Smithfield, Queensland
Caretaking Only | Accommodation Module | Strong Upside from External Letting Pool
Under Contract / Offer
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: Under Contract / Offer
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 with minimal operational intensity, no rentals to manage, suitable for low-maintenance ownership.
2. Well-established complex of 28 one-bedroom apartments, offering a focused product mix for singles, workers and transient residents.
3. Accommodation Module/management agreement with 20 years remaining, providing long-term tenure and finance-friendly structure.
4. Guaranteed Body Corporate salary of $63,138.33 plus GST, representing the core secure income stream.
5. Clear, demonstrable upside from approximately 18 externally managed units, enabling organic build of an in-house letting pool.
6. Conservatively estimated additional letting income of about $28,000 per annum achievable, creating a tangible hybrid income model.
7. Hybrid income profile combines a secure, indexed salary with optional scalable letting revenue, buyer can choose level of involvement.
8. Owner-occupy mix of 10 units and 18 outside-agent units, indicating immediate upside potential without altering current operations.
9. Located in Far North Queensland/Cairns market with proven demand for affordable, smaller-format accommodation, supporting occupancy prospects.
10. Suits first-time management rights buyers, semi-retired operators, existing operators seeking a bolt-on, or investors wanting salary plus upside.
11. Low staffing requirements and straightforward operations reduce running costs and managerial complexity.
12. Listing status under contract/offer, indicating current buyer interest and market traction.
