Commercial Property 101: The Rules, Risks & Rewards
The Elephant In The Room Property Podcast | Inside Australian Real Estate
Understanding Commercial Property Syndicates and Common Investment Mistakes
This chapter delves into the mechanics of syndicates in commercial property, focusing on shareholding through a unit trust system. It also covers management structures, limitations on unit holdings, income distribution for unit holders, and common pitfalls for buyers agents in assessing investment opportunities.
Commercial property isn’t just “resi with higher yields” — it’s a whole different game with its own language, rules, and risks.
In this episode, we sit down with Helen Tarrant, founder of Unikorn Commercial Property, to unpack what investors really need to know before making the leap.
Helen reveals why mindset is the first hurdle when moving from residential to commercial, and why too many investors skip the education that could save them from costly mistakes. We explore the key levers that drive a property’s value — lease term, location, tenant quality, and asset type — and why small changes in these can mean big shifts in price and yield. She also shares hard truths on price points, explaining where the “rats and mice” risks live, and why under $1.5 million can be a danger zone for serious investors.
From syndicates that give smaller investors access to multimillion-dollar assets, to practical strategies for tenant risk management and value uplift, Helen covers the nuts and bolts of building what she calls a “unicorn portfolio” — one that balances cashflow, growth, and uplift potential. She doesn’t shy away from the mistakes she’s seen (and fixed), giving listeners a forthright look at what can go wrong and how to protect yourself.
Whether you’re an experienced property buyer ready to diversify, or a first-time commercial investor keen to start smart, this conversation will equip you with the insights, questions, and strategies to play the commercial game — and win.
Episode Highlights
00:00 – Welcome
01:07 – Meet Helen Tarrant: Commercial Property Expert
01:44 – Differences Between Residential and Commercial Investing
02:21 – Understanding Commercial Property Fundamentals
04:50 – Evaluating Commercial Property Investments
08:23 – Common Mistakes and Misconceptions
12:30 – Identifying the Right Commercial Property
16:47 – Navigating the Commercial Property Market
25:09 – Price Points and Investment Strategies
28:36 – Understanding Syndication in Real Estate
29:16 – Securing High-Value Properties
30:10 – Mechanics of Shareholding in Syndicates
31:42 – Common Mistakes in Commercial Property Investment
34:22 – Strategies for Flipping Commercial Properties
38:00 – Identifying and Fixing Problematic Properties
41:24 – The Importance of Due Diligence
45:32 – Case Study: Rescuing a Client's Investment
50:51 – Final Thoughts and Advice
About the Guest
Helen Tarrant is the Founder of Unikorn Commercial Property, a specialist buyer’s agency helping everyday Australians access and succeed in the commercial property market. With a background in commerce and law, and over a decade of firsthand experience as both an investor and advisor, Helen has built a reputation for turning complex deals into strategic, high-performing investments.
Known for her candid, straight-talking approach, she has educated thousands through free webinars, content, and in-person events, demystifying an asset class often seen as too risky or opaque. Her expertise spans portfolio strategy, tenant risk assessment, syndicate structures, and value-add opportunities, with a focus on creating balanced portfolios that deliver both income and growth. Passionate about investor education, Helen is committed to helping clients avoid the costly mistakes she’s seen too often in the industry, and to empowering them to think — and act — like seasoned commercial players.
Connect with Helen
- Website: https://unikorn.com.au/
- Website: https://helentarrant.com/
- LinkedIn: https://www.linkedin.com/in/helentarrant/
- YouTube: https://www.youtube.com/@helentarrantcommercial
- Facebook: https://www.facebook.com/helentarrantcommercialproperty/
Resources
- Visit our website: https://www.theelephantintheroom.com.au
- If you have any questions or would like to be featured on our show, contact us at:
- The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
- Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
- Work with Veronica: https://www.veronicamorgan.com.au
- Looking for a Mortgage Broker? alcove.com.au
- Work with Chris: chrisbates@alcove.com.au
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See you on the inside,
Veronica & Chris
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