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Wholesale Real Estate · 2024–2026 Track Record

Wholesale Real Estate,
sniped at the source.

100+ deals. $13M+ equity unlocked. We lock in below-market stock across QLD, NSW, WA & VIC - direct from builders, verified against RP Data & Cotality comparables before a contract is signed.

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100+
Deals Acquired
↑ 2024–2026
$82M+
Acquired Value
↑ buy price locked
$13M+
Equity Unlocked
↑ verified by comparables
~130%
Avg. Cash-on-Cash
↑ on funds to complete
4 states
Active Markets
QLD · NSW · WA · VIC
✦ Market Intelligence

Where We Source & Why

Every suburb in our portfolio is data-verified - strong growth drivers, infrastructure tailwinds, and rental demand. Medians shown are Cotality / Pricefinder Apr 2026.

All Markets
QLD
NSW
VIC
WA
QLD - Moreton Bay
Morayfield
4506 · 6 deals sourced
Median House
$860,000
Annual Growth
+15.5%
Avg Days on Market
15 days
Rental Yield
3.86%
↑ 15.5% pa
6 deals · H&L + Dual-Key · $756k–$918k sourced
QLD - Moreton Bay
Caboolture
4510 · 10 deals sourced
Median House
$830,000
Annual Growth
+11.5%
Avg Days on Market
19 days
New Projects (2025)
$527M
↑ 11.5% pa
10 deals · H&L · $741k–$830k sourced
QLD - Moreton Bay
Narangba
4504 · 4 deals sourced
Median House
$900,000
Annual Growth
+12.7%
Stock on Market
0.31%
Annual Sales
420+
↑ 12.7% pa
4 deals · H&L · $789k–$829k sourced
QLD - Ipswich City
Ripley
4306 · 6 deals sourced
Median House
$850,000
Annual Growth
+10.5%
Avg Days on Market
12 days
Annual Sales
255
↑ 10.5% pa
6 deals · H&L · $740k–$835k sourced
QLD - Ipswich City
Deebing Heights
4306 · 4 deals sourced
Est. Median (Apr 2026)
~$1,000,000
Annual Growth
+10.8%
Rent Growth
+12.7%
Weekly Rent
$650+
↑ 10.8% pa · Now $1M+
4 deals · H&L · $788k–$813k sourced · est. $970k–$1.0M now
QLD - Logan City
Jimboomba
4280 · 6 deals sourced
Median House
$980,000
Annual Growth
+13.1%
PDA Status
Flagstone PDA
Capacity
150k residents
↑ 13.1% pa
6 deals · H&L · $759k–$816k sourced
QLD - Moreton Bay
Lawnton
4501 · 1 deal sourced
Median House
$875,000
Annual Growth
+10.9%
Avg Days on Market
13 days
Annual Sales
131
↑ 10.9% pa
1 deal · Dual-Key · $1,078,000 sourced
NSW - Lake Macquarie
Cameron Park
2285 · 2 deals sourced
Median House
$960,000
Annual Growth
+5.7%
Avg Days on Market
21 days
Annual Sales
190
↑ 5.7% pa
2 deals · Dual-Key · $1.09M–$1.14M sourced
NSW - Lake Macquarie
Dora Creek
2264 · 5 deals sourced
Region Median
$850,000
Duplex Demand
Very High
Deal Type
Duplex 8B+
Land Size
500–517m²
↑ ~6% pa
5 deals · Duplex · $1.27M–$1.45M sourced
NSW - Hunter Valley
Cessnock
2325 · 1 deal sourced
Median House
$669,000
Annual Growth
+6.2%
Unit Growth
+10.3%
Deal Type
Duplex 700m²
↑ 6.2% pa
1 deal · Duplex · $1,230,660 sourced
WA - City of Mandurah
Lakelands
6180 · 10 deals sourced
Typical Price
$772,000
Annual Growth
+18%+
Rental Yield
4.01%
Avg Days on Market
23 days
↑ 18%+ pa
10 deals · H&L + Dual-Key · $710k–$935k sourced
QLD - Ipswich City
White Rock
4306 · 5 deals sourced
Est. Value (Apr 2026)
$1,000,000+
Annual Growth
+10%
Top Comp (RP Data)
$1,120,000
Deals Sourced
5 acquisitions
↑ 10% pa · Now $1M+
5 deals · H&L · $756k–$992k sourced · est. $1.0M–$1.12M now
QLD - Logan City
South Maclean & Flagstone
4280 · 12 deals sourced
RP Data Comp (Jan 2026)
$989,990
Annual Growth
+12%
Flagstone Min. Value
$880,000+
PDA Infrastructure
$2.1B · 150k residents
↑ 12% pa · Comps to $995k
12 deals · H&L · $726k–$803k sourced · comps $880k–$995k
VIC - Western Growth Corridor
Wyndham / Melton
3030 / 3029 / 3338 · active buy list
Corridor Median
$660k–$700k
Gap to Melb Median
~30%
Vacancy
2.0–2.7%
Rail
Direct CBD
↑ Tier-1 VIC greenfield
Wholesale H&L via Tier-1 masterplans · direct rail + freeway · convergence thesis active
VIC - Northern Growth Corridor
Hume Council · Craigieburn axis
3064 · active buy list
Corridor Median
$700k–$740k
Gap to Melb Median
~28%
25-yr corridor CAGR
~8% p.a.
Vacancy
1.7%
↑ Tier-1 · Earliest VIC entry
Wholesale H&L in scale masterplans · Shepparton/Upfield rail · $10B+ infrastructure within 18 min
VIC - Geelong / Armstrong Creek
Armstrong Creek & Lara
3217 / 3212 · 6 deals sourced
Median House
$810,000–$820,000
Annual Growth
+7.8%
Vacancy Rate
0.8%
Rental Yield
4.1%
↑ 7.8% pa · Geelong growth
6 deals · H&L · $704k–$758k sourced · est. $810k–$840k now
VIC - Inner North Premium
Preston
3072 · 2 deals sourced
Median House
$1,100,000
Annual Growth
+6.5%
Avg. Weekly Rent
$880/wk
Distance to CBD
8km
↑ 6.5% pa · Inner North
2 deals · H&L · $925k–$1.04M sourced · est. $1.1M–$1.2M now
✦ Portfolio Analytics

The Numbers Don't Lie

Data-driven sourcing across 25+ suburbs, 4 states, every deal tracked and verified.

Deals by State

Geographic diversification across QLD, NSW, WA and VIC markets

Deals by Package Type

From standard H&L packages to premium dual-keys and duplexes

Purchase Price Distribution

Where our sourced deals fall across price brackets

Estimated Equity Position by Suburb

Avg. estimated current value vs. sourced package price per market

✦ Full Deal Ledger

Every Deal.
Every Number.

100+ wholesale acquisitions across QLD, NSW, WA & VIC. Buy price, funds to complete, current value, ROI and cash-on-cash return - for every deal. Filterable. Sortable. Nothing hidden.

Open the Deal Ledger
100+
Deals Acquired
25+
Active Suburbs
$13M+
Equity Unlocked
~130%
Avg. Cash-on-Cash
✦ Greenfield Convergence Investment Methodology (GCIM)

We Get In Before the Cranes Arrive

Greenfield investing is the single highest-leverage play in Australian residential property - buying into growth corridors before the infrastructure lands, not after. This is the methodology we've compounded across three cycles: Perth 2023, Brisbane 2023–2025, and now Melbourne 2026.

Cycle 1 · Called Early
Perth WA - 2023
Positioned clients into Mandurah / Lakelands / Baldivis corridors before the Perth boom repriced the market +30–40% over 24 months. Mandurah alone ran +18% pa.
Cycle 2 · Doubled Down
Brisbane QLD - 2023–25
Loaded into Moreton Bay, Logan and Ipswich corridors ahead of the 2032 Olympics capex wave. South Maclean, Ripley and Deebing Heights now running +10–13% pa, with flagship deals above +37%.
Cycle 3 · Active Now
Melbourne VIC - 2026
Wyndham, Whittlesea and Geelong corridors sit 18–24 months behind Brisbane on the cycle. Land values bottoming, infrastructure committed, yields improving. The entry window is open right now.
01
🌱
The Greenfield Thesis
You don't buy a suburb - you buy a stage of a cycle. Greenfield entry means raw land + new build in corridors where roads, schools, shops and rail are pipelined but not yet delivered. Every infrastructure dollar that lands after settlement reprices your median upward. You bought the empty paddock; the city arrived around it.
02
🗺️
The Corridor Rotation
Capital rotates between capital-city corridors on a 24–36 month lag. Perth ran first. Brisbane followed. Melbourne is next. We map the rotation using infrastructure capex, population inflow, vacancy and yield compression - and we move clients into the next corridor while the last one is still printing equity.
03
🏗️
Infrastructure Lead Indicators
Funded road & rail, zoned school catchments, hospital ground-breaks, commercial node approvals, NBN / water / power schedules. When 3+ indicators trigger on a corridor, it enters the active buy list. This is how we were 12 months ahead in South Maclean - comps caught up after our clients held contracts.
04
🤝
Pre-Release Builder Allocation
We hold direct allocation with Tier-1 builders and master-planned developers in each corridor. That means pre-release stock 3–6 months before display villages open - at cost-plus pricing. By the time stage 1 settles, identical blocks are typically listed 15–25% higher.
05
📊
RP Data + Bank Val Verification
Every corridor call is stress-tested against live RP Data / Cotality comparables and independent bank "as-if-complete" valuations (NAB / CBA / Tier-1 lender panel). If the valuer doesn't confirm the spread on the exact builder and configuration, the deal doesn't leave the desk.
06
📈
Corridor-to-Corridor Compounding
Perth equity → refinance → Brisbane. Brisbane equity → refinance → Melbourne. This is how a single-property investor becomes a 4–5 property portfolio in 36 months - leverage + corridor rotation, compounded. Avg ~130% cash-on-cash across the book proves the mechanism works.
✦ Greenfield Convergence Investment Methodology (GCIM) · The Six Principles

How we grade every corridor.

Every market in our portfolio is scored against six principles before it enters the buy list. Minimum 48 out of 60 to qualify as Tier-1. This is the framework - it keeps us disciplined across states and across cycles.

PRINCIPLE 01
Affordability Convergence Gap
The corridor must trade 30–50% below its capital-city median - the historical "sweet spot" for convergence trades. Too narrow means no upside. Too wide means broken fundamentals.
PRINCIPLE 02
Construction Economics Alignment
Wholesale build price must sit materially below retail replacement cost. Rising civil and labour costs create an embedded price floor. We target 20%+ manufactured equity at contract.
PRINCIPLE 03
Infrastructure Catalyst Framework
Rail, road, retail, schools, hospital, jobs - funded or committed within a defined minute radius. A corridor needs 3+ indicators already triggering to enter the buy list.
PRINCIPLE 04
Demographic Acceleration
Population growth above 3% p.a., owner-occupier rate above 70%, median age under 35. Young, family-forming demographics create structural rental demand and long hold psychology.
PRINCIPLE 05
New-Build Advantage
7-star NatHERS minimum, full Division 43 and Division 40 depreciation, 10-year structural warranty, zero immediate maintenance. Wholesale build = tomorrow's replacement-cost floor.
PRINCIPLE 06
Convergence Risk Framework
Rate sensitivity, supply absorption runway, demand depth through cycles. Tier-1 corridors carry low-to-moderate risk even in adverse macro. Our worst downside is compressed upside.
✦ The Wholesale Mechanic

Manufactured equity, day one.

Raw farmland → civil works → developer margin → our rebate → your contract. The gap between what you pay and what it would cost to build at retail is the manufactured equity - locked in the day you sign. Every infrastructure dollar that lands after settlement compounds on top.

Raw farmland (pre-zoning) cost stack starts
Civil works · roads · services · utilities + developer input
Developer margin + margin
Retail sticker land price full retail
Realtyex wholesale rebate we remove this
Wholesale build (Tier-1 builder) cost-plus pricing
Your contract price wholesale total
Retail replacement cost · equivalent build open market
Embedded equity at contract ~20%+ day one

Our clients routinely settle at 15–25% below retail replacement cost - the delta between what a developer charges us wholesale and what the same stock lists for 3–6 months later.

The mechanic works the same in every state. We transact at developer cost-plus; the retail market reprices after. Every bank "as-if-complete" valuation has to confirm the spread before we release the deal to the client.

Sources: Infrastructure Victoria (greenfield cost), Colliers Development Cost Per Lot, HIA quarterly Cost Report, live builder price lists, Realtyex replacement-cost model.

✦ Why Realtyex

Built on Results

Fully Transparent
Every deal is documented and available for review. No hidden commissions, no manufactured numbers.
Off-Market Access
Builder-direct relationships give you deals 3–6 months before the open market - at pre-release pricing.
Data-Verified
Every suburb is backed by RP Data, Cotality, and independent comparable sales - not marketing fluff.

Be First To See
The Next One.

We release acquisitions to a small private investor network before they reach open-market. 30 minutes with Bao - we'll map your borrowing capacity, target corridor, and which live deals fit your position.

📞 Book a Discovery Call See Every Deal
Realtyex · Wholesale Real Estate · Sydney, NSW · bao@realtyex.com.au
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