Commercial Office

Parking that affects leasing and valuation, handled by someone whose business depends on getting it right.

Office buildings are hard enough to manage without parking becoming another problem. Tenant complaints, enforcement headaches, income that bounces around month to month. Most asset managers have better things to do.

We take office parking off your hands. You collect fixed rent. We deal with the rest.

See our lease model or how owners benefit before you request a proposal.

Why office parking has become a headache

Office assets have changed. Hybrid work means parking demand is less predictable. Tenants expect parking to just work, and they complain loudly when it doesn't. Lenders look at your income line items and ask questions about that variable "parking revenue" that fluctuates every month.

Meanwhile, parking still causes friction. The tenant in suite 301 thinks they're entitled to more spots. Visitors can't find the entrance. Someone's always parked in someone else's bay. And every one of those problems lands on the property manager's desk.

Under a traditional management agreement, you might have an operator running the equipment, but you still own all these problems. The income risk, the tenant politics, the day-to-day pricing oversight. The operator collects a fee. You carry the headaches.

How we're different

We lease your car park and run it as our own business. That's a fundamental shift in who owns the problem.

You receive fixed monthly rent with annual escalations. We manage pricing within agreed guardrails, handle enforcement, manage tenant allocations, and deal with complaints. When someone's unhappy with their parking situation, they call us.

We also fund the infrastructure. ANPR systems, payment platforms, signage, access control. That's our capital investment, not yours.

Your valuer sees contracted rental income. Your asset manager stops fielding parking complaints. That's the point.

Working with your tenants

Office parking isn't one-size-fits-all. Some tenants have allocated bays in their lease. Others share a pool. Executives expect reserved spots. Visitors need short-stay access.

Before we take over, we work through all of this with you. Which tenants have parking entitlements? How many bays? What happens to visitor parking? What are the enforcement rules you want us to operate within?

Once agreed, we operate within that framework. Tenant allocation stays aligned with their leases. We just take over the operational hassle. When a tenant wants to change their parking arrangements, they negotiate with us, not you.

Buildings in transition

We work with buildings at all stages. New developments where tenants are still moving in. Repositioning projects where the tenant mix is changing. Half-empty buildings where demand hasn't stabilised.

Traditional parking operators won't take risk on sites like these. They want stable demand before they commit. We're different. If the fundamentals are right, we'll sign a lease before the building is full and wear the early-stage income risk ourselves.

There are limits. If demand is low because of something you control, such as construction delays or tenants that haven't moved in, we might build in temporary adjustments. But those are clearly defined, time-limited, and disappear once the building stabilises.

We take parking risk. We don't take leasing risk.

What this means for your financials

A lease structure changes how parking shows up in your books.

Instead of variable parking revenue that fluctuates with occupancy and pricing experiments, you have contracted rent. Escalations are baked in. The income is predictable. Valuers treat it like tenant income, not "other revenue."

That matters when you're refinancing or selling. Lenders like predictable income. Buyers like clean income streams. Nobody wants to underwrite volatile parking revenue as part of an office asset.

And operationally, you're not managing the car park anymore. No equipment maintenance, no staffing decisions, no day-to-day pricing debates. Parking becomes a line item, not a department.

Types of buildings we work with

We work across a range of office assets. Single-tenant headquarters. Multi-tenant towers. Suburban office parks. Fringe CBD buildings. Mixed commercial precincts where office sits alongside retail or medical.

The common factor is owners who want parking off their plate. If you're spending time on parking when you'd rather be focused on leasing and asset management, you're probably a fit.

Not for everyone

If you want to retain day-to-day pricing direction, or if you're using parking as a short-term revenue tool to sweeten tenant deals, we're probably not the right fit. There are good parking management companies who'll work within those constraints.

What we do is take the asset off your hands entirely. That requires giving up control. Some owners aren't ready for that, and that's fine.

Common questions about commercial parking leases

How is a parking lease different from a management agreement?

Under a management agreement, the operator runs your car park but you still own the income risk. You direct pricing governance. You handle complaints that escalate. You carry the volatility. And when a boom gate breaks or the payment terminal fails, that's your repair bill. Under a lease, we take over completely. Fixed rent to you. We handle everything else on our own account—including all equipment maintenance and repairs.

What happens to tenant parking entitlements?

We honour whatever's in their leases. If a tenant has 50 allocated bays, they keep 50 allocated bays. We just take over the operational side. When they want to add or change parking, they deal with us instead of you.

What about visitor parking?

That's part of what we agree upfront. How many visitor bays, what the rates are, whether there's validation through the lobby. We typically run visitor parking as paid short-stay, but the specifics depend on the building.

What if my building is only half-occupied?

We work with transitional buildings. If demand is low because you're still leasing up, we can structure the lease to account for that. Once occupancy stabilises, the lease normalises. We're taking parking risk, not leasing risk.

How does this affect my building's valuation?

Positively, usually. Variable parking income often gets discounted by valuers or treated as "other income." Contracted rent from a parking lease gets treated more like tenant income. Cleaner, more predictable, easier to capitalise.

What technology do you use?

Usually ANPR (automatic number plate recognition) for access and payment. No tickets, no boom gate issues, cleaner entry and exit. We fund the technology as part of the lease, so it's not your capital expense.

What's a typical lease term?

We prefer long terms, typically five years or more with options. That gives us room to invest in infrastructure and gives you predictable income for valuation purposes. Short arrangements don't work for either side.

Got an office building with parking headaches?

If parking is taking up more of your time than it should, let's talk. No pitch deck, just a conversation about whether your building is a fit.

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