Are You Feeling Stuck Trying To Figure Out Your Next Commercial Property Investment?
Unlock Your Next Commercial Property Move In 1 Session
I'm offering a limited number of 1-on-1 Strategy Sessions - built for commercial property investors who want a sharp, strategic roadmap based on real, on-the-ground insights.
No fluff. Just clear, tailored advice to help you make your next smart move with confidence.
In this session, you'll walk away with:
✅ A personalised investment brief based on your goals and challenges (cashflow, value-add, SMSF, etc.).
✅ Real market insights on where opportunities are hiding right now.
✅ A shortlist of next-step strategies you can act on immediately.
✅ A written summary emailed post-session.
➡️ Delivered via Zoom (recorded).
➡️ Limited to 5 sessions this month.
➡️ Includes follow-up Q&A via email for 10 days.
Who's This Is For
This session is for you if:
✅ You want expert insight before making a commercial property decision.
✅ You're sitting on capital (or SMSF funds) and want clarity.
✅ You've been researching deals, but nothing feels right.
✅ You're time-poor and need direct, no-BS advice from the best in the industry.
Why Book Now?
I only offer 5 sessions this month to protect quality.
If you're serious about making a smart, confident move - this is your moment.
Pricing & Booking
Clarity Session: $2,997 (inc. GST)
Includes:
✔️120 minute session via Zoom.
✔️Written summary of strategy + recommendations
✔️Follow-up support for 10 days.
After watching the above explainer video
Schedule your FREE Initial Discovery Session
👇🏼 Check Out Some Of Our Clients' Recent Deals 👇🏼
Contains Real Members' Financial Numbers And Property Details That's Relevant To You
See More Recent Case Studies Below ⤵️
Secret Deal #1
THE SITUATION & EXECUTION
The property is a land-rich freehold industrial property and activity centre with multiple tenants and substantial upside. The property is very under-developed with only 34% site coverage. At a purchase price of $20,000,000 ($717/sqm of land), the property was purchased at below land value with an initial yield of 5% net and 5-year lease to a longstanding blue-chip tenant.
Based on our market research and knowledge, the property is more than 50% under-rented ‘as is’, with potential to increase rents further by expansion over the unused land areas. We anticipate long-term yields to exceed 10.75% net, and projected valuation at over $35,000,000.
INVESTMENT OVERVIEW:
Deal Type: Cashflow + Reversion Upside + Development Upside
Asset Type: Industrial & Activity Centre
Location: Melbourne Metro
Purchase Price: $20,000,000
Date Acquired: 2025
Site Area: 28,000 sqm
Building Area: 10,046 sqm
Method: Private Treaty
Initial Rent: $1,026,809 net pa
Initial Yield: 5% net
Market Rent: $2,175,000 net pa
Yield After Reversion: 10.8%+ net
Projected Valuation: $35,000,000+
THE NUMBERS
Acquired for: $20,000,000
Stamp Duty: $1,280,000
Legal & Closing Costs: $111,000
Total Acquisition Cost: $21,391,000
Total Capital Used: $7,511,000 approx (deposit + costs)
Projected Net Profit: $13,600,000 approx
Projected ROI: 181% (within 5 years)
Secret Deal #2
THE SITUATION & EXECUTION
The property is a heavily under-rented multi-tenanted freehold industrial property located in one of Brisbane’s fastest growing corridors. The property has excellent access and located in a strategic main road adjacent to Bunnings.
At a purchase price of $12,100,000 ($2,016/sqm of GLA), the property was purchased at below replacement costs with an initial yield of 5.5% net, 3.5 Year WALE, and leased to two longstanding tenants.
Based on our market research, the property offers approximately 50% net rental upside (currently $111/sqm net). This is further verified by the valuer, valuing market rents at $165/sqm net.
INVESTMENT OVERVIEW:
Deal Type: Rental Reversion Update
Asset Type: Industrial
Location: Brisbane Metro
Purchase Price: $12,100,000
Date Acquired: 2025
Site Area: 7,300 sqm
Building Area: 6,001 sqm
Method: Private Treaty
Initial Rent: $668,250 net pa
Initial Yield: 5.5% net
Market Rent: $900,000 net pa
Yield After Reversion: 9.2% net (assume CPI increases on market rent)
Projected Valuation: $19,000,000+
THE NUMBERS
Acquired for: $12,100,000
Stamp Duty: $729,000
Legal & Closing Costs: $18,225
Total Acquisition Cost: $12,847,225
Total Capital Used: $5,358,000 approx (deposit + costs)
Projected Net Profit: $7,800,000 approx
Projected ROI: 146% (within 3.5 years)
Secret Deal #3
Click image to watch the case study video.
THE SITUATION & EXECUTION
The transaction involved purchasing 3 freehold industrial properties in a line. The 3 properties are leased to the same multi-national tenant with an initial yield of 6% net. The long standing tenant is paying below market rent (currently circa 37%) and the rental market is projected to grow by a minimum of 10% per annum over the next 2-3 years. The projected rental yield at next market review (2027) is 10.1% net.
INVESTMENT OVERVIEW:
Strategy: Value-Add Refurbishment
Asset Type: Freestanding Industrial
Total Lettable Area: 2,087 sqm
Location: Metro Brisbane
Purchase Price: $3,400,000
Date Acquired: 2024
Method: Private Treaty
THE NUMBERS
Acquired for: $3,400,000
Stamp Duty: $190,515
Legal Costs: $7,700
Total Acquisition Cost: $3,598,215
Refurb Cost: $400,000
Total Project Cost: $3,998,215
Total Funds Used: $1,618,215
New Rent: $300,000 pa net
New Valuation: $5,000,000 (March 2025)
Net Profit: $1,001,785
ROI: 62% (in 9 months)
Secret Deal #4
Click image to watch the case study video.
THE SITUATION & EXECUTION
The transaction involved purchasing 3 freehold industrial properties in a line. The 3 properties are leased to the same multi-national tenant with an initial yield of 6% net. The long standing tenant is paying below market rent (currently circa 37%) and the rental market is projected to grow by a minimum of 10% per annum over the next 2-3 years. The projected rental yield at next market review (2027) is 10.1% net.
INVESTMENT OVERVIEW:
Strategy: Rental Reversion
Asset Type: Freehold Industrial
Location: Brisbane
Purchase Price: $9,280,000
Initial Net Rent: $554,356 net pa
Initial Net Yield: 6%
Date Acquired: 2024
Method: Private Treaty
Market Rent: $760,800
Yield on Market Rent: 8.2%
Projected Rent at Next Market Review (2027): $937,200
Projected Yield (2027): 10.1%
THE NUMBERS
Acquired for: $9,280,000
Stamp Duty: $472,912
Legal Costs: $12,000
Total Acquisition Cost: $9,764,912
Total Capital Used: $3,812,912
Loan Costs: $392,080 (65%LVR at 6.5%)
Positive Cashflow: $162,276 pa
Cashflow at Market Review: $545,120 pa (projected)
Secret Deal #5
THE SITUATION & EXECUTION
This property was purchased off-market at $7,000,000. The property is a heavily under-rented freehold industrial property located in one of Melbourne’s established industrial markets. The property has excellent access and strategically located near Tullamarine Airport.
Based on our market research, the property offers approximately 45% net rental upside (currently $112/sqm net). This is further verified by the valuer, valuing market rents at $160/sqm net. The tenant has a short lease-tail, expiring in approximately 1 year, allowing the reversion to occur within a short period.
INVESTMENT OVERVIEW:
Deal Type: Rental Reversion Update
Asset Type: Industrial
Location: Melbourne Metro
Purchase Price: $7,000,000
Date Acquired: 2025
Site Area: 4,905 sqm
Building Area: 2,841 sqm
Method: Off-Market Private Treaty
Initial Rent: $316,609 net pa
Initial Yield: 4.6% net
Market Rent: $455,000 net pa
Yield After Reversion: 7% net (assume CPI increases on market rent)
Projected Valuation: $8,500,000+
THE NUMBERS
Acquired for: $7,000,000
Stamp Duty: $420,000
Legal & Closing Costs: $10,500
Total Acquisition Cost: $7,430,500
Total Capital Used: $3,000,000 approx (deposit + costs)
Projected Net Profit: $1,000,000 approx
Projected ROI: 33% (within 1 year)
Secret Deal #6
Click image to watch the case study video.
THE SITUATION & EXECUTION
This property was purchased off-market at $6,000,000. Prior to settlement CBA valued the property at $7,000,000, representing an immediate uplift of $1,000,000. The off-market transaction involved purchasing a freehold industrial property in a prime industrial area of Melbourne. The property is leased to a long term tenant at initial yield of 5.5% net, which is below market (30% below), therefore an opportunity exists to increase the rent significantly at market review, bringing the yield to potentially over 8.6% net.
INVESTMENT OVERVIEW:
Strategy: Cashflow
Asset Type: Freehold Industrial
Location: Melbourne
Purchase Price: $6,000,000
Actual Valuation: $7,000,000
Initial Rent: $325,859 net pa
Initial Yield: 5.5% net
Date Acquired: 2024
Method: Off Market
Market Rent: $430,000
Yield on Market Rent: 7.2% net
Projected Rent at Next Market Review: $517,000
Projected Yield (2028): 8.6% net
THE NUMBERS
Acquired for: $6,000,000
Stamp Duty: $0 via CIPT
Legal & Closing Costs: $10,000
Total Acquisition Cost: $6,010,600
Total Capital Used: $2,710,000
Loan Costs: $217,800 (55%LVR at 6.6%)
Positive Cashflow: $108,050 pa net
Projected Cashflow after Market review: $299,200 pa net
IRR at 7% PA Growth: 32.2%
Secret Deal #7
THE SITUATION & EXECUTION
This property was purchased off-market at $5,280,000. The property is a heavily under-rented freehold industrial property located in one of Brisbane’s fastest growing industrial markets. The property has a low site coverage (36%) offering an excellent hardstand to the rear.
The property is leased to a long-term tenant of 30 years, and heavily under-rented at approx. 50% below market levels (currently $77/sqm net), therefore an opportunity exists to increase the rent significantly at market review, bringing the yield to potentially over
INVESTMENT OVERVIEW:
Deal Type: Rental Reversion Update
Asset Type: Industrial
Location: Brisbane Metro
Purchase Price: $5,280,000
Date Acquired: 2025
Site Area: 7,239 sqm
Building Area: 2,616 sqm
Method: Off-Market Private Treaty
Initial Rent: $203,387 net pa
Initial Yield: 4% net
Market Rent: $460,000 net pa
Yield After Reversion: 8.8% net (assume CPI increases on market rent)
Projected Valuation: $7,700,000+
THE NUMBERS
Acquired for: $5,280,000
Stamp Duty: $280,000
Legal & Closing Costs: $11,000
Total Acquisition Cost: $5,571,000
Total Capital Used: $2,300,000 approx (deposit + costs)
Projected Net Profit: $1,600,000 approx
Projected ROI: 69% (within 1.5 years)
Secret Deal #8
THE SITUATION & EXECUTION
The property is a freehold CBD retail property in Brisbane with multiple tenants. The property was purchased with an initial yield of 5.5% net with excellent rental reversion upside with projected yield of 8.5% net after 2 years. Furthermore, the property has strata-subdivision potential, offering an excellent exit strategy.
INVESTMENT OVERVIEW:
Strategy: Cashflow
Asset Type: CBD Retail Centre
Location: Brisbane
Purchase Price: $6,000,000
Initial Rent: $329,873 net pa
Initial Yield: 5.5% net
Date Acquired: 2025
Method: Private Treaty
Projected Rent: $513,015 net pa (after 2 years)
Projected Yield: 8.5% net (after 2 years)
Projected New Valuation: $8,500,000 (at 6% cap rate after 2 years)
THE NUMBERS
Acquired for: $6,000,000
Stamp Duty: $372,000
Legal & Closing Costs: $33,300
Total Acquisition Cost: $6,405,300
Total Capital Used: $1,905,300 (deposit + costs)
Loan Costs: $270,000 pa (75%LVR at 6%)
Cashflow on Capital: 12.7%
IRR after 2 years: 55% (projected)
Who Am I?
Will Tong
CEO & Founder
Will Tong is the strategist behind some of Australia's most successful private commercial property acquisitions. With over 24 years of experience and more than 600 commercial transactions to his name, totalling over $3.5b in transaction value, Will has built a reputation as one of the country’s most trusted and effective commercial property experts.
Throughout his career, Will has held senior leadership roles at global real estate firms including CBRE, JLL, Colliers, LJ Hooker Commercial and Cushman & Wakefield, where he structured high-value deals on behalf of institutions, developers, and private investors — generating over $1 billion in collective profit.
As Founder and CEO of Property Lions, Will now applies this firepower to help private clients secure investment opportunities with serious upside — from high-yielding cashflow investments to complex value-add and repositioning plays. The deals he personally led — like multi-million-dollar equity uplifts through refurbishments, subdivisions, rental reversions and strategic leasing — are a testament to what's possible with the right vision, timing and execution.
Every deal is a story. Will’s legacy is helping investors write better ones — with more clarity, more profit, and more freedom.
Meet Our Team
Wally Scales
Director of Client Strategy
Alex Anglin
Director of Acquisitions
Anna Zolotukhina
Property Strategist
Justin Lam
Acquisitions
Isabella Cerini Palozzo
Marketing Manager
Sherry Flores
General Manager
Marc Kevin Buccat
Social Media Manager
Ian Tolentino
Senior Consultant
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