Melbourne’s Aged Care Sales & Leasing Specialists

Due diligence includes property inspections, compliance audits, financial reviews, tenant/operator background checks, and verification of licenses and certifications. Investors should also review occupancy history, accreditation reports, and staffing models, as these directly impact business sustainability and compliance with the Aged Care Quality Standards. A legal review of existing resident agreements and any refundable accommodation deposits (RADs) is also crucial to understand liabilities.

Proximity to hospitals, transport, and community amenities influences both occupancy and resident satisfaction. Locations with growing elderly populations often offer better long-term returns. Regional considerations, local council regulations, and community demographics should all be evaluated before purchase.

Leases typically include terms around facility usage, compliance obligations, capital improvements, and lease length. Long-term leases (often 10–20 years) are common to provide stability for operators and investors.

The lease should also address responsibilities for maintenance, regulatory compliance, and resident safety. Well-structured leases often include performance clauses to ensure operators maintain accreditation and occupancy standards, as well as escalation clauses to protect investors against inflation.

Yes. Buyers can access traditional property finance, specialised aged care investment loans, and in some cases, joint ventures or private equity arrangements. Lenders will assess regulatory compliance, occupancy, and operator track record when considering funding.

Financing structures may also vary depending on whether the purchase includes the operating business or just the freehold property.

Yes. Some operators sell their business operations while leasing the facility from the owner. This separation can benefit investors who want to own the real estate without managing operations, while the operator maintains day-to-day care delivery. This structure is common where operators want to free up capital or focus on service delivery rather than property ownership. However, lease terms must be carefully negotiated to protect both parties and ensure continuity of resident care.

Valuations consider both the property and the business operations. Factors include occupancy rates, profit margins, operational efficiency, resident demographics, staffing, and compliance history. Aged care valuers often provide a combined valuation to reflect both the freehold asset and the ongoing business. Additional considerations may include the property’s redevelopment potential, regional demand forecasts, and the operator’s reputation, which can significantly influence goodwill value.

All aged care facilities must comply with the Aged Care Act 1997, state building codes, fire safety standards, and health regulations. Buyers or tenants must ensure that facilities meet these standards, including staff-to-resident ratios, accessibility, infection control, and fire safety infrastructure.

Regulatory compliance impacts both the sale price and lease terms. Non-compliance can lead to sanctions, reduced funding, or even loss of accreditation, which directly affects business value and long-term viability.

Aged care properties include fully operational residential aged care facilities, independent living units (ILUs), and mixed-use complexes that combine care services with accommodation. Properties can be freehold or leasehold, and sizes range from small boutique homes to large-scale, multi-floor complexes.

Owners are generally responsible for structural maintenance, compliance with building codes, and ensuring the facility meets licensing standards. Lease agreements often outline responsibilities for upgrades, capital works, insurance, and emergency compliance, which must be monitored regularly.

Owners may also be required to cooperate with accreditation bodies during inspections, even if they are not directly involved in day-to-day operations, since compliance obligations ultimately tie back to the property itself.