I'm offering a limited number of 1-on-1 Commercial Property Clarity Sessions - built for 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 7 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: $997 (inc. GST)
Includes:
✔️90-minute session via Zoom.
✔️Written summary of strategy + recommendations
✔️Follow-up support for 7 days.
After watching the above explainer video
Schedule your FREE Initial Discovery Session
Contains Real Members' Financial Numbers And Property Details That's Relevant To You
Secret Deal #1
Deal Type: Cashflow
Asset Type: Retail Centre
Location: Northern NSW
Purchase Price: $3,800,000
Date Acquired: 2024
Method: Private Treaty
Initial Rent: $197,809 net pa
Initial Yield: 5% net
All Leased Rent: $302,357 net pa
All Leased Yield: 8% net
Actual Valuation: $5,250,000
THE NUMBERS
Acquired for: $3,800,000
Stamp Duty: $210,810
Legal & Closing Costs: $9,500
Total Acquisition Cost: $4,020,310
Total Capital Used: $1,170,310 (deposit + costs)
Loan Costs: $195,225 pa (75%LVR at 6.85%)
Cashflow on Capital: 10.5%
IRR at 7% PA Growth: 39.5% (projected)
Secret Deal #2
The transaction involved purchasing a run-down freehold industrial property. The property is located in central Brisbane with strong tenant demand. The buyer completed a major refurbishment and brought the rents to market levels resulting a 8%+ net yield, and over $1.5mil in equity uplift within 9 months.
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 #3
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 #4
Strategy: Value-Add Refurbishment
Asset Type: Free Standing Industrial
Location: Melbourne Metro
Total Lettable Area: 3,085 sqm
Purchase Price: $5,00,000
Date Acquired: 2025
Method: Private Treaty
THE NUMBERS
Acquired for: $5,000,000
Stamp Duty: $0 via CIPT
Legal Costs: $6,600
Total Acquisition Cost: $5,006,600
Refurb Cost: $500,000
Interest Cost: $350,000
Total Project Cost: $5,906,600
Total Capital Used: $2,300,000
Projected New Valuation $7,700,000
Projected Equity Profit: $1,471,000
Projected ROI: 64% (in 6-9 months)
Secret Deal #5
Deal Type: Cashflow
Asset Type: Warehouse
Location: Brisbane
Purchase Price: $2,200,000
Date Acquired: 2024
Method: Private Treaty
Initial Rent: $155,000 net pa
Initial Yield: 7.05% net
Lease Term: 5 + 5 years
Ownership: SMSF
THE NUMBERS
Acquired for: $2,200,000
Stamp Duty: $115,984
Legal & Closing Costs: $4,000
Total Acquisition Cost: $2,319,984
Total Capital Used: $1,219,984 (deposit + costs)
Loan Costs: $86,350 pa (50%LVR at 7.85%)
Positive Cashflow: $68,859pa
Cashflow on Capital: 5.6%
IRR at 7%PA Growth: 32.1% (projected)
Secret Deal #6
Strategy: Value Add
Asset Type: Freehold Industrial
Location: Melbourne
Purchase Price: $3,600,000
Initial Rent: $164,800 net pa
Initial Yield: 4.6% net
Date Acquired: 2023
Method: Private Treaty
Market Rent: $300,000
Yield on Market Rent: 8.3%
Projected New Valuation: $5,500,000
THE NUMBERS
Acquired for: $3,600,000
Stamp Duty: $228,600
Legal & Closing Costs: $10,000
Total Acquisition Cost: $3,838,600
Total Capital Used: $2,038,600
Projected Equity Profit: $1,661,400
Projected ROI: 43%
Secret Deal #7
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 #8
Strategy: Cashflow + Upside
Asset Type: Freehold Industrial
Location: Brisbane
Purchase Price: $3,200,000
Initial Rent: Vacant
Initial Yield: Vacant
Date Acquired: 2024
Method: Private Treaty
Fully Leased Rent: $233,600
Yield on Market Rent: 7.3% net
New Valuation: $4,000,000
THE NUMBERS
Acquired for: $3,200,000
Stamp Duty: $173,150
Legal & Closing Costs: $7,000
Total Acquisition Cost: $3,380,150
Total Capital Used: $1,300,150
Loan Costs: $135,200 (55%LVR at 6.6%)
Positive Cashflow: $98,400 pa net
IRR at 7% PA Growth: 30.7%
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.
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