business, low entry cost relative to full letting operations.
2. Guaranteed Body Corporate salary/remuneration of $63,138 per annum, providing secure, indexed income.
3. Accommodation Module in place with 20 years remaining on the agreement, offering long-term tenure and finance-friendly structure.
4. Complex comprises 28 one‑bedroom apartments, a product in proven demand in Cairns for singles, workers and transient residents.
5. Current model is true caretaking-only with no in-house rentals to manage, resulting in low operational complexity and minimal staffing need.
6. Approximately 18 units are externally managed, creating a tangible pathway to organically build a letting portfolio over time.
7. Conservative estimate of circa $28k+ p.a. additional letting income available, creating a hybrid salary plus scalable revenue model.
8. Owner‑occupy count of 10 units reduces immediate letting competition within the complex, while 18 outside agent units indicate market liquidity.
9. Agreement original term 25 years with 20 years remaining, confirming stability and predictable tenure length.
10. Suited to multiple buyer types, including first‑time management rights purchasers, semi‑retired operators, bolt‑on acquisitions and investors seeking low‑intensity income with upside potential.
