Smithfield, Queensland
Caretaking Only | Accommodation Module | Strong Upside from External Letting Pool
$320k - 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: $320k - 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. Caretaking-only business model, no rentals to manage, low operational intensity and minimal staffing required.
2. Price $320,000 for caretaking-only, with predictable net profit and body corporate salary of $63,138 p.a. (plus GST).
3. Accommodation Module in place, 25-year agreement term with approximately 20 years remaining, providing long-term tenure and finance-friendly structure.
4. 28 one-bedroom apartments in the complex, a compact, single-bedroom product suited to singles, workers and transient residents.
5. Approximately 18 units currently externally managed, representing a clear, tangible pathway to build a letting portfolio and add scalable income.
6. Conservative estimate of additional letting income of about $28,000+ p.a., creating a hybrid model of secure salary plus optional letting revenue.
7. Located in Far North Queensland near Cairns, an area cited as having proven demand for affordable smaller-format accommodation.
8. 10 owner-occupier units, indicating a mixed-occupancy complex and potential stability in resident mix.
9. Suited to first-time management rights buyers, semi-retired operators, bolt-on acquisitions for existing operators, or investors seeking salary plus upside.
10. Low-maintenance, lifestyle-friendly opportunity, enabling operators to choose simplicity now and gradually increase operational involvement to realise upside.
11. Well-established complex with latent letting potential, making upside realistic rather than speculative.
