Coomera Retail Pad Investment & Leaseback Opportunities 2025
Developer Briefing Memo – Coomera Retail Pad Investment & Leaseback Opportunities 2025
CONFIDENTIAL – Prepared by Norton’s Commercial Advisory Division
MEMO TO:
Investor-Developers | Institutional Fund Buyers | Strategic Site Selectors
FROM:
Norton’s Commercial Projects – Coomera Logistics & Retail Division
DATE:
Q2, 2025
SUBJECT:
Opportunities in Coomera retail pad site development and leaseback investment deals for 2025–2027 acquisition window.
I. Executive Overview
Coomera continues to accelerate as the northern commercial gateway of the Gold Coast, driven by:
Westfield expansion (now Stage 3 approved)
Coomera Connector M2 construction
Population growth (projected 14.2% over 4 years)
Zoning changes unlocking mixed-use corridors
Council-led town centre transformation
This presents a narrow but strategic opportunity for:
🏗️ Development of retail pad sites (150m²–2,500m²)
💼 Acquisition of pre-leased leaseback assets in the $1.2M–$4.5M range
Entry into high-traffic corner positions with long-term brand value
II. Location Profile: Why Coomera?
45 mins to Brisbane CBD
25 mins to Southport
Adjacent to Pimpama, Upper Coomera, Ormeau = catchment of 110,000+ residents
M1 access + Coomera train station + multiple arterial roads
Coomera Town Centre project = 20,000m² of mixed-use development coming online
💼 Strategically, Coomera now mirrors what Robina was in 2010.
III. Retail Pad Site Profile – Available Site Formats
Site Type | Size Range | Typical Use Case |
|---|---|---|
Corner pad (signalised) | 500m²–1,200m² | QSR, drive-thru, café, allied health |
Mid-strip in estate | 180m²–300m² | Allied health, boutique retail, service tenancy |
Hardstand/service site | 2,000m²+ | Service station, trade tools, fast food combo |
Dual pad lot | 1,000–1,800m² | Split tenancy design (e.g., gym + coffee) |
All sites recommended have access to:
Council zoning of Centre, Local Centre, or Emerging Community (pending MU overlay)
3-phase power and commercial-grade sewerage
Clear access/egress per GCCC planning maps
🏗️ Note: Some retail pads are positioned with future uplift for multi-storey approval.
IV. Leaseback Models Available (2025 Off-Market)
💼 Investors are now acquiring build-to-hold assets with leaseback terms from brands including:
National tyre retailers
Allied health + diagnostics
Coffee drive-thru franchises
Local GP + dental
Storage + parcel services
Asset Type | Tenant | Lease Term | Net Yield | Purchase Guide |
|---|---|---|---|---|
Café drive-thru (completed) | National chain | 10 + 5 | 5.5% | $2.45M |
Allied health centre | Multi-tenant | 7 + 5 | 6.1% | $3.2M |
2-pad QSR + takeaway | Franchise mix | 12 + 6 | 5.75% | $4.1M |
Service + wash bay | Owner leaseback | 10 years | 6.3% | $1.8M |
V. Zoning Considerations (Planning Matrix)
Zoning Code | Permitted Retail Use | Coomera Location Examples |
|---|---|---|
Centre Zone | All retail + QSR, shop-top housing | Coomera East, Foxwell Road |
Local Centre Zone | Medical, food, fitness | Beattie Road, Finnegan Way |
Mixed Use Zone | Retail + resi + office | Westfield-adjacent & High St |
Neighbourhood Zone | Small tenancies + office | Pimpama Coomera Rd pocket |
🏗️ Norton’s pre-assesses all sites for:
Overlay compliance
Noise buffers
Traffic movements
Adjoining DA activity
Service location + development contributions
VI. Strategic Buyer Profiles – Who’s Active Now?
💼 Family Office Funds – Buying 2–5 pad assets for portfolio mix
💼 QSR Groups – Leasing with intent to purchase land long-term
💼 Medical Groups – Pre-leasing + fitout subsidy deals
💼 Local Builders – Building + leasing back to SMSFs
💼 Yield Investors – Acquiring 5.5–6.5% returns in SEQ growth markets
VII. Norton’s Role in the Coomera Commercial Sector
We specialise in:
Direct-to-owner negotiations (many pad sites not publicly listed)
Pre-leased investment property transactions
Retail site leasing + architectural coordination
DA consultancy and early-stage planning reports
Matching national brands to pad owners
Sell-down coordination of dual-pad site deals
All commercial assets are presented with:
DA pack or planning overview
Leasing risk profile
Asset management notes
Local demographic data
VIII. Lease-Up Strategy for Builders/Developers
For developers with zoned land and a commercial plan:
Engage Norton’s for site feasibility
Secure tenants (we provide letters of intent + heads of agreement)
Lodge DA with confirmed tenancy profile
Secure funding with tenant names
Build + handover to lease or on-sale
💼 Lease-up can occur pre-slab if tenant negotiations are handled early.
IX. Why Now?
QLD industrial and retail property remains under-represented in national portfolios
Coomera offers immediate population density with forward infrastructure plans
Hard costs are stabilising after pandemic volatility
Site availability will tighten post-Coomera Connector Phase 2
Leaseback tenants are looking to secure prime corner and centre sites before national competition drives up rent and land value.
⚠️ Legal Disclaimer
This article is for general informational purposes only. Norton’s Real Estate Agency does not accept liability for financial or legal decisions made based on this content. Always consult with a qualified commercial solicitor, planner, and accountant before purchasing or developing commercial property.