North Shore Medical Centre
50-52 North Shore Boulevard
Burdell, Queensland
Contents
Page 04 Introduction
Page 07 Investment Highlights
Page 08 Executive Summary
Page 10 The Healthcare Market
Page 12 Tenant Descriptions
Page 14 Financials
Page 16 Tenancy Plan
Page 19 Location
Page 22 Improvements
Page 24 Site Particulars
Page 26 Sale Process
Introduction
Knight Frank and Baldi Commercial are proud to exclusively present for sale the North Shore Medical Centre, a rare opportunity to secure a non-cyclical healthcare real estate investment. North Shore Medical Centre is a high-quality purpose-built facility providing a full suite of medical services including General Practice, Pathology, X Ray, Dental, Physiotherapy, Chiropractic, Occupational Therapy and Veterinary Services. Located in one of Townsville’s key growth corridors and Master–Planned communities, the Centre is located amongst other amenities such as a Woolworths anchored Shopping Centre, Tavern (under construction), Ampol and 7-Eleven Service Stations, Bunnings, McDonalds, Hungry Jacks, Arcare Retirement Living, Townsville Grammar School, St Claire’s Catholic School, and Petit Early Learning Child Care. Leased to a range of medical tenants, the asset boasts a defensive income stream, strong WALE, and non-cyclical tenant covenant. This is an excellent opportunity to secure a high-end healthcare real estate investment.
Paul Dury Director, Head of Agency
Robert Baldi Managing Director Baldi Commercial 0419 675 838 robert@baldicommercial.com.au
Knight Frank 0448 476 006 paul.dury@au.knightfrank.com
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Investment Highlights
Healthcare Sector • Non-Cyclical Asset • Institutional appeal
• Defensive income streams • Non-discretionary spending • High Lease Renewal History
High Quality Tenants • Premium tenancy mix • over 50% of tenants are subsidiaries of ASX Listed Companies • over 65% of total leasing income protected by CPI based annual reviews. Strategic Location in Key Growth Corridor • Sole Dedicated Medical Centre in North Shore Master Planned Estate. • 20-year plan, Forecast 15,000 residents, 5,500 residential lots. • Only 40% complete - substantial future growth. Purpose-Built Healthcare Asset • Designed to meet the needs of Healthcare tenants and their clients. Long Term Proven Cashflow • Trading for over 10 years, secure established tenants with long term options, 4-year WALE with potential to improve.
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Executive Summary
Property Name
North Shore Medical Centre
Address
50-52 North Shore Boulevard, Burdell QLD 4818
Real Property Description LOT 1 SP211569 Site Area 6,664 sqm* NLA 2,096 sqm* Tenants
North Shore General Practice Sports Med NQ Physiotherapy QML Pathology KO Chiropractic Services
1300 Smiles Dental Queensland X Ray Apricus Health Tropical Vets
Car Parking
106 car parks
NET Income
$1,004,747 per annum (fully let basis)
WALE
4 years (by income as at 1st Nov 22)
Brief Description
50-52 North Shore Boulevard Burdell known as North Shore Medical Centre provides nine tenancies over 2096m2(approx) Net Lettable Area. A purpose-built single storey low maintenance facility. Leased to a high-quality mix of medical tenants including North Shore GPs. Qld X Ray, 1300 Smiles Dental, QML Pathology plus further allied health professionals. A highly visible and accessible corner site on the main arterial road servicing the estate. Strategically located in Burdell, approximately 13km North-West of the Townsville CBD. The Centre features prominently in the commercial epicentre of Stockland’s North Shore 20 year Master Planned Community servicing a current population of over 6,000 residents and a projected population of 15,000 once completed. Offered for Sale via Expressions of Interest closing Thursday, 3rd November 2022 at 4.00pm (AEST).
Location Overview
Sale Method
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The Healthcare Market
Comprises 7.4% of Australia’s GDP and Forecast Growth of 4.7%pa over the next decade, almost twice the 2.5% National GDP forecast growth rate.
(Source: Australian Institute of Health and Welfare).
Heathcare Drivers • Increased Healthcare Expenditure exceeding GDP Growth • Growing of Private Health Insurance Uptake • Ageing Population • A generation of affluent “Baby Boomers” entering retirement phase. Employment • Healthcare Sector Employment Growth is expected to more than double the overall anticipated employment growth for all sectors combined over the next decade (Deloitte Access Economics) Healthcare Investment Performance • Healthcare returns exceeded office and retail over past 5 and 10-year periods. • Annual Returns in 2021 – all time high of 24.9%. • Lower Rate of volatility versus other sectors – particularly in downturns. • COVID-19 showed that Healthcare Sector maintained acceptable returns despite uncertainty in other sectors. • Healthcare yields currently at historical lows. • Growing appetite for investors entering this sector.
Total returns by sector (2007 to 2021)
35 30 25 20 15 10 5 0 -5
-10 -15
Healthcare
Retail
Office
Industrial
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Tenant Descriptions
Apricus Health – 6 North Qld Locations Formerly operating as Helping Hands and Access Therapy Services, Apricus Health create a more robust and holistic allied health service for clients with six locations. They are proudly local, having provided therapy services to Townsville and North Queensland for a combined 25 years.
QML Pathology – Over 600 locations across Qld QML Pathology is one of Australia’s leading comprehensive clinical laboratory and pathology services. Based in Queensland for more than 90 years, they operate one of the largest, purpose-built laboratories in the southern hemisphere, dedicated to meeting the needs of Queensland doctors and their patients. QML Pathology is part of the broader Healius Pathology Pty Ltd network of specialist pathologist practices. As such, QML Pathology has the governance and support infrastructure that comes with being part of a Top 100 ASX publicly listed entity.
North Shore General Practice - Over 12 GPs on the roster
1300 Smiles Dental – 34 Locations in Qld and NSW
North Shore General Practice has been caring for the Northern Beaches Community since it opened a clinic in Deeragun in 1985. It has grown with the region, evolving into a multi-clinician team-based practice that includes primary care nurses, social workers, GP’s, and psychologists. The Practice has operated at its current location since 2012.
1300 Smiles began over 20 years ago in the North Qld rural towns of Home Hill and Ayr. The company has since grown, stretching across the east coast of Australia. Recently 1300 Smiles was acquired by the Abano Healthcare Group Limited.
KO Chiropractic Services – Over 10 years at this location
Formerly know as Northern Beaches Chiropractic Services, a foundation tenant of North Shore Medical Centre since 2012 providing chiropractic services to the Northern Beaches community for over 10 years from this location.
Sports Med NQ – 4 locations in Townsville SportsMed NQ have been a foundation tenant at North Shore since the centre was established in 2012. They operate four clinics in the Townsville area and offer expert Physiotherapy services, Exercise Physiology, Remedial Massage, Clinical Pilates, and Hydrotherapy. They are part of the Allsports Physiotherapy Group within the Bodies and Minds division of ASX Listed Healthia Limited. The Healthia “Bodies and Minds” division alone has 72 locations within Qld and a total of 142 locations around Australia.
Queensland X-Ray is one of the largest and longest-standing radiology businesses in Queensland. They work alongside a team of Radiologists who oversee the local management of 50+ practices, ensuring a personalised, thoughtful, caring and highly specialised service is continuously delivered. Backed by Sonic Healthcare, an ASX top-40 listed company, they can ensure technology and equipment is state-of-the-art and systems and processes always protect the privacy of their patients.
Tropical Vets – 9 Nth Qld Clinics Tropical Vets now includes 29 veterinarians and over 40 nurses and support staff. As animals don’t observe office hours, the business offers a 24-hour Emergency Service from their main surgeries at Innisfail, Tully, Ingham, North Shore Townsville, Ayr & Atherton. All the full-time clinics are equipped with in-house blood pathology machines, digital x-ray machines, ultrasounds, endoscopy units and specialised dental equipment so throughout the Tropical North they offer the highest quality services to local communities.
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The Financials
Tenancy Schedule
Years Remaining From 01.11.22
Original Lease Commencement Date
Tenancy
NLA (M2)
Annual Net Rent
Annual Net Rent/M2
Lease Expiry
Reviews
Lease Term
1
North Shore General Practice
521
$297,345.60
$570.72
30.04.27
>CPI OR 3.5%
4.5
01.05.12
10+5+5
2
Sports Med NQ Physiotherapy
156
$74,505.61
$477.60
30.04.27
3.00%
4.5
01.05.12
5+5+5
3
QML Pathology
86
$68,118.24
$792.07
30.04.27
>CPI OR 3.0%
4.5
01.05.12
5+5+5
4
KO Chiropractic Services
133
$53,200.00
$400.00
31.07.27
>CPI OR 4.0%
4.75
01.08.22
5+5
5
1300 Smiles Dental
220
$110,163.24
$500.74
30.04.27
CPI
4.5
01.05.12
5+5+5
6
Queensland X Ray
300
$138,959.10
$463.20
31.05.27
3.50%
4.58
01.03.17
5+5+5
7
Apricus Health
114
$41,040.00
$360.00
30.11.27
>CPI OR 2.5%
5.08
01.12.21
6+5+5
8
Tropical Vets
250
$95,014.92
$380.06
08.01.27
3.50%
4.19
09.01.17
10+5+5
9
Vacant
316
$126,400.00
$400.00
0
0
0
A
Fully Let Income
2096
$1,004,746.71
$479.36
WALE
4.0
Outgoings Summary 2021/22 Actuals
A. Statutory Outgoings
$
$PSM
Rates - General, Water And Sewer
$54,985.65
$26.23
Land Tax
$19,300.00
$9.21
Sub Total Statutory Charges
$74,285.65
$35.44
B. Non Statutory Outgoings Insurance
$17,314.48
$8.26
Common Area Cleaning
$13,581.01
$6.48
Gardening
$3,454.00
$1.65
Garbage Removal
$12,701.20
$6.06
Property Management
$38,160.00
$18.21
Common Electricity
$3,372.64
$1.61
Fire Protection
$1,717.00
$0.82
Pest Control
$1,069.20
$0.51
Repairs And Maintenance
$3,184.06
$1.52
Sub Total Non Statutory Outgoings
$94,553.59
$45.11
Total Outgoings
$168,839.24
$80.55
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Tenancy Plan
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Location North Shore Medical Centre services the growing northern beaches catchment area and beyond.
Northern Beaches Leisure Centre
North Shore Medical Centre
Hungry Jacks 7-Eleven
Bunnings
McDonalds
Petit Early Learning Centre
Arcare Aged Care
North Shore Tavern Under Construction
St Clare’s Catholic School
Woolworths North Shore Marketplace
Townsville Grammar School
Ampol Foodary
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North Shore Master Planned Community
• Developed by Stockland commencing in 2008 • UDIA awarded 2015 Qld’s best Master planned Community • North Queensland’s largest master planned community • 5,500 allotments, Shopping Centre, Tavern, Medical Centre, Commercial Sites, Sporting Facilities, 40Ha recreational space, retirement village, childcare centres, private and state schools. • Ultimately the community will house 15,000 people • North Shore State School opened in 2018 and expanded in 2020.
N
Bushland Beach
Bohle River
North Shore Boulevard
Townsville CBD
Riverway
Lavarack Barracks
James Cook University
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Site Improvements
North Shore Medical Centre is a modern single storey complex purpose built to a high standard with 2096m2 of Net Lettable Area and 106 at-grade car spaces. Stage One was completed in 2012 and Stage Two in 2017.
Construction
Footings
Reinforced Concrete
External Walls
Masonry Block / Steel Framed CFC Commercial Aluminium Windows and Doors Painted Plasterboard attached to metal partitions
Windows and doors
Internal Walls
Ceilings
Suspended Acoustic Tile
Roof
Colorbond Metal Deck
Car Parking
Asphalt and Concrete surfaced; line marked.
Internal FInishes Each tenancy has been fitted by the tenant to meet its own specific need. Generally, floor coverings are commercial grade carpet and vinyl, painted plasterboard walls and suspended ceiling with acoustic tiles and recessed fluorescent/LED lighting. The common amenities have tiled floors, painted, and tiled walls and suspended acoustic ceiling tiles.
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Site Particulars
Summary of Title Address
Planning
The Land
50-52 North Shore Boulevard Qld 4818
Topography Level, rectangular allotment, corner site. Street Frontages(approx.) North Shore Boulevard 55 metres
Local Government Area
Townsville City Council
Planning Instrument
Townsville City Plan 2014
Real Property Description Lot 1 SP211569 Local Authority
Zoning
Emerging Community Zone
Townsville City Council
Zone Purpose
Medical
Tenure Type
Freehold
Main Street 127 metres Erskine Place 57 metres
Precinct
North Shore Master Plan
Total Site Area
6664m2
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Sale Process
This Information Memorandum has been prepared by Knight Frank and Baldi Commercial on behalf of the vendor. Its purpose is to provide information in relation to the Property and the investment opportunity that is available. It is produced solely as a general guide for interested parties. It does not constitute valuation advice or an offer. Due Diligence The due diligence process will include access to additional information concerning the property. Potential purchasers will be provided with access to a due diligence data room which will contain additional detailed due diligence information on the property. Data room access will be provided at the discretion of the Agents.
Sale Process The property is for sale by Expressions of Interest closing Thursday 3rd November 2022 at 4.00pm.
Exclusive Marketing Agents For more information, please contact the exclusive marketing agents:
Paul Dury Director, Head of Agency
Robert Baldi Managing Director Baldi Commercial 0419 675 838 robert@baldicommercial.com.au
Knight Frank 0448 476 006 paul.dury@au.knightfrank.com
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