As a key member of Stonebridge’s National Portfolio team, Brett O’Neill offers a unique perspective on the evolving landscape of Australia’s premium investment property market.
From childcare and medical, fast food to fuel and convenience, and freestanding retail, Brett shares insights across the essential service sectors that continue to draw strong interest from the private investor market and those seeking highly resilient and defensive assets. Under the leadership of Michael Collins and Tom Moreland, who head Stonebridge’s National Portfolio business, Brett has enjoyed a standout 2025. His year was highlighted by a record-setting childcare transaction in Sydney, New South Wales.
As the year draws to a close, Brett shares his perspective on the trends redefining buyer behaviour, the surge of national operator expansion into regional markets, and where he sees the strongest opportunities emerging for investors over the next 12 months.
Q: What has been your standout achievement in 2025?
A: The sale of Saltwater Preschool Newport for $16.01M was a professional highlight and represented close to a 12 month partnership between our Stonebridge team and the owner operator, to position their asset for success. The result set a new national benchmark for sale rate per childcare place, which not only demonstrates the depth of demand for high-quality childcare assets but also reinforces the strength and sophistication of the investor market in this sector.
Q: What major trends or shifts have you observed in the market this year?
A: 2025 has seen national operators aggressively compete to expand their networks across regional and high-growth catchments. This level of rollout highlights the continuing profitability of their business models and confidence in long-term consumer demand, which in turn creates opportunities for investors in the underlying real estate.
Q: How has buyer behaviour evolved recently?
A: Buyers are increasingly nationally attuned. Rather than limiting themselves to their home state, purchasers are looking interstate to access varied risk profiles and sector opportunities. Our national team are seeing investors pursue yield arbitrage in Victoria and Western Australia, capitalise on Queensland’s extraordinary growth (fuelled by Olympic-related investment), and balance their portfolios with the long-term stability that New South Wales traditionally delivers.
Q: Where do you see the biggest opportunities in the next 12 months?
A: Investors and existing asset owners are in a strong position to benefit from recent rental growth, which has largely been driven by elevated construction costs. Many of these assets now sit in locations that are effectively irreplaceable. As leases reach their review points, there is strong potential for meaningful income uplift, unlocking additional value for those who take a patient, long-term approach to asset and tenant performance.
Q: What advice would you give buyers looking to secure strong opportunities in the current environment?
A: Consider exposure to regional locations and metropolitan growth corridors. These areas will absorb the bulk of population growth over the medium term, making them prime targets for essential-needs retailers. Investing in these locations allows you to secure the same compelling fundamentals – long-term net leases to national tenants, consistent income growth and tax depreciation benefits – while also positioning your asset for future upside as infrastructure investment follows population expansion.
For more information and to discuss your 2026 property mandates, contact Brett.
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