Commercial Property Cap Rate Calculator
Calculate the cap rate for a commercial property to determine its investment potential. The cap rate shows the expected annual return on investment based on net operating income (NOI) relative to property value. A healthy cap rate typically falls between 5% and 7% for office and retail properties in major Australian cities.
Enter property details to calculate the cap rate.
If you're looking to buy commercial property, the right website can save you months of legwork. Not all platforms are built the same-some are packed with listings but lack details, others are clean and simple but miss key markets. The best site for commercial real estate isn't just about volume. It’s about accuracy, local depth, and tools that actually help you make a decision.
What Makes a Commercial Real Estate Site Worth Using?
A good commercial real estate platform doesn’t just list properties. It gives you context. You need to know the zoning, the tenant mix, the cap rate history, and whether the building has been recently renovated. Some sites show a photo and a price. The best ones show you what that price actually means.
Take a 5,000-square-foot retail space in Melbourne’s CBD. One site says $2.1 million. Another shows you that the current tenant pays $180,000 a year in rent, the building was upgraded in 2023, and the vacancy rate in that block is 1.2%. That’s the difference between guessing and knowing.
Look for sites that offer:
- Verified listings with updated sale or lease status
- Financial metrics like cap rates, NOI, and occupancy trends
- Neighborhood data-foot traffic, demographics, nearby competitors
- Direct contact with listing agents, not just generic forms
- Filtering by property type: office, retail, industrial, medical, hospitality
Top Sites for Commercial Real Estate in 2026
Based on user feedback, agent reliability, and data depth, these are the top platforms currently dominating the Australian commercial market.
1. CommercialRealEstate.com.au
This is the most widely used platform by Australian commercial brokers. It’s not flashy, but it’s thorough. Over 85% of active commercial listings in Australia appear here first. The site pulls data directly from major agencies like CBRE, JLL, and Colliers, so listings are updated daily.
Its strength? Filters. You can narrow down by property class (A, B, C), lease type (net, gross, triple net), and even zoning codes. It also shows historical sales data for the same building-useful if you’re comparing current asking prices to past transactions.
Downside? The interface feels dated. But if you’re serious about buying, you’ll get past that.
2. PropertyGuru Commercial
While better known for residential, PropertyGuru’s commercial arm has grown fast. It’s especially strong in Sydney and Brisbane, where it partners with local councils to show upcoming development zones and planning permits.
What sets it apart is the development potential filter. If you’re looking at an old warehouse in Redfern, you can see if the council has approved mixed-use zoning. That’s huge for investors who want to reposition assets.
It also integrates with financial calculators so you can plug in loan terms and see projected cash flow in real time.
3. LoopNet Australia
LoopNet is the U.S. giant that expanded here in 2022. It’s got the most international investor traffic, which means you’ll find more off-market deals and institutional listings than on local sites.
Its mapping tool is the best in the game. Click on a property, and it overlays nearby highways, public transport stops, and competitor locations. If you’re opening a medical clinic, you can instantly see how many other clinics are within a 3km radius.
It’s also the only platform that shows tenant credit ratings-useful if you’re evaluating lease reliability. A tenant with an A- rating from S&P is far less risky than one with no credit history.
4. RealEstate.com.au Commercial
Most people know RealEstate.com.au for houses, but its commercial section is quietly powerful. It’s the only site that links commercial listings directly to local council rate notices and land tax data.
If you’re comparing two industrial units in Geelong, you can see their annual council rates side by side. One might look cheaper on paper, but if it’s in a higher rate category, your true cost jumps.
It also has a built-in tool to estimate property value based on recent sales of similar buildings in the same street. No need to guess-just plug in the address.
What to Avoid
Not every site that says "commercial property" is worth your time.
Stay away from:
- Generic portals that bundle commercial with residential-details are often missing or outdated
- Sites that require you to sign up just to see a price
- Platforms with no agent contact info or only a contact form
- International sites that don’t show Australian zoning or tax rules
One buyer in Perth lost $47,000 on a warehouse because the listing didn’t mention the building was under a heritage overlay. That meant no external modifications allowed. He found out after settlement.
How to Use These Sites Like a Pro
Here’s how to cut through the noise:
- Start with CommercialRealEstate.com.au to get the full market view
- Use LoopNet to check for institutional or off-market deals
- Jump to PropertyGuru if you’re looking at redevelopment potential
- Verify all financials on RealEstate.com.au using council data
- Always request the most recent financials from the agent-rent rolls, operating expenses, tenant leases
Don’t trust a listing unless you can see:
- A copy of the current lease (redacted for privacy)
- The last 12 months of operating expenses
- Proof of recent inspections or building certifications
Top investors don’t just look at price. They look at risk. And the best sites give you the tools to measure it.
What Type of Property Are You Buying?
The best site changes depending on your goal.
- Office space? Use LoopNet-it tracks corporate tenant moves and vacancy trends by suburb.
- Retail strip? CommercialRealEstate.com.au has the deepest data on foot traffic and tenant turnover.
- Industrial warehouse? RealEstate.com.au links to freight zone maps and rail access data.
- Medical or aged care? PropertyGuru shows health service catchment areas and government funding zones.
There’s no single "best" site. But if you use the right one for your property type, you’ll save time, money, and stress.
Final Tip: Talk to the Agent, Not the Algorithm
No site replaces a good commercial agent. But the right platform helps you ask the right questions.
Before you call an agent, go to the site, find three similar properties, and note:
- What’s the average days on market?
- Have prices dropped in the last 6 months?
- Is there a new development planned nearby?
When you walk into that meeting with data, you’re not a buyer. You’re a negotiator.
What is the most reliable site for commercial property listings in Australia?
CommercialRealEstate.com.au is the most reliable for verified, up-to-date listings across all major cities. It’s used by over 90% of commercial brokers in Australia and pulls data directly from top agencies like CBRE and JLL. While other sites offer useful tools, this one has the broadest and most accurate inventory.
Can I find off-market commercial properties online?
Yes, but only on a few platforms. LoopNet Australia is the best for off-market deals because it’s heavily used by institutional investors and private equity firms who don’t always list publicly. These listings often require a login and proof of funding, but they’re where the best deals hide before they hit public portals.
How do I know if a commercial property is priced fairly?
Check the cap rate and compare it to similar properties in the same area. A healthy cap rate for office or retail in major cities is between 5% and 7%. Use RealEstate.com.au to pull historical sales data for the same street. If the asking price gives you a cap rate 2% below the local average, it’s likely overpriced-or has hidden issues.
Are there free commercial real estate sites in Australia?
Yes, but they’re limited. CommercialRealEstate.com.au and RealEstate.com.au offer free access to listings, but full financial data (like rent rolls or operating expenses) usually requires contacting the agent. Avoid sites that ask for credit card details just to view a listing-they’re often lead generators, not real platforms.
What should I look for in a commercial property listing?
Beyond price and size, look for: the type of lease (net or gross), remaining lease term, tenant credit rating, recent renovations, council rates, and zoning restrictions. If any of these are missing, walk away-or ask for them. A good agent will provide them without hesitation.
Next Steps
Start with CommercialRealEstate.com.au. Set up alerts for your target suburb and property type. Bookmark LoopNet for off-market opportunities. Use RealEstate.com.au to cross-check council data. Don’t rush. Commercial property isn’t like buying a house. One mistake can cost you hundreds of thousands.
Take notes. Compare. Ask for documents. The right site won’t sell you a property. But it’ll give you the power to know if you’re being sold a dream-or a deal.
