Selling Management Rights in Main Beach – A Full-Service Guide for Standard & Accommodation Module Operators (2025 Edition)

Section 1: The Landscape – Management Rights in Main Beach

Main Beach has always been synonymous with prestige coastal living — but behind the residential calm is a thriving ecosystem of management rights businesses, both permanent and short-stay.

As of 2025, Main Beach supports over 35 MR complexes, ranging from boutique residential towers to high-end holiday accommodation buildings.

For onsite managers and business owners looking to sell their rights, this market demands an experienced agent who understands:

• The legal complexities of MR transfers

• The difference between Standard Module and Accommodation Module structures

• The expectations of buyers (especially post-2020 compliance shifts)

• How to market MR businesses confidentially to active, qualified operators

Norton’s Real Estate is a licensed MR sales agent with decades of combined experience selling MR assets across the Gold Coast, including multiple deals in Main Beach.

Section 2: What’s the Difference – Standard Module vs Accommodation Module?

Understanding the type of module you're selling is essential for valuation, transfer timing, and buyer matching.

Standard Module:

• Common in residential-only buildings

• Maximum agreement term: 10 years (including options)

• Body corporate is often more hands-on

• Less intensive caretaking requirements

• Appeals to semi-retired couples and permanent letting specialists

Accommodation Module:

• Often used for holiday letting and mixed-use buildings

• Agreement terms can run up to 25 years

• Greater responsibility (pool, lifts, security, bookings)

• Higher remuneration potential

• Appeals to corporate operators, holiday specialists, and full-time real estate professionals

Most Main Beach MR complexes with short-term letting operate under Accommodation Module, while the residential towers operate under Standard Module agreements.

Section 3: The 5 Essentials of a Management Rights Sale

To sell your MR business successfully, you need:

1. ✅ Up-to-date letting agreements

2. ✅ A strong, transferable caretaking agreement

3. ✅ A clean, accurate P&L prepared by an MR-savvy accountant

4. ✅ A legally transferable real estate licence structure

5. ✅ A manager’s residence (in most cases) with exclusive use of the office

Norton’s ensures all of this is packaged into a compliant, bank-ready sale profile, ready for buyer due diligence.

Section 4: What Buyers Expect in 2025

The management rights buyer pool in 2025 is broader than ever:

These buyers expect:

• Transparent figures (profit, lot mix, net return)

• A clean manager’s residence

• Good records and communication with the body corporate

• Systems in place (letting agreements, maintenance logs, office lease clarity)

• Stability — especially in Standard Module agreements with top-ups

Section 5: Valuation Models for MR Sales

Management rights are valued based on net profit multiplied by an industry-approved multiplier.

Multipliers (2025 average):

• Standard Module: 3.6x to 4.0x

• Accommodation Module: 4.0x to 4.5x

• Boutique residential: 3.5x

• Mixed-use or high holiday demand: up to 4.7x

Norton’s will help you determine where your MR business sits — not just on paper, but in today’s market conditions.

Section 6: Norton’s MR Sale Process (Simplified)

We manage MR business sales in 6 defined phases:

1. Confidential Appraisal

   • You get a no-obligation estimate with market positioning

2. Information Audit

   • We collect P&L, agreements, licences, unit floorplans, caretaker salary schedule

3. Buyer Matching

   • Your listing is matched with pre-qualified buyers (not advertised publicly without consent)

4. Contract Negotiation

   • We prepare the EOI and/or Form 6, work with your solicitor for contract preparation

5. Body Corporate and Legal Steps

   • Including motion approval, buyer interview, and assignment checks

6. Settlement

   • Final inspection, licence transfer, and keys handed over

We coordinate the legal, accounting, and compliance teams throughout the process.

Section 7: Common Hurdles Sellers Can Avoid

1. Letting agreements not up to date

2. No clean audit trail of salary payments

3. Incomplete maintenance records

4. Outdated licence or unassigned roles in office

5. Tenants managed outside the agreement scope

We work closely with your accountant and solicitor to ensure your business is sale-ready and finance-friendly.

Section 8: Selling the Manager’s Unit

In most MR deals, the manager’s unit is either included or sold separately as a package.

Key things to prepare:

• Exclusive use confirmation for parking/office

• Up-to-date fire and smoke compliance

• Occupancy certificate

• Clean title + lot number match to caretaker agreement

• Valuation by a licensed local valuer (if splitting the deal)

We coordinate with residential agents and MR buyers to sell both assets in sync — ensuring your exit is smooth and profitable.

Section 9: Working With Norton’s

Norton’s Real Estate is fully licensed to:

• Market and sell Standard Module and Accommodation Module rights

• Act for buyers and sellers in Queensland MR assignments

• Coordinate with body corporate lawyers, accountants, and trust auditors

• Provide market appraisals for business AND residence

• Sell both residential + commercial titles linked to MR agreements

You don’t need multiple agencies — you just need the right one.

Section 10: The Main Beach Advantage

Main Beach commands higher multipliers due to:

• Premium postcode

• Minimal short-stay party use

• Well-maintained complexes

• Stable letting pools

• Easy access to marinas, boutiques, and parks

Buyers are seeking high-retention, high-performance MR businesses in lifestyle areas like this. If you're thinking about selling in the next 12 months, now is the time to prepare.

⚠️ Legal Disclaimer

This article is for general informational purposes only. Norton’s Real Estate Agency does not provide legal or financial advice. Always consult a management rights solicitor, accountant, and licensed professional before entering into or selling an MR agreement.