Inside Commercial Property

Rising interest rates and geopolitical shocks are creating a two-speed market where some sit tight and others hunt deals. The conversation highlights income-focused investing, sector resilience across industrial, retail and offices, and real-world deal breakdowns from big-box retail to supermarkets and entry-level industrial. Practical talk on buyer and seller behaviour, syndicates, and stress-testing portfolios.

In this episode of Inside Commercial Property, host Phil Tarrant is joined by Scott O’Neill, CEO of Rethink Group, and Margie Baldock, senior buyer’s advocate at Rethink Investing, for a candid conversation on what really drives successful commercial property investing, beyond just yields and headlines. The discussion opens with the latest interest rate movement and its unexpected impact on investor behaviour. Scott explains why rising rates may actually strengthen the commercial case, as capital shifts away from low-yielding residential portfolios and towards higher-income, long-term assets. The episode also touches on the capital gains tax debate and why structural differences between residential and commercial ownership vehicles may further increase commercial property’s appeal. Margie’s perspective reframes the buyer’s agent role entirely: not just sourcing assets, but helping high-performing investors define “how much is enough”, align investments with life goals, and protect long-term strategy from emotional decisions. Also discussed in this episode: Why commercial property can still be accessed later in life, even when residential lending becomes restrictive. The structural advantages of lease-backed lending and self-managed super fund (SMSF) purchasing strategies. How to reframe vacancy as an opportunity rather than a failure, and how short leases can be leveraged into equity gains. Why most high-net-worth investors don’t actually know their required passive income number and how reverse engineering that number simplifies portfolio planning. The behavioural differences between overconfident and underconfident investors, and why sometimes “doing less” leads to stronger compounding outcomes. This episode is essential listening for investors who want a deeper understanding of how experienced commercial buyers think – from negotiating risk and pricing problems, to resisting short-term temptations, to structuring portfolios that genuinely support lifestyle freedom over decades.

Scott O'Neill, CEO and founder of Rethink Group and commercial property investor, outlines the 2026 market outlook and how investors are positioning capital. He highlights constrained development, private and offshore capital inflows, and why secondary industrial, neighbourhood retail and large-format centres stand out. Short-term interest rate moves should not derail long-term allocation strategies.

Scott O'Neill, CEO of Rethink Investing and commercial property expert, reviews 2025 market action from hundreds of transactions. He highlights why large-format retail and neighbourhood centres led growth. He outlines the rise of larger $10–50M deals, secondary industrial outperformance, suburban freehold office appeal, and evolving investor strategies around consolidation and cash-flow resilience.

Sam Saad, managing director at Rethink Property Lawyers, shares expert insights on the critical role of legal advice in commercial property transactions. He emphasizes the importance of engaging a specialist property lawyer to navigate complex contracts and protect investments. Sam delves into the nuances of due diligence, highlighting specific searches like title and environmental checks. He also discusses how lease structures and hidden risks can impact returns and cash flow, offering practical strategies to fortify investor protections.

In this episode of Inside Commercial Property, Scott O’Neill and Phil Tarrant break down one of the most critical yet misunderstood aspects of commercial property investing: due diligence. Drawing from thousands of transactions completed through Rethink Investing, Scott explains how a structured and independent due diligence process can safeguard investors from financial risk and strengthen long-term portfolio performance. Listeners will gain practical insights into: • How to conduct commercial property due diligence that goes beyond the surface numbers. • The importance of separating acquisition and due diligence to avoid bias. • Key lease, tenant and legal checks every investor should understand. • Common red flags hidden in contracts and rent statements. • Why detailed financial verification can be the difference between a good deal and a costly mistake. From analysing outgoings and tenant ledgers to understanding lease terms and market-based yields, Scott shares how Rethink Investing’s due diligence framework ensures every property is thoroughly assessed before purchase. This episode is a must-listen for anyone serious about commercial property investment. You’ll learn how to approach due diligence like a professional, with structure, objectivity, and the right data to make confident investment decisions.

In this episode of Inside Commercial Property, Phil Tarrant and Scott O’Neill sit down with Dan Gallen, executive director and CIO of Pallas Capital, to discuss one of the biggest shifts in commercial investing: the rise of private credit. With banks tightening lending and investors demanding faster, more flexible solutions, private credit has surged as a key funding option in the commercial property market. But does it always serve investors best, or does it add too much risk? Dan shares his perspective from more than $10 billion in structured transactions, while Scott explains how financing decisions can transform long-term investor outcomes, from cash flow and yields to equity growth and risk exposure. Key topics covered: The commercial property funding landscape: Banks retreat versus private credit expansion. Private credit explained: Flexibility, higher leverage, and where it beats the banks. Risks investors must weigh before relying on non-bank lending. Real-world examples of deals made possible by private credit. Why financing strategy is central to long-term wealth creation. Listen now to discover how the right funding strategy can accelerate growth and safeguard your portfolio.

In this episode of Inside Commercial Property, Scott O’Neill and Phil Tarrant tackle one of the most hotly debated topics in Australian property investment: regional versus capital city property. Investors are often told that regional markets promise higher yields, while capital cities offer long-term growth, but is that really the full story? Drawing on real client examples and market data, Scott and Phil explore the strengths and pitfalls of both strategies. From the cash flow benefits in regional centres to the capital appreciation trends in metro markets, they unpack the truth behind the headlines and expose the risks investors often overlook. Key topics covered in this episode include: Why regional properties appear attractive on yield but can lack long-term growth consistency. How infrastructure spending and population migration are reshaping regional opportunities. Why capital city assets remain the cornerstone of many high-performing portfolios. The investor profiles best suited to regional versus metro strategies. The overlooked costs and risks that can turn a “bargain” regional property into a poor investment. Whether you’re weighing up your next purchase or rethinking your portfolio strategy, this episode provides clarity on the regional versus capital city debate. Packed with sharp insights and grounded in real-world investing experience, Scott and Phil cut through the noise to show you how to align your property strategy with your financial goals. Listen now to discover the truth about regional versus capital city property, and learn how the right strategy can position you for stronger returns.

Patrick Casey, the managing director of Rethink Wealth and a seasoned financial strategist, joins to unveil the flaws in traditional financial advice, particularly the oversight of property investment. He discusses how unregulated property advice is jeopardizing investors and explains the need for tailored, holistic wealth plans. Patrick highlights the unrealistic expectations of younger investors and the necessity for proper guidance. With insights into the evolving market dynamics and the impact of technology, he makes a compelling case for integrating real estate into financial strategies.

Jed Gould, a senior buyer’s advocate and former elite tennis player, shares his remarkable transition from sports to commercial property investing. He discusses critical strategies for building lasting wealth and the importance of balancing cash flow and growth. Jed highlights insights from managing tennis academies and the necessity of resilience and emotional intelligence in investing. The conversation touches on emerging market trends, the rising demand for sub-$2 million assets, and ethical investing, providing valuable lessons for aspiring investors.