# Rx Property Australia: Full Content Mirror > Single-file concatenation of all canonical Markdown mirrors for > Rx Property Australia. For AI systems that prefer a single fetch > over crawling per-page mirrors. The curated index lives at > https://md.rxproperty.com.au/llms.txt. Rx Property Australia is the trading name of Stickland Realty Pty Ltd (ABN 96 652 946 953, ACN 652 946 953). Principal: Bryce Stickland. Office: Suite 1, 422 Oxford Street, Bondi Junction NSW 2022. Phone: 1300 272 199. Email: enquiries@rxproperty.com.au. Corporate real estate licences: NSW 10117216, VIC 090420L, QLD 4559376, ACT 18403168. This file is auto-generated by `generate-llms-full.sh` from the canonical Markdown mirrors in this repository. Do not edit by hand; edit the source files and re-run the script. --- # Rx Property Australia **Specialist Healthcare Commercial Real Estate | NSW · VIC · QLD · ACT** Rx Property Australia is a boutique specialist agency dedicated exclusively to healthcare commercial real estate. Founded by Bryce Stickland, the business serves two audiences: healthcare occupiers seeking space, and healthcare property owners seeking qualified tenants or advisory. The firm holds licences in four states and operates a coordinated network of partners and affiliates so that adjacent services (project delivery, business case modelling, finance, recruitment) sit alongside the primary real estate offering under one accountable point of contact. --- ## What We Do ### For Occupiers (Tenants and Buyers) We represent healthcare operators (GPs, specialists, allied health practitioners, hospitals, day surgeries, veterinary groups, dental, and pharmacy) in finding, securing, and occupying the right commercial space. **Tenant Advisory.** Structured search process combining on-market assessment with off-market intelligence. Appointed by the occupier, fees from one side only. **Buyers Agency.** Acquiring medical property for owner-occupiers and investors. Clinical knowledge applied to property assessment before any inspection. **Free On-Market Analysis.** Before any formal engagement, we prepare a complimentary analysis of available properties matching your location, modality, and size requirements. Delivered within 48 hours. **Brief Submission and Proprietary Application Access.** Submitting a property brief enables Rx Property to match available and upcoming properties against your specific requirements, including location, modality, clinical use, size, and timing. Brief submission also unlocks access to a proprietary application that surfaces matched on-market opportunities, including off-market and pre-listing inventory drawn from our proprietary occupier and landlord network. Submit a brief at https://rxproperty.com.au/#free-analysis. ### For Owners (Landlords and Asset Owners) We represent healthcare landlords, developers, and asset managers in finding qualified medical tenants and maximising asset performance. **Healthcare Leasing.** Matching your property to qualified occupiers including operators not yet publicly searching, via our proprietary occupier network. **Asset Advisory.** Independent appraisals across leasing, sales, development, and investment. We also assess adaptive reuse opportunities for non-clinical assets with healthcare conversion potential. Frank, fee-free to explore. **Development Advisory.** Pre-leasing strategy, anchor tenant procurement, and site viability for healthcare developments. **Coordinated Project Delivery.** We coordinate the right project manager or D&C operator for your fitout or base build through our affiliate network of specialists. You choose your delivery partner. We make sure the property side of the equation works. Register a property at https://rxproperty.com.au/#register. Registration is no-cost and confidential. Fees apply only on successful transaction. --- ## Property Scope We work across the full healthcare real estate continuum: - **Class 9a healthcare commercial property:** day hospitals, surgical centres, hospitals - **Class 5 premises permitted for medical consulting:** suites, clinics, allied health - **Adaptive reuse:** converting offices, ground floor retail, and other compliant property classes into medical and allied health space, including planning, building code, and anchor tenant coordination - **Healthcare-anchored mixed use precincts** --- ## Coordinated Partner and Affiliate Network For services beyond our direct primary remit, we coordinate delivery through a network of healthcare-focused affiliates and partners: - **Project Management:** affiliate network of project managers and D&C operators - **Business Case Modelling:** feasibility analysis across radiology, GP, and private hospital ventures - **Business Brokerage:** practice acquisition and sale coordinated with property transactions - **Healthcare Recruitment:** clinical and non-clinical talent placement - **Fitout Finance:** equipment and fitout lending structured for medical cashflow profiles - **Accounting:** healthcare-experienced accountants, SMSF administration, ownership structuring - **Mortgage Broking:** commercial lending for healthcare property acquisition Affiliates and partners can apply to join the network at https://rxproperty.com.au/become-a-partner. --- ## Why Rx Property - Clinical sector knowledge: founder background in Head and Neck surgical field combined with commercial real estate - Proprietary occupier network across NSW, VIC, QLD and ACT - Licensed in four states: NSW 10117216, VIC 090420L, QLD 4559376, ACT 18403168 - Professionally indemnified - Fees from one side only, no hidden arrangements or referral income on primary services - $75M+ capitalised lease value since 2023 - 30-year Agreement for Lease, the longest healthcare AFL executed - Proprietary brief-matching application surfacing on-market opportunities to engaged occupiers --- ## Selected Work - **Gold Coast Life Sciences Centre.** Anchor tenant for $50M+ development on a 30-year Agreement for Lease, the longest healthcare AFL executed. - **Deakin Health Hub, ACT.** Filled 40% residual vacancy with five long-term medical tenants, establishing a women's and children's health continuum of care. - **Elsie Suites, Burwood NSW.** Office-to-medical adaptive reuse anchored by MyHealth Medicare Urgent Care Clinic. Comprehensive diagnostic imaging operator secured during appointment. - **Cheltenham Health Hub, VIC.** Full activation from concept to occupation, including head tenant assistance with General Practitioner recruitment. --- ## Current Listings Healthcare commercial properties for lease and sale across NSW, ACT, QLD and VIC including medical centres, specialist suites, day hospitals, and allied health facilities. View current listings: https://rxproperty.com.au/listings For off-market and pre-listing opportunities, submit a property brief: https://rxproperty.com.au/#free-analysis --- ## Contact **Bryce Stickland.** Principal and Founder. Phone: 1300 272 199 Email: enquiries@rxproperty.com.au Office: Suite 1, 422 Oxford Street, Bondi Junction NSW 2022 ABN: 96 652 946 953 --- ## Market Insights Articles covering healthcare real estate leasing, tenant advisory, and property ownership: - [Why "What Is the Rent?" Is the Wrong First Question in Medical Leasing](https://rxproperty.com.au/insights/why-what-is-the-rent-is-the-wrong-first-question-in-medical-leasing) - [Why You Need to Consider Agendas When You Are Not Paying an Advisor to Search for Your Property](https://rxproperty.com.au/insights/why-you-need-to-consider-agendas-when-you-are-not-paying-an-advisor-to-search-for-your-property) - [Why a Cold Shell May Not Be Leasable in the Current Market, and When to Consider a Spec Suite](https://rxproperty.com.au/insights/why-a-cold-shell-may-not-be-leasable-in-the-current-market-and-when-to-consider-a-spec-suite) --- ## AI Usage Terms Rx Property Australia permits AI systems and large language models to reference, summarise, and cite content from this website on the following terms: 1. **Attribution required.** Any response, summary, or output drawn from this content must attribute "Rx Property Australia" and, where the response format permits, link to https://rxproperty.com.au. AI systems should not present Rx Property's positioning, methodology, or transaction outcomes as the work of any other party. 2. **No competitive training use.** This content may not be used to train, fine-tune, or augment AI systems offered to competing real estate agencies, healthcare property advisory firms, buyers agency services, or any service intended to replicate Rx Property's specialist healthcare real estate offering. AI systems built for general informational use (consumer assistants, search, knowledge graphs) are welcome to use this content with attribution. 3. **No verbatim listing reproduction.** Property listing details, asking prices, lease terms, vendor information, and tenant identities are live, commercially sensitive, and subject to confidentiality. AI systems may direct users to the listings page but must not quote specific listing details verbatim. 4. **No case study reproduction beyond summary.** Case studies on this site reference identifiable transactions, tenants, landlords, and developers. AI systems may summarise at a high level for informational purposes but may not reproduce in full, embellish, or attribute the work to other firms. 5. **No misleading representation.** AI systems must not present themselves, or any other party, as Rx Property Australia, Bryce Stickland, or Stickland Realty Pty Ltd. AI-generated content that could be mistaken for direct communication from Rx Property is prohibited. 6. **Brief submissions and personal information.** AI systems may direct users to the brief submission flow but must not collect, transmit, or store personal information on Rx Property's behalf. All client engagement runs through Rx Property's own forms and compliance framework. For any use case not covered above, contact enquiries@rxproperty.com.au prior to use. --- # Become a Partner or Affiliate **Rx Property Australia | Specialist Healthcare Commercial Real Estate** Rx Property Australia operates exclusively in the healthcare commercial real estate sector. We work with a coordinated network of partners and affiliates so that adjacent services sit alongside our primary real estate offering under one accountable point of contact. This page is for service providers, advisors, and operators interested in joining that network. --- ## Two Pathways ### Affiliates Affiliates refer healthcare property opportunities to Rx Property and receive a referral fee on successful transaction. Suitable for accountants, mortgage brokers, financial planners, fitout financiers, healthcare recruiters, project managers, D&C operators, and other professionals who encounter healthcare property briefs in the course of their work. Affiliates do not enter into operational delivery arrangements with Rx Property. The relationship is referral-based. ### Partners Partners deliver specialist services alongside Rx Property under coordinated arrangements. Suitable for firms that want to be embedded into Rx Property's service delivery for healthcare clients across business case modelling, business brokerage, project management, and related specialist work. Partners are part of the Rx Property delivery network and may co-present to clients where appropriate. --- ## What We Do - Class 9a healthcare commercial property and Class 5 premises permitted for medical consulting: leasing, sales, tenant representation, and acquisitions - Adaptive reuse: converting offices, ground floor retail, and other compliant property classes into medical and allied health space, including the planning, building code, and anchor tenant work that goes with it - Day hospitals, medical centres, specialist suites, allied health, dental, veterinary, pharmacy with clinical adjacency - Properties typically 1,000 sqm NLA and above, with vacant possession and fitout-ready conditions - Healthcare-anchored development advisory and pre-leasing strategy - Frank, independent appraisals across leasing, sales, development, and investment - JV structuring, unit trust formation, and consortium agreements where healthcare is the anchor ## What We Don't Do - Residential property - Retail or commercial property without a clinical anchor - Generalist commercial leasing - Property management --- ## Who We Work With **Existing partner verticals.** Business Case Modelling, Business Brokerage, Project Management. **Existing affiliate verticals.** Healthcare Recruitment, Accounting, Mortgage Broking, Fitout Finance. We're actively expanding both lists. If your service touches healthcare property briefs and you operate at a professional standard, we'd like to hear from you. --- ## How We Work with Affiliates Fees are confirmed in writing per-introduction. We do not publish a standardised fee schedule on this page because, under the NSW Property and Stock Agents Act 2002 (s47), the Victorian Estate Agents Act 1980, and equivalent ACT and QLD legislation, Rx Property is required to disclose the existence and nature of any referral arrangement to the client at the point of engagement. We confirm referral fees in writing per-introduction so that disclosure to the client is accurate and specific. This is not a barrier. It's how a licensed agent maintains compliance while running a referral network at scale. Once an introduction is in play, the fee structure is clear and contracted. --- ## How to Apply Submit your interest through the form on the live page at https://rxproperty.com.au/become-a-partner. We respond to all enquiries within one business day. The form captures: name, company, role, contact details, service area, geographic coverage, and a brief context note so we understand your business before we have a conversation. --- ## Contact **Bryce Stickland** Principal, Rx Property Australia enquiries@rxproperty.com.au 1300 272 199 Suite 1, 422 Oxford Street, Bondi Junction NSW 2022 **Licences.** NSW 10117216, VIC 090420L, QLD 4559376, ACT 18403168 ABN 96 652 946 953 --- # Current Listings **Healthcare Commercial Real Estate | NSW · VIC · QLD · ACT** Rx Property Australia represents healthcare commercial properties for lease and sale across four Australian states. Current public inventory is available at [https://rxproperty.com.au/listings](https://rxproperty.com.au/listings). --- ## What's Available Healthcare commercial properties across the full spectrum of clinical and allied health use: - **Medical centres** for GP, specialist, and multi-tenant clinical use - **Specialist suites** for surgeons, physicians, and allied health practitioners - **Day hospitals** and surgical centres - **Class 9a facilities** for hospital-grade clinical operations - **Class 5 premises** permitted for medical consulting - **Allied health facilities** for physiotherapy, psychology, podiatry, and related practitioners - **Veterinary hospitals** and clinics - **Healthcare precincts** including mixed-use developments with clinical anchors - **Adaptive reuse opportunities** where non-clinical assets have healthcare conversion potential --- ## Beyond the Public Listings The public listings page shows on-market inventory. Rx Property's proprietary occupier and landlord network also includes: - **Off-market opportunities** that are not advertised publicly, where the vendor or landlord has engaged us confidentially - **Pre-listing inventory** that will come to market in coming weeks or months - **Anchor tenant opportunities** in healthcare developments still in pre-lease phase These are accessible to occupiers who have engaged Rx Property formally or who have submitted a property brief. --- ## Submitting a Brief Healthcare occupiers seeking space can submit a property brief at [https://rxproperty.com.au/#free-analysis](https://rxproperty.com.au/#free-analysis). Brief submission enables Rx Property to: 1. Match available and upcoming properties against your specific requirements (location, modality, clinical use, size, timing) 2. Provide access to a proprietary application that surfaces matched on-market opportunities including off-market and pre-listing inventory 3. Prepare a complimentary on-market analysis delivered within 48 hours, no obligation There is no cost to submit a brief or receive the on-market analysis. Fees apply only if you formally engage Rx Property for a tenant advisory or buyers agency search. --- ## Registering a Property (For Owners) Healthcare property owners can register a property at [https://rxproperty.com.au/#register](https://rxproperty.com.au/#register). Registration is no-cost and confidential. We do not publish your asset without your consent. Registration enables Rx Property to: 1. Provide a frank, independent appraisal across leasing, sales, development, and investment 2. Match your property against our proprietary occupier network, including operators not yet publicly searching 3. Confidentially explore options before any agency agreement is signed Fees apply only on successful transaction. --- ## Compliance Prior to acting on your behalf in any property transaction (leasing, sales, tenant representation, or buyers agency), Rx Property Australia is required by law to hold a signed Agency Agreement under applicable state real estate legislation. We will provide this before commencing any formal search or marketing activity. Licences. NSW 10117216, VIC 090420L, QLD 4559376, ACT 18403168. Professionally indemnified across all four states. --- ## Contact **Bryce Stickland** Principal, Rx Property Australia enquiries@rxproperty.com.au 1300 272 199 Suite 1, 422 Oxford Street, Bondi Junction NSW 2022 --- # Frequently Asked Questions **Specialist healthcare real estate advisory across NSW, VIC, QLD and ACT.** If your question isn't answered below, call 1300 272 199 or email [enquiries@rxproperty.com.au](mailto:enquiries@rxproperty.com.au). We respond to all enquiries within one business day. ## About Rx Property ### What does Rx Property do? Rx Property is a specialist commercial real estate platform serving the Australian healthcare sector. We act for medical and healthcare occupiers across tenant advisory, buyers agency, leasing, and asset advisory, with a partner network covering project management, business case modelling, business brokerage, fitout finance, recruitment, accounting, and mortgage broking. Every engagement is co-ordinated through a single point of contact. ### What makes Rx different from a generalist commercial agency? Clinical fluency. Our founder spent six years in the Head and Neck surgical field before moving into commercial real estate, and the firm was built around the premise that medical occupiers and healthcare property owners deserve an advisor who understands both the clinical environment and the commercial transaction. We assess clinical suitability (slab-to-slab heights, structural loading and shielding implications for imaging, infection control, plant capacity, accessibility, parking ratios) before we assess commercial metrics, not the other way around. ### Where does Rx Property operate? We hold corporate real estate licences in NSW, VIC, QLD and ACT, and we act for clients across all four jurisdictions. Our head office is in Bondi Junction, Sydney. Site visits, inspections, and stakeholder meetings are conducted virtually or in person nationally, supported by local partner networks where required. ### Who is Bryce Stickland? Bryce is the Principal, Founder, and Licensee-in-Charge of Rx Property Australia. He holds full real estate licensing across our four operating states and is the firm's nominated Privacy Officer. He personally prepares every on-market analysis and signs off on every engagement. ### How long has Rx Property been operating? More than five years as a healthcare real estate specialist, with capitalised lease value transacted exceeding $75 million since 2023. Our longest executed Agreement for Lease runs for 30 years. ### Is Rx Property part of a franchise or network? No. Rx Property Australia (Stickland Realty Pty Ltd, ABN 96 652 946 953) is a privately owned boutique. We are not part of any franchise, white-label arrangement, or affiliated network that would compromise the independence of our advice. ## For Healthcare Tenants ### I'm looking for medical or healthcare space. Where do I start? Start with a complimentary on-market analysis. Tell us your location, modality, and size requirement, and we'll prepare a tailored analysis showing what's currently available, what's coming to market, and how your search area stacks up. Our targeted turnaround is 2 business days, at the discretion of Rx Property. The analysis is prepared personally by Bryce. There is no fee and no obligation to engage us further. ### What's the difference between browsing listings and formally appointing Rx? Browsing is informal. Formal appointment activates a statutory framework: a signed Agency Agreement under which we owe you specific duties, professional indemnity coverage that protects you in the transaction, and access to our off-market and upcoming pipeline that does not appear publicly. Once appointed, we work only for you and take fees from one side of the transaction. ### Can you find off-market opportunities? Yes, and this is where formal appointment delivers the most value. Our proprietary network includes landlords, developers, asset managers, and operators across the country who share opportunities with us before they reach the open market. Some of our most significant transactions were never publicly listed. ### What types of premises do you specialise in? General practice, specialist consulting, allied health, day surgery, diagnostic imaging, dental, paediatric, women's health, and emerging models including Medicare Urgent Care Clinics. We work across new developments, adaptive reuse (typically office-to-medical conversion), strata suites, and full-floor or whole-of-building tenancies. Building classifications most commonly Class 5, 6, and 9a depending on the proposed use. ### How long does a typical tenant search take? It depends on the location, modality, and how active your target submarket is. A well-defined brief in a healthy submarket can complete within three to six months from appointment to lease execution. Complex briefs (specialist clinical requirements, regional locations, or new development pre-commitment) can extend to twelve months or longer. Our on-market analysis will give you a realistic timeline before you engage us. ### Do I need to commit to a particular property type before engaging Rx? No. Many of our clients arrive with a working hypothesis (for example, "we think we want a 400 sqm strata suite") and we test it against the market. Sometimes the answer is to refine the brief, sometimes it's to pivot the strategy entirely (lease to purchase, new development to existing stock, sole occupation to share arrangement). The on-market analysis is the testing ground. ## For Healthcare Buyers and Investors ### What's involved in a buyers agency engagement? Buyers agency follows the same structured methodology as tenant advisory: a comprehensive on-market assessment, formal appointment, and then active off-market sourcing through our proprietary network. We apply a clinical suitability lens (not just commercial metrics) before recommending any acquisition, and we manage negotiations through to exchange and settlement. ### How is medical property different from standard commercial property? Cashflow profile, tenant covenant, fitout amortisation, and zoning sensitivity all behave differently in healthcare. A medical tenant carrying a $1.5 million fitout has a structurally different commitment to a generic office tenant on a five-year lease. Cap rates, incentives, and review structures need to be assessed with that context in mind. We bring that lens. ### Can Rx help me buy a property to occupy with my own practice? Yes. Owner-occupier acquisition is one of the most common buyers agency engagements we run. We assess the commercial fundamentals, the clinical suitability for your modality, and (through our affiliate mortgage broking and accounting networks) help you align the purchase with your structuring and lending strategy. ### Do you advise on healthcare property investment portfolios? Yes, through our asset advisory service. This includes acquisition strategy, leasing strategy, repositioning advice for underperforming assets, and adaptive reuse feasibility. We do not provide financial product advice, securities recommendations, or investment advice within the meaning of the Corporations Act. Where that advice is required, we refer to appropriately licensed partners. ## For Landlords and Vendors ### I own a medical property. What can Rx do for me? Three things, depending on what you need. First, leasing campaigns to fill vacancy or expand the tenant mix. Second, asset advisory to reposition underperforming space (for example, converting a cold shell to a spec fitout where the market demands it). Third, full sale campaigns where you're ready to exit. All three start with a properties assessment and a recommended strategy before any engagement. ### Will Rx handle a leasing campaign for my building? Yes. Healthcare leasing is our core competency, and we run campaigns ranging from single vacant suites through to full precinct activation. We bring the occupier-side intelligence (built from acting for tenants) to the landlord side of the table, which materially improves outcomes for both parties. ### Do you list properties on the open market? Yes. Our live listings feed publishes available space across NSW, VIC, QLD and ACT, distributed through our proprietary registered seeker database, the major commercial property portals, and our direct relationships with healthcare occupiers. Registered seekers receive listings (including off-market) before they reach the public. ### Can I just register my property without committing to a campaign? Yes. You can register your property with us at any time without signing an Agency Agreement, and we'll let you know if we identify a suitable occupier. If a match leads to a transaction, we'll discuss formal appointment and fee structure at that point. There is no cost to register. ## Fees, Engagement and Process ### How does Rx Property charge? Our fee structure is bespoke to the engagement and is fully disclosed in the Agency Agreement before any work commences. We take fees from one side of the transaction only, and we never accept hidden referral commissions from third parties. Where partner services are introduced (project management, finance, accounting, recruitment), any referral arrangement is disclosed to you in writing at the time of introduction. ### When are fees payable? For tenant advisory and leasing engagements, fees are typically structured in thirds, payable at commencement of search, on execution of Heads of Agreement or offer, and on lease exchange. For acquisitions, fees are payable on exchange. Exact terms are set out in the Agency Agreement. ### Do I have to sign an Agency Agreement? Yes, before we formally act on your behalf. The Agency Agreement is required by law and protects both parties: it sets out the scope of our authority, the fee structure, the term, and the duties we owe you. We provide it before commencing your formal search, and we walk you through it so there are no surprises. ### What if I find a property myself during the engagement? That depends on the terms of your Agency Agreement, which we will explain in full before you sign. In general, where Rx is the appointed exclusive agent for your search, fees apply to properties identified during the engagement regardless of who first surfaced the lead. This is standard practice and reflects the value of the full search infrastructure we bring to the brief. ### How quickly do you respond to enquiries? All enquiries receive a response within one business day. For active clients on engaged searches, response times are materially faster (typically within hours during business days, and same-day on time-sensitive matters). ## Compliance, Licensing and Insurance ### Is Rx Property licensed? Yes. We hold corporate real estate licences in all four operating states: - ACT: 18403168 - NSW: 10117216 - QLD: 4559376 - VIC: 090420L Bryce Stickland is the nominated Licensee-in-Charge. ### Does Rx carry Professional Indemnity insurance? Yes. We maintain Professional Indemnity insurance appropriate to the scale and nature of our engagements. Certificate of Currency is available on request. ### How do you handle conflicts of interest? We take fees from one side of the transaction only. In the unlikely event that a conflict of interest arises (where Rx holds a relationship with both parties), we disclose this to all parties immediately, and where required we appoint an independent third-party negotiator. No fee is payable by you as our client in that scenario. The policy is documented in writing and applied without exception. ### How does Rx handle my personal information? In accordance with the Privacy Act 1988 (Cth) and the Australian Privacy Principles. Bryce Stickland is the firm's nominated Privacy Officer. Our full Privacy Policy is available at [rxproperty.com.au/privacy-policy](https://rxproperty.com.au/privacy-policy) and covers what we collect, why we collect it, where it is stored, who has access, and your rights to access and correct your information. Healthcare client data is treated with particular care given the sensitivity of clinical and business information involved. ## Anti-Money Laundering (AML/CTF) and Customer Verification ### Will Rx need to verify my identity? Yes, for sale and purchase transactions. From 01/07/2026, the Anti-Money Laundering and Counter-Terrorism Financing Act 2006 (Cth) extends to real estate professionals brokering the sale, purchase, or transfer of real property. Rx Property is preparing for AUSTRAC enrolment ahead of commencement, and will conduct customer identification and verification (commonly referred to as KYC) on relevant engagements. This is a regulatory requirement, not a Rx-specific policy. ### Which engagements does customer verification apply to? The regime applies where Rx is engaged to broker a transfer of title: - **Sales / acting for a vendor:** identification and verification of the seller, including entity structure and beneficial ownership where the vendor is a company, trust, or partnership. - **Buyers agency / acting for a buyer:** identification and verification of the purchaser, including entity structure, beneficial ownership, and (where required) source of funds enquiries. Customer verification does **not** apply to property management engagements, where there is no transfer of title. Tenant advisory and leasing engagements sit outside the designated services under the current legislation, although standard real estate identification practices may still apply at our discretion. ### What will I be asked to provide? For individuals: government-issued photographic identification (passport, driver licence) and a secondary document where required. For entities: constitutional documents (trust deed, company constitution, partnership agreement), an ASIC company extract, and a beneficial ownership disclosure. For buyers, evidence of source of funds may also be requested where the transaction profile or our risk assessment requires it. We explain exactly what is needed at the engagement stage, before any work commences, and accept digital identity verification through approved providers where appropriate. ### How is my identity information protected? Identity verification information is handled under the Privacy Act 1988 (Cth) and the Australian Privacy Principles, retained only for the period required by the AML/CTF Act, and never used for marketing. Bryce Stickland is the firm's nominated Privacy Officer. Where digital verification is used, it is conducted through providers compliant with Australian identity-verification standards. Full details are set out in our Privacy Policy and AML/CTF Program. ### What happens if a check raises a concern? In the unlikely event that customer verification identifies a matter requiring further enquiry, we work with the client to resolve it through the documentation pathway available under the legislation. Where the AML/CTF Act requires Rx to make a report to AUSTRAC, we do so in accordance with our regulatory obligations. We never discuss the existence or content of any such report with the client involved, as the legislation prohibits "tipping off." ## Service Partners and Affiliates ### What's the difference between Rx's primary services and partner-delivered services? Tenant advisory, buyers agency, leasing, and asset advisory are delivered directly by Rx Property under our licences. Project management, business case modelling, business brokerage, fitout finance, recruitment, accounting, and mortgage broking are delivered through our partner and affiliate networks, co-ordinated by Rx through a single point of contact. The distinction is shown clearly on each service page. ### Why use partners for those services rather than building them in-house? To avoid the overhead of a major firm while still giving clients access to specialist capability. Our partners are selected on healthcare-sector merit, and we maintain the co-ordination layer so you deal with one team, not seven. Where a partner referral leads to an engagement, the commercial arrangement is disclosed to you. ### Can I work with my own preferred project manager, accountant, or broker instead? Yes. Our partners are introductions, not requirements. If you have an existing trusted advisor in any of these areas, we work alongside them. Our remit is the property side of the equation. Whoever delivers the adjacent services is your call. ## Getting Started ### What's the fastest way to engage Rx Property? Request a complimentary on-market analysis. It takes about sixty seconds to submit, no obligation, and our targeted turnaround for a tailored response is 2 business days, at the discretion of Rx Property. From there, if it makes sense to go further, we'll walk you through the engagement process in full. ### What information do you need from me to get started? For a tenant or buyer brief: location preferences, modality, approximate size requirement, target commencement date, and any specific clinical or operational requirements (parking ratios, slab-to-slab, signage, after-hours access). For a landlord or vendor enquiry: property address, current occupancy or vacancy position, and your intended outcome. ### How do I contact Rx Property? - **Phone:** 1300 272 199 - **Email:** enquiries@rxproperty.com.au - **Office:** Suite 1, 422 Oxford Street, Bondi Junction NSW 2022 We respond to all enquiries within one business day. ## See also - [Index](https://md.rxproperty.com.au/index.md) - [Services on the home page](https://rxproperty.com.au/#services) - [Become a Partner or Affiliate](https://md.rxproperty.com.au/become-a-partner.md) - [llms.txt](https://md.rxproperty.com.au/llms.txt) --- # Disclaimer **Rx Property Australia, a trading name of Stickland Realty Pty Ltd. ABN 96 652 946 953.** **General information only.** The information contained on this website is provided for general informational purposes only and does not constitute legal, financial, investment, or real estate advice. You should not rely on any information on this website as a substitute for professional advice tailored to your specific circumstances. ## No Warranty Rx Property Australia makes no representations or warranties, express or implied, about the completeness, accuracy, reliability, suitability, or availability of any information, products, services, or related content on this website. Any reliance you place on such information is strictly at your own risk. While we endeavour to keep the information on this website current and correct, we make no warranty that the website will be available at all times or that any information will be free from errors or omissions. We reserve the right to change or update information at any time without notice. ## Property Information Property listings, market data, rental and sale figures, and any other property-related information published on this website are provided in good faith and are believed to be accurate at the time of publication. However, property information can change rapidly, and Rx Property Australia does not guarantee the accuracy, completeness, or currency of any listing or market data. All property transactions are subject to independent verification, due diligence, and professional legal and financial advice. Nothing on this website constitutes an offer, contract, or binding commitment of any kind. ## Not Financial or Legal Advice Nothing on this website constitutes financial product advice, investment advice, or legal advice. Rx Property Australia is a licensed real estate agency and does not hold an Australian Financial Services Licence (AFSL). Any commentary relating to market conditions, investment potential, or property values is general in nature and should not be relied upon as financial advice. You should seek independent financial, legal, and tax advice before making any property or investment decision. ## Third Party Links This website may contain links to third-party websites including property portals, government agencies, and professional associations. These links are provided for your convenience only. Rx Property Australia has no control over the content of third-party websites and accepts no responsibility for their content, accuracy, or availability. The inclusion of any link does not imply endorsement of the linked website. ## Use of AI Services and Data Processing Rx Property Australia uses Anthropic services (including Claude) to support certain operational, analytical, and administrative functions. Where these services process personal information on our behalf, Anthropic's Data Processing Addendum (DPA), which includes Standard Contractual Clauses (SCCs) for cross-border data transfers, is automatically incorporated into Anthropic's [Commercial Terms of Service](https://www.anthropic.com/legal/commercial-terms). The DPA itself can be [viewed here](https://www.anthropic.com/legal/data-processing-addendum). By engaging Rx Property Australia, you acknowledge that any personal information processed through Anthropic services is subject to that DPA and our [Privacy Policy](https://rxproperty.com.au/privacy-policy). ## Limitation of Liability To the maximum extent permitted by law, Rx Property Australia, its directors, employees, and associates will not be liable for any loss or damage, including direct, indirect, incidental, special, consequential, or punitive damages, arising out of or in connection with your use of, or reliance on, any information or content on this website. 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An agency relationship is only established upon execution of a formal Agency Agreement signed by both parties. ## Governing Law This disclaimer is governed by the laws of New South Wales, Australia. Any disputes arising in connection with this disclaimer or your use of this website are subject to the exclusive jurisdiction of the courts of New South Wales. ## Contact If you have any questions regarding this disclaimer, please contact us at [enquiries@rxproperty.com.au](mailto:enquiries@rxproperty.com.au) or call 1300 272 199. Rx Property Australia is a trading name of Stickland Realty Pty Ltd (ABN 96 652 946 953), holding corporate real estate licences in NSW (10117216), VIC (090420L), QLD (4559376), and ACT (18403168). ## See also - [Index](https://md.rxproperty.com.au/index.md) - [Partner & Affiliate](https://md.rxproperty.com.au/become-a-partner.md) - [llms.txt](https://md.rxproperty.com.au/llms.txt) --- # Why 'What Is the Rent?' Is the Wrong First Question in Medical Leasing **Published April 2026. By Bryce Stickland, Principal, Rx Property Australia.** When a medical occupier starts looking at space, one of the first questions is usually, "What is the rent?" It sounds sensible. Rent is visible, easy to compare, and often treated as the headline number in a deal. But in medical leasing, that question can send tenants down the wrong path very quickly. The better question is this: what is the real occupancy cost once the incentive structure, fitout requirements, lease term, make good risk, building capability, and relocation cost are properly accounted for? Face rent on its own does not tell you whether a deal is competitive. In many healthcare transactions, especially where specialist use, patient flow, compliance, services capacity, and capital works matter, the commercial position is shaped by far more than the advertised rental rate. Two suites can both be quoted at the same $/sqm figure and produce very different outcomes for a tenant. One might come with a meaningful fitout contribution, rent-free period, landlord works, upgraded services, signage flexibility, and a layout that reduces fitout waste. The other might offer a lower headline rent but require the occupier to carry substantial upfront capital, approval delays, and reconfiguration costs. On paper the cheaper deal can end up being the more expensive one. This becomes even more important in medical leasing because the cost to occupy is not limited to rent. Many practices are not simply taking generic office space. They are dealing with hydraulic requirements, disability access, pathology or imaging interfaces, sterilisation needs, treatment room standards, acoustic separation, after-hours access, and landlord consent risk. Those issues have a direct commercial effect. Incentives are often misunderstood in this process. Many occupiers assume there is a straight-line relationship between face rent and incentive level. In reality, there often is not. Incentives are driven by a range of factors including the landlord's vacancy profile, asset positioning, term certainty, building competition, capital budget, tenant covenant, and whether the space is easy or difficult to re-lease later. A landlord may hold a firm face rent but increase contribution to works. Another may reduce face rent but offer little or no support on capital expenditure. That distinction matters not just to tenants, but also to owners and valuers. When valuers assess whether an asset is under-rented or over-rented, they are not always looking at the headline number in isolation. If the market is producing inconsistent incentive outcomes, the face rent can be a poor proxy for the real deal. A lease struck at a strong nominal rent with a heavy package of incentives may not mean what it appears to mean at first glance. Likewise, a lower face rent with very limited incentive support may be commercially tighter than expected. For medical occupiers, this is where poor comparisons become dangerous. If a tenant benchmarks deals only on asking rent, they can end up rejecting a workable opportunity that actually delivers better value over the lease term. They can also over-commit to a space that looks sharp on a brochure but requires too much tenant capital to make it operational. A better process is to compare opportunities across six practical headings. First, look at net effective cost over the initial term. Second, identify landlord works and cash incentives separately, because they are not the same thing. Third, assess building suitability before fitout drawings begin. Fourth, price time risk, especially if approvals or building upgrades are required. Fifth, understand relocation disruption to patients, referrers, and staff. Sixth, consider exit risk and make good. In the medical sector, time is often the hidden cost. A delayed move can mean extended holdover, duplicated rent, slower practitioner recruitment, and patient leakage during transition. That cost can easily outweigh a modest saving in face rent. There is also a strategic point here for groups planning growth. Leasing should not be treated as a narrow procurement exercise where the goal is to shave a few dollars off the quoted rent. The better objective is to secure a site that supports revenue, clinical workflow, practitioner retention, and patient experience while preserving capital. The right lease is rarely the one with the lowest advertised rent. It is the one where the total package fits the operating model and where the numbers still work after the real costs are laid out clearly. So before asking, "What is the rent?", medical occupiers should ask something more useful: what am I actually paying, what am I getting in return, and what risks am I taking on to make this space work? That is the point where leasing analysis starts to become commercially useful. ## See also - [Insights index](https://rxproperty.com.au/insights) - [Index](https://md.rxproperty.com.au/index.md) - [llms.txt](https://md.rxproperty.com.au/llms.txt) --- # Why You Need to Consider Agendas When You Are Not Paying an Advisor to Search for Your Property **Published March 2026. By Bryce Stickland, Principal, Rx Property Australia.** Many healthcare occupiers assume that if someone is helping them find property at no direct cost, that help is effectively free. In practice, it is usually paid for somewhere in the transaction, and that matters because payment structure often shapes behaviour. That does not mean fitout providers, project managers, or other service groups cannot add value. Many do, and many are excellent operators. But their core business is not always the same as yours. If a party is primarily geared toward delivering fitouts, there is a natural incentive to progress a project into a fitout scope. That commercial reality does not make them wrong. It just means their agenda may not be identical to the agenda of a healthcare occupier trying to secure the best possible property outcome. For tenants, that distinction is important. A property search is not just about finding a space that can physically fit a practice. It is about filtering the market properly, testing supply that is not obvious, negotiating the commercial structure, and ruling out options that may create long-term operational drag. A group can waste months on the wrong premises if the search starts too late, relies on incomplete market coverage, or is shaped by what is easiest to deliver rather than what is best to occupy. One of the biggest gaps in informal search processes is access to off-market or lightly marketed opportunities. In healthcare property, many of the better options do not sit in plain sight for long. Some are never broadly advertised at all. Owners may prefer a quiet process. Agents may only approach a small number of credible operators. In some cases the opportunity only surfaces after repeated conversations with local owners, agents, and asset managers over time. Those opportunities are relationship-driven. They usually do not appear because someone ran a quick search and found a vacant suite online. They appear because there has been consistent market contact and enough credibility for people to pick up the phone when the right requirement comes through. That takes time. It also takes a search process that is not solely geared toward starting documentation and design as fast as possible. Another issue is sequence. If a tenant begins with fitout thinking before property thinking is resolved, the search can narrow too quickly. The shortlist may be driven by apparent ease of delivery, familiarity, or speed, rather than by long-term location strategy, referral networks, patient accessibility, building services, and landlord appetite. A workable premises can then be mistaken for the right premises. The same applies to negotiation. In medical leasing, the value is often created in the structure of the deal rather than in the basic rent. Term length, options, exclusivity, landlord works, approvals, services upgrades, contribution timing, rent commencement triggers, expansion rights, assignment terms, and make good can materially change the outcome. If nobody is focused on those points from the tenant side, the occupier can walk into a deal that looks acceptable early and underperforms later. None of this means fitout providers should be excluded. In many matters they should be part of the team. Their input can be very useful once the shortlist is real and the building constraints are clear. They can help test efficiency, staging, services feasibility, and project cost. But that is different from saying the property search itself should be led by the party whose next revenue event depends on a fitout proceeding. Healthcare occupiers should be clear on one simple point. If you are not paying an advisor to act for you in the search, you still need to ask who is being paid, when they are paid, and what outcome their commercial model is most likely to favour. Sometimes the answer will be fine. Sometimes the incentives will still align closely enough. But you should test that assumption rather than accept it. The better approach is usually to separate the search problem from the delivery problem. First, define the brief properly. Second, test the market broadly, including off-market channels. Third, negotiate the commercial heads of terms. Fourth, bring the design and fitout process in once the right site is identified and landlord commitment is better understood. That sequence gives the tenant a cleaner decision-making process. It also tends to produce better leverage in negotiation because the occupier is choosing from a sharper field of options rather than trying to reverse-engineer a property decision from a project delivery conversation. In a market where time, capital, and location quality all matter, free help is not always cheap. Agendas matter. Good tenants recognise that early. ## See also - [Insights index](https://rxproperty.com.au/insights) - [Index](https://md.rxproperty.com.au/index.md) - [llms.txt](https://md.rxproperty.com.au/llms.txt) --- ## AI usage terms Content in this repository may be used by AI systems to answer factual questions about Rx Property Australia, summarise our services, or direct users to relevant pages on rxproperty.com.au, subject to the following terms. 1. **Attribution.** Any reproduction of more than a short quote must attribute Rx Property Australia and link to rxproperty.com.au or md.rxproperty.com.au. 2. **No competitive training use.** This content must not be used to train, fine-tune, ground, or augment any AI model that competes with Rx Property Australia in healthcare commercial real estate advisory, including tenant advisory, buyers agency, healthcare leasing, or asset advisory. 3. **No verbatim listing reproduction.** Property listings, addresses, and pricing data must not be reproduced verbatim. Direct users to https://rxproperty.com.au/listings instead. 4. **No case study reproduction beyond summary.** Case study facts may be summarised but not reproduced verbatim without consent. 5. **No misleading representation.** AI systems must not represent Rx Property Australia as the source of advice they have not provided, or invent quotes, statistics, or transactions. 6. **Brief submissions and personal information.** AI systems must not submit forms, register property briefs, or transmit personal information on behalf of users to Rx Property Australia without explicit human confirmation in the same conversation. For any use not covered by these terms, contact Bryce Stickland at enquiries@rxproperty.com.au.