Real estate managed beyond acquisition.
Contim treats sourcing, underwriting, diligence, tenanting, collections and maintenance as one investment job, because a paper yield means little when the building is vacant or costs are understated.
From mandate screen to operating asset.
Every stage has a decision threshold. Assets that fail the mandate screen, financial underwrite or diligence process are dropped, and rejected opportunities are recorded alongside acquisitions.
Screen
Fit against mandate, location, property type and capital limits.
Underwrite
Net yield, full costs, cash timing, downside and likely exit.
Diligence
Title, survey, consents, legal obligations and physical condition.
Acquire
Negotiation, approvals, funding, transfer and complete records.
Manage
Tenant, collect, maintain, report and prepare ahead of expiry.
Underwrite what remains after the headline rent.
Gross yield is not the investment result. We focus on rent after service charge, management costs, rates, insurance, repairs and a realistic allowance for vacancy.
Property is slower to exit than listed shares, which makes diligence and cash-flow timing especially important. The entry decision must include a view of capital expenditure, tenant covenant strength and who might buy the asset in both a normal and weak market.
Discuss a property mandate
Six questions a building must answer.
A property opportunity is only as strong as the evidence supporting its income, legal standing, physical condition and future marketability.
| Test | What it means in practice |
|---|---|
| Net yield | Rent after service charge, management, rates, insurance, repairs and a credible void allowance. |
| Tenant quality | Who pays the rent, their covenant strength, lease duration, escalation terms and break clauses. |
| Title & consents | Clean ownership records, lawful use, relevant approvals, and no undisclosed encumbrances or disputes. |
| Physical condition | Independent survey and realistic costing of capital expenditure required during the first five years. |
| Exit | The likely buyer universe and achievable price in both an ordinary market and a weaker one. |
| Cash-flow timing | When rent actually reaches the account rather than when the lease says it becomes due. |
The work after transfer determines the return.
Acquisition is a moment. Asset management continues through every lease event, collection cycle and maintenance decision.
Tenanting
Tenant vetting, lease negotiation and renewals handled ahead of expiry because preventable voids are a major drag on returns.
Collections
Rent tracked against due dates, arrears escalated to a defined timetable and reported whether or not there is a problem.
Maintenance
Planned works budgeted annually and reactive work authorised against clear limits to avoid unmanaged invoices.