HOW TO MINIMISE THE BIGGEST RISKS IN COMMERCIAL PROPERTY INVESTING
Commercial property can deliver strong returns, but the risks are real. Here’s how to spot the danger zones and protect your investment.
Commercial property can deliver strong returns, but the risks are real. Here’s how to spot the danger zones and protect your investment.
Commercial property can deliver higher yields, longer leases, and more passive income than residential. But with greater returns come greater risks. The rules are different, the stakes are higher, and one misstep can turn a promising asset into a financial burden.
Here, property expert Abdullah Nouh outlines five of the biggest risks in commercial investing and how to manage them strategically.
Vacancies in commercial property cut deeper than in residential. An empty building means no rent, yet you’re still footing the bill for rates, insurance and maintenance.
This is especially dangerous in oversupplied markets. In major CBDs like Melbourne and Sydney, office vacancy rates have climbed as high as 30 per cent. In such environments, landlords often need to offer high-end fit-outs or generous incentives to attract tenants.
How to minimise it: Invest in tightly held, high-demand locations. Choose properties with secure, long-term leases and flexible layouts that can suit multiple industries if a tenant moves out.
Not all leases offer equal protection. Some may appear strong – long-term, high rent, decent yield – but lack real security for the landlord. Some tenants can exit with minimal penalty. Others sign inflated leases that look good on sale but collapse at renewal.
How to minimise it: Scrutinise lease terms. Know how rent increases are structured, whether there are break clauses, and whether the rent reflects market conditions. Favour leases with guarantees, security deposits, or cash bonds – and always vet the financial health of the tenant.
A high yield doesn’t always mean a good deal. A 7.5 per cent return from a regional tenant in a shaky industry may be far riskier than a 5.5 per cent return from a stable, ASX-listed tenant in a prime location. Chasing numbers without context exposes you to tenant defaults, falling rents, or limited resale options.
How to minimise it: Focus on tenant quality and lease sustainability, not just the headline yield. Understand the tenant’s industry and how it might weather an economic downturn. Always base your valuation on true market rent – not inflated or unsustainable figures.
Commercial sectors respond differently to economic shifts. Retail has been hit by e-commerce, while office spaces face challenges from hybrid working. Yet some sectors – logistics, healthcare, childcare – have proven resilient.
How to minimise it: Target essential services less vulnerable to economic cycles. Stay across industry trends and adjust your portfolio as needed. Diversify across sectors and regions to spread risk.
Commercial finance is trickier than residential. It requires larger deposits, stricter checks, and often hinges on lease strength, not your personal income. Selling can also be slower – especially if your tenant is weak or the lease is short.
How to minimise it: Use brokers who understand lease-doc lending, where loans are based on rental income. Buy properties with strong leases in prime locations to ensure broader buyer appeal. Always plan your exit strategy and maintain cash buffers to manage tenant turnover or delayed sales.
Commercial property isn’t for everyone – but for those who know the risks and manage them well, it can be a powerful tool for building wealth. Smart investors don’t just buy for today. They plan for what could go wrong and structure their deals to survive it.
Abdullah Nouh is the founder of Mecca Property Group, a boutique buyer’s agency in Melbourne, helping Australians build wealth through strategic property investment.
A divide has opened in the tech job market between those with artificial-intelligence skills and everyone else.
A 30-metre masterpiece unveiled in Monaco brings Lamborghini’s supercar drama to the high seas, powered by 7,600 horsepower and unmistakable Italian design.
A divide has opened in the tech job market between those with artificial-intelligence skills and everyone else.
There has rarely, if ever, been so much tech talent available in the job market. Yet many tech companies say good help is hard to find.
What gives?
U.S. colleges more than doubled the number of computer-science degrees awarded from 2013 to 2022, according to federal data. Then came round after round of layoffs at Google, Meta, Amazon, and others.
The Bureau of Labor Statistics predicts businesses will employ 6% fewer computer programmers in 2034 than they did last year.
All of this should, in theory, mean there is an ample supply of eager, capable engineers ready for hire.
But in their feverish pursuit of artificial-intelligence supremacy, employers say there aren’t enough people with the most in-demand skills. The few perceived as AI savants can command multimillion-dollar pay packages. On a second tier of AI savvy, workers can rake in close to $1 million a year .
Landing a job is tough for most everyone else.
Frustrated job seekers contend businesses could expand the AI talent pipeline with a little imagination. The argument is companies should accept that relatively few people have AI-specific experience because the technology is so new. They ought to focus on identifying candidates with transferable skills and let those people learn on the job.
Often, though, companies seem to hold out for dream candidates with deep backgrounds in machine learning. Many AI-related roles go unfilled for weeks or months—or get taken off job boards only to be reposted soon after.
It is difficult to define what makes an AI all-star, but I’m sorry to report that it’s probably not whatever you’re doing.
Maybe you’re learning how to work more efficiently with the aid of ChatGPT and its robotic brethren. Perhaps you’re taking one of those innumerable AI certificate courses.
You might as well be playing pickup basketball at your local YMCA in hopes of being signed by the Los Angeles Lakers. The AI minds that companies truly covet are almost as rare as professional athletes.
“We’re talking about hundreds of people in the world, at the most,” says Cristóbal Valenzuela, chief executive of Runway, which makes AI image and video tools.
He describes it like this: Picture an AI model as a machine with 1,000 dials. The goal is to train the machine to detect patterns and predict outcomes. To do this, you have to feed it reams of data and know which dials to adjust—and by how much.
The universe of people with the right touch is confined to those with uncanny intuition, genius-level smarts or the foresight (possibly luck) to go into AI many years ago, before it was all the rage.
As a venture-backed startup with about 120 employees, Runway doesn’t necessarily vie with Silicon Valley giants for the AI job market’s version of LeBron James. But when I spoke with Valenzuela recently, his company was advertising base salaries of up to $440,000 for an engineering manager and $490,000 for a director of machine learning.
A job listing like one of these might attract 2,000 applicants in a week, Valenzuela says, and there is a decent chance he won’t pick any of them. A lot of people who claim to be AI literate merely produce “workslop”—generic, low-quality material. He spends a lot of time reading academic journals and browsing GitHub portfolios, and recruiting people whose work impresses him.
In addition to an uncommon skill set, companies trying to win in the hypercompetitive AI arena are scouting for commitment bordering on fanaticism .
Daniel Park is seeking three new members for his nine-person startup. He says he will wait a year or longer if that’s what it takes to fill roles with advertised base salaries of up to $500,000.
He’s looking for “prodigies” willing to work seven days a week. Much of the team lives together in a six-bedroom house in San Francisco.
If this sounds like a lonely existence, Park’s team members may be able to solve their own problem. His company, Pickle, aims to develop personalised AI companions akin to Tony Stark’s Jarvis in “Iron Man.”
James Strawn wasn’t an AI early adopter, and the father of two teenagers doesn’t want to sacrifice his personal life for a job. He is beginning to wonder whether there is still a place for people like him in the tech sector.
He was laid off over the summer after 25 years at Adobe , where he was a senior software quality-assurance engineer. Strawn, 55, started as a contractor and recalls his hiring as a leap of faith by the company.
He had been an artist and graphic designer. The managers who interviewed him figured he could use that background to help make Illustrator and other Adobe software more user-friendly.
Looking for work now, he doesn’t see the same willingness by companies to take a chance on someone whose résumé isn’t a perfect match to the job description. He’s had one interview since his layoff.
“I always thought my years of experience at a high-profile company would at least be enough to get me interviews where I could explain how I could contribute,” says Strawn, who is taking foundational AI courses. “It’s just not like that.”
The trouble for people starting out in AI—whether recent grads or job switchers like Strawn—is that companies see them as a dime a dozen.
“There’s this AI arms race, and the fact of the matter is entry-level people aren’t going to help you win it,” says Matt Massucci, CEO of the tech recruiting firm Hirewell. “There’s this concept of the 10x engineer—the one engineer who can do the work of 10. That’s what companies are really leaning into and paying for.”
He adds that companies can automate some low-level engineering tasks, which frees up more money to throw at high-end talent.
It’s a dynamic that creates a few handsomely paid haves and a lot more have-nots.
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