In a nutshell (about this Management Rights)
"Talk to someone who is
paying attention" . . .
Unbeatable Oceanfront Location
Room to improve with new ideas
Independent Licenced Real Estate Agent
07) 5594 0016 or 0403 050 255 (Terry) or
0403 382 046 (Mei)        Fax 07) 5594 0034
Excellent dollar returns
considering outside cleaners used
E: terrymcmiles@bigpond.com
W: www.terrymcmiles.com
Home Office : 1/6 Buddy Holly Close Parkwood Qld 4214
About Terry
"Diamond Beach Resort" Management Rights $939,000 ono
Brilliant location at Cabarita Beach Northern NSW.  includes Managers
2 Bedroom (Unit # 1)  apartment with Office plus front and rear balconies.
Buying Enquiries
Sellers Information
Contact Terry
Home
The resort is the wide building above, photo taken prior to change in roof colour.
Location is just magnificent . . . . directly opposite the best of the Northern NSW / Tweed Coast's Beaches, in the heart of the fastest growing tourist area in NSW. The Complex was built in 1994, is rated 3.5 star, and is in immaculate condition. The markets they have nurtured are Family Holiday Accomodation, and during Winter,
Senior Lawn Bowlers.  School Holidays are usually totally booked out and mid-year bookings also quite healthy with the Bowlers, and overflows from the various nearby festivals of Tweed & Byron. With the nearby new developments of "Salt" and Casurina Beach there is now a much higher profile for the whole of the Northern Beaches of NSW and this has brought a new demographic to the area. To take advantage of this, current Managers are using the "Wotif" website to reach these (usually) "decide at the last minute" Visitors.
The complex is very much an easy maintenance complex, with pathways, paved bar-b-que and poolside. Current Managers allocate a maximum of 2 hours daily with hose & leaf blower to systematically maintain it's tip-top condition. Lawns (only at front) take another 2 hours every 10 days or so on the all year average. The Office is open each day, but as it adjoins the Managers Unit, you don't have to "be there". Just close enough to answer the buzzer when you're needed.    Now for the really good news. . . . Managers don't do any cleaning . . . . you could of course, and increase your bottom line net profit, but in the case of "The Diamond Beach Resort" the cost of exit room cleans is all in the out-goings. There are 22 Units currently in the letting pool, Managers Unit is 23rd, just 6 permanent residents, 1 lock-up and 3 outside agents. The letting pool  is currently  around the same as when current owners took over the Complex approx 10 years ago. A good sign. This is indeed a well run complex, a relatively small holiday resort, but run along the lines of a big one . . . . no cleaning, minimum ground maintenance, and good office systems mean that this resort is working for you, rather than you working for it.
However, there is still room for improvement with current occupancy running  under 65%, (potential 80-85%) and some "packages" that could now stand a bump up in price. Tariffs have not been raised in the past 5 years.
With a little expertise in marketing, and a  few new ideas from "fresh"  Management, there is still plenty of growth left for "Diamond Beach Resort".  The financial return is already excellent!   But still more scope. Full financial report is available to genuine interested parties who sign confidentiality report. Just contact Terry.
Building rejuvenation almost complete ready for 2011-12 Holiday season
All of the Units are 2 Bedrooms with Balcony, some overlooking the Pool area and of course the front of the front block on 2nd & 3rd floors enjoy supurb ocean views to the North & East. There is secure underground parking with all access from 2nd street frontage and this ensures that the entrance to "Diamond Beach Resort" is always looking good.
Guests have use of a Gym, Table Tennis room, Play-room & Library.  These additional basement rooms are included in the Managers Unit title together with some additional storage rooms.The configuration and usage of these rooms can be changed to suit new managers preferences. Guests currently have use of two electric bar-b-ques, plus 3 dining settings in the bar-b-que Gazebo. It also features  stainless steel work benches to improve efficiency and safety and make light work of cleaning. This complex has a co-operative Body Corporate who  work closely with Management to their joint advantage.
The current Managers are selling as they have worked hard to get the complex to where it is today and feel that they "could do with a break". This is one of the few mid size  complexes where all cleaning is contracted out.

The net return is excellent. You still have potential to improve the bottom line further. A new approach to marketing can move the complex a little more "up-market"

Great Complex, wonderful Lifestyle Business, "can't be beaten" location . . . . What are you waiting for? Call Terry to discuss further.
Should you wish to borrow to maximum amount on Diamond Beach Resort, allowing for aquisition costs, you will need a deposit in the range of  $350,000.  This is offered as a general "ballpark" guide, and you should check with your finance broker or bank for verification. Terry can direct you to a specialist finance broker who will advise you of the best financing currently available that will suit your circumstances.
Refurbishment with new colours and modernisation of the buildings due for completion November 2011. This  will further add to overall value of this business. Note as of 9th November: Now completed, price reduced by a massive $100,000 (from $1,039,000 to $939,000) Don't miss the opportunity, priced to sell!