Smarter Decisions with Verified Market Intelligence you can rely on.

Confidence comes from knowing the market better than anyone else.

[Speaker name & title]

The session

One verified source, working behind every decision.

Verified transaction data, tenant intelligence, leasing activity, ownership records and comparable sales — supporting stronger decisions across the work you already do every day:

Acquisitions
Leasing
Valuation
Investment
Client advisory

Where we're going

Four everyday jobs. One source of truth.

01
Win the lease listing — and justify the rent
Leasing evidence, competitive positioning, and tenant prospecting
02
Sell the asset — and defend the value
The evidence the Valuer General won't give you, and a commercial CMA
03
Advise on the trend — and the next move
1, 3 and 5-year growth in rents, sizes, prices and $/sqm
04
Compete without a research team
Why a boutique should have the same data as anyone in the market

The Problem

Commercial research is hard — and it's hard on purpose.

Before the tools, let's be honest about why good CRE evidence is so difficult to get.

00

The current challenge

4 Core Reasons the Current Challenge Exists.

Opacity

Fragmentation

Inconsistency

Commercial isn't residential with bigger numbers.

A "basket" approach — with bedrooms, bathrooms and a single price per property — breaks the moment you need real commercial evidence.

Residential fields don't map — beds and baths tell an owner nothing about an office floor or a warehouse.
A single "price" hides everything that matters: size, condition, lease, yield, WALE.
Commercial Real Estate is complex and has many more variables — it needs processes and tools that solve the complexity that exists.

3 core reasons — three faces of the problem — spend ~20 seconds on each with a real example.

Opacity: unlike shares or resi, there's no central exchange for CRE. A deal can happen and the real terms never surface. The headline price tells you almost nothing without the conditions behind it.

Fragmentation: to build one piece of evidence you're pulling from a VG feed, two or three portals, your own memory, and a few phone calls. Nothing reconciles.

Inconsistency: even when you find a number, can you stand behind it in front of a client? Face vs net, gross vs net, confirmed size vs guessed size — if you can't verify it, it's not evidence, it's a rumour.

~75 seconds for the three reasons.

Then the residential trap (bottom of the slide): reframe why the generic tools fail — "The reason your resi-crossover tools frustrate you on commercial jobs isn't you. It's that they were built for a different asset class."

The basket approach — lumping everything together and averaging — works for houses in a suburb because they're broadly comparable. It falls apart in commercial, where a strata unit and a freehold building on the same street are completely different products.

Land the punchline: "Commercial real estate is its own animal. It needs processes and tools built for it — not a residential platform with the labels changed." This sets up everything that follows. ~60 seconds.

The real cost

Every engagement starts with hours of work to build market evidence that you can defend.

This is the tax on current Commercial Real Estate workflows — time and effort spent assembling evidence before you can do the actual advisory work. Let's walk through four jobs where that changes.

CallsRing around for leasing evidence

ScrollsHours on a portal's everscroll

CopiesHand-write what you can't download

Use Case 01 · Leasing

Win the listing. Justify the rent.

You're pitching for a lease listing — or reviewing a sitting tenant's rent — and you need evidence you can defend.

01

Leasing · Getting the evidence

From ringing around to assessing verified market evidence.

Leasing · Positioning & advising

Build the true competitive set — then advise.

Leasing · Prospecting the win-win

Find the tenant who's overpaying — and move them.

Leasing · At the negotiating table

Negotiate the renewal knowing the current trends.

Use Case 01 · Leasing — overview slide. These four titles are the leasing jobs; speak to each in turn without a separate slide.

Getting the evidence: instead of ringing around — and hoping you're getting the face rent, the term, the expiry, net vs gross — you search an area over a period, see achievable rents and median sizes by type, look ahead at expiries to prospect, and export a professional report.

Positioning & advising: stop hopping portals — find available suites at unit-size level with asking $/sqm, define the true competitive set, advise the owner whether they're above, below or within market, then turn it into a Listing Proposal or CMA.

Prospecting the win-win: target tenants by location, expiry and size, compare their passing rent to what the market is signing, and move an over-paying tenant into your space — owner, tenant and agent all win.

At the negotiating table: walk in knowing the market — typical lease length, the most common escalation (Fixed / CPI / combination), and, if fixed, the percentage being applied. ~3–4 minutes across the four.

Use Case 02 · Sales & Valuation

Sell the asset. Defend the value.

You're helping an owner sell their building and maximise its value — which means evidence that stands up.

02

Sales · The evidence gap

The Valuer General only tells half the story.

What you already get

Sale price
Date sold
Address
Land size
Land value

What it doesn't tell you

Is it an office or an industrial building?
The accurate building size — you can't get $/sqm without it
The sale conditions: investment, vacant possession or owner-occupier
If tenanted, the cap rate or yield, and the lease evidence to determine WALE
Which deals are arm's-length vs inter-party transfers to filter out

This is the analytical heart of the sales use case. Left side, quickly: everyone's VG feed gives the same five things — price, date, address, land size, land value. Fine, but thin.

Right side is where you slow down — this is the value you add. Walk each gap:

Property type — VG won't even tell you if it's office or industrial. Building size — without the true lettable/building area you cannot calculate price per square metre, and $/sqm is the single most accurate basis for comparing sales. Sale conditions — a tenanted investment, a vacant-possession sale and an owner-occupier deal are not comparable, even at the same price. If it's tenanted, you need the cap rate/yield and enough lease evidence to work out the WALE. And finally, you must be able to strip out inter-party transfers so you're only comparing genuine arm's-length evidence.

Punchline: "The price is the easy part. Everything that makes it a usable comparable is exactly what's missing — and that's the gap we fill." ~90 seconds.

Sales · The output

A commercial CMA — not a resi report with the labels changed.

Access that evidence efficiently and present it to your client to justify a value, position the property, and attract a buyer — in a commercially-focused CMA with no bedrooms and bathrooms, built around the four methods of valuation.

Sales comparison
Income / capitalisation
Cost approach
Segment freehold vs strata

Sales · Two workhorse methods

Evidence for both sides of value.

Method 01

The sales-based approach

Recent sales of similar properties, by time period and location
Adjusted for size, sale conditions and property characteristics
Layer in what's currently on the market
Narrow to a true competitive set — size, characteristics, offering

Method 02

The income-based approach

Accurate evidence of existing active leases — the real income of comparables
Current on-market lease listings — the potential income
Asking rates against available space in comparable properties
Grounded in verified leasing data, not estimates

Two columns, ~40 seconds each.

Sales-based: identify recent sales of genuinely similar properties in a defined period and location, then adjust for size, sale conditions and characteristics — that's what makes them comparable rather than just nearby. Then bring in live sale listings to show the current asking landscape, and narrow both down to a true competitive set.

Income-based: two layers. Existing active leases give you the actual income of comparable assets — that's your evidence base. On-market lease listings give you the potential income: asking rates against available space in comparable buildings. Together they let you value on income with confidence, because it's built on verified lease data, not a guess at market rent.

Tie off: "Same asset, two independent evidence bases — and when they agree, your value is a lot harder to argue with." ~80 seconds.

Sales · The nuance that wins listings

A sale isn't just a sale.

Segment freehold and strata — or compare them head to head. Freehold almost always wins on volume, because the assets are bigger. But the sale price per square metre can be the exact inverse.

Break it out by property type, and again by asset type — that's where the real story, and your credibility with the owner, lives.

Use Case 03 · Advisory & Trends

See the trend. Make the call.

Move from one deal to a genuine advisory relationship — built on 1, 3 and 5-year trends.

03

Advisory · The growth-rate conversation

Tell owners exactly how their asset has grown.

1yrShort-run momentum

3yrThrough-cycle trend

5yrLong-run growth rate

When an owner has held an asset for five years, show them the growth rate in price per square metre for their asset type in their area — then open the real conversation about what to do next.

Advisory · Reallocation

Sometimes the best advice is to switch the play.

Compare growth rates across property types and across areas — and help the owner make the smart move:

Sell an office at a premium and buy industrial or retail, where value is growing faster.
Read the income trends — if office rents are flat and industrial rents keep climbing, it may be time to rotate.
Sell in one area and buy in another where the growth rate is stronger.

Advisory · Position to lease fast

Read the size and expiry trends before you go to market.

Size trend

Position the space right

See the trend in the size of spaces being leased
If deals are clustering at 100–150 sqm and shrinking year on year…
…does it make sense to market a single 1,000 sqm floor plate?
Maximise the owner's income by positioning to demand

Expiry window

Know your competition

See how much space is expiring when you go to market
Understand the competitive landscape around your property
How many tenants in your target size range expire in that window?
Time your campaign to the demand you can actually capture

Two very practical leasing-strategy ideas, ~40 seconds each.

Size trend: the data shows you how big the spaces actually being leased are, and which way that's trending. If everyone is signing 100–150 sqm and the average keeps shrinking, then marketing one giant 1,000 sqm floor plate as-is is fighting the market. Maybe you subdivide, maybe you reposition — but you make that call from evidence, and you maximise the owner's income by matching real demand.

Expiry window: before you launch a campaign, look at how much competing space expires in the same window. That tells you how crowded the market will be and how many tenants in your target size band are actually going to be looking. You can time your go-to-market to when you'll face less competition and capture more of the demand. ~80 seconds.

Use Case 04 · The Boutique Reality

You don't have a research team.
Now you don't need one.

Maybe you've got in-house analysts. Or maybe you're doing all of this yourself, on your own time.

04

The boutique reality

85%

of agencies globally are 1–3 person boutiques.

No back-office staff. No analysts, researchers or admins. And many of you split your time between residential and commercial.

The level playing field

Size shouldn't decide who has the best data.

The big agencies' edge

In-house research staff and analysts
Assistants to pull and package evidence
A competitive advantage that comes purely from size and coverage of activity

What a boutique deserves

The same level of data as any other agency in the market
Coverage that isn't limited by headcount
The intelligence to compete on advice, not resources

Who we are

Your research team — 170+ people strong.

Arealytics gives you access to 170+ research staff maintaining verified intelligence across properties, listings, and lease and sales transactions — market-wide.

Field-level research across an entire metro area — not just the CBD, not just institutional-grade towers. The whole market.

Our mission

Consistent accuracy, verified in the field, across the whole metro — for every agency, whatever its size.

So everyone has access to the intelligence they need to transact with confidence and advise their clients with authority.

Coverage

From South East Queensland to national leadership.

2024

SE Queensland launched

Our first Queensland market, built on field-verified research.

Recently

Sunshine Coast added

Extending coverage to [00,000,000]+ properties across the region.

Last month

Adelaide added

Now the leading provider of this data in Australia — across every capital market.

Bringing it together

Four jobs, one intelligence layer.

01 · Leasing

Win the listing, justify the rent

Search real evidence, build the competitive set, prospect movers, negotiate on facts.

02 · Sales

Sell the asset, defend the value

Fill the Valuer General gap and deliver a commercial CMA across the valuation methods.

03 · Advisory

Read the trend, make the call

1, 3 and 5-year growth to guide holds, rotations and go-to-market timing.

04 · The edge

Compete without a research team

170+ researchers and market-wide verified data — the same as any agency in your market.

See it for yourself

Get the full demo.

See how thousands of CRE professionals use our data — including the largest repository of lease data in Australia — to close deals faster.

See Dave Maka at our booth · [booth / area]

Thank you

Transact with confidence.

Australia's Verified Commercial Property Intelligence

arealytics.com.au