{"id":51,"date":"2023-08-10T01:57:41","date_gmt":"2023-08-10T01:57:41","guid":{"rendered":"https:\/\/www.yardi.asia\/?p=303273"},"modified":"2026-08-06T04:24:19","modified_gmt":"2026-08-06T11:24:19","slug":"convenient-connected-and-complex-the-neighbourhood-retail-revolution","status":"publish","type":"post","link":"https:\/\/www.yardi.com\/blog\/apac\/convenient-connected-and-complex-the-neighbourhood-retail-revolution\/","title":{"rendered":"Convenient, connected and complex: The neighbourhood retail revolution"},"content":{"rendered":"\n

Picture the potential of a \u201cbig flat block of land\u201d that attracts more than five million visitors each year. As Region Group, Australia\u2019s largest landlord of convenience-based neighbourhood malls, reimagines retail, new business opportunities abound. But those opportunities also introduce new levels of complexity.<\/em><\/p>\n\n\n\n

Call it the village square or high street, the agora or piazza \u2013 every neighbourhood has a place where people gather to connect with their community and to buy their groceries. In Australia, around 1,200 convenience-based neighbourhood malls are the contemporary interpretation of the ancient village square. Australia\u2019s largest landlord, with a $4.4 billion portfolio of 100-plus malls, is Region Group.<\/p>\n\n\n\n

Region spun out of supermarket giant Woolworths in 2012 with the name Shopping Centres Australasia, or SCA. It came with a \u201cskeleton team\u201d and a strategy to outsource \u201ceverything\u201d to agents, Chief Operating Officer Mark Fleming told Bernie Devine in the latest instalment of Yardi Proptech Insights.<\/p>\n\n\n\n

Last year, Region broke into the ASX100 for the first time and rebranded in a move Mark said \u201cputs us closer to our end customer\u201d.<\/p>\n\n\n\n

\u201cWe don\u2019t want to be just an operator. We want to be the best operator. That means being the most efficient, low-cost operator, being more customer focused on local communities, and to add value to our assets,\u201d Mark said. To support this ambition, Region has teamed up with Yardi.<\/p>\n\n\n\n

A destination for distribution<\/strong><\/p>\n\n\n\n

The convenience-retail segment is advancing rapidly in response to customer demand and technological change. Online food retailing now accounts for 5.7% of all retail spending in Australia<\/a>. This is simply the latest chapter of remote ordering\u2019s long history, one that covers catalogue, phone and fax ordering, Yardi\u2019s Senior Regional Director for Asia Pacific noted. \u201cWoolworths had drive-through grocery pickup in the 1970s.\u201d<\/p>\n\n\n\n

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Grocery retailers have many choices for consumer delivery: pickup, kerbside, locker, scheduled, same-day and instant delivery. While choice is appealing to consumers, most grocers opt for one of two distribution models: store-based fulfilment or centralised distribution.<\/p>\n\n\n\n

Store-based fulfilment works best in markets like Australia, Mark said. \u201cThe reason for that is the last mile. They’ve got efficient supply chains to the store and it\u2019s just that last mile delivery \u2013 that’s the expensive bit.\u201d<\/p>\n<\/div>\n<\/div>\n\n\n\n

Density is an obvious consideration. Hong Kong\u2019s most densely populated areas have around 33,000 per square kilometre<\/a> compared to Melbourne’s 3,000.<\/a> \u201cThe reverse challenge in Hong Kong is getting a truck down a street,\u201d Bernie said.<\/p>\n\n\n\n

Australia also has its climate to contend with. \u201cA bit of dry ice\u201d may work for deliveries in two-degree London, but \u201cdelivering milk or ice cream from [Sydney\u2019s] Eastern Creek to Palm Beach without refrigeration won\u2019t work,\u201d Mark noted. \u201cThat’s why we think store-based fulfilment is the right model.\u201d<\/p>\n\n\n\n

Reimagining rental revenue<\/strong><\/p>\n\n\n\n

Store-based fulfilment brings with it new complexities for leases. Traditional leases are usually based on turnover. But as the omnichannel or hybrid model takes hold, the village square is as much logistics hub as it is a retail centre. \u201cSupermarkets now have bigger back-of-houses that are mini distribution centres and many of our other tenants are moving the same way,\u201d Mark said. \u201cHow do we measure the sales of the online component? And are they included in the lease or not?\u201d<\/p>\n\n\n\n

Supermarkets leases in Australia usually begin with a 10-to-20-year initial term and then 40 years of options. \u201cFrom the tenant point of view, it is a 10-year commitment. But from the landlord point of view, it\u2019s a 60-year commitment,\u201d Mark observed.<\/p>\n\n\n\n

If online grows disproportionately to instore \u2013 which it is \u2013 then \u201cpotentially you have situations where the rent doesn’t grow for 60 years. Think about what the rents were on a supermarket back in 1963.\u201d<\/p>\n\n\n\n

New business booms<\/strong><\/p>\n\n\n\n

It\u2019s easy to see why non-rental revenue \u2013 or what Region calls \u201cnew business\u201d \u2013 is set to become a larger portion of its income in the years ahead.<\/p>\n\n\n\n

\u201cFive years ago, we would have said, \u2018We have a simple business. We lease shops, we collect rent, and we try to control out costs. That’s what we do\u2019.\u201d But now Region is looking at a range of new revenue streams, from renewable energy to electric vehicles, 5G telecommunication towers to big screen advertising and casual mall leasing.<\/p>\n\n\n\n

A greater set of services requires process, \u201cto make sure the customer is aware of the service, can request the service, that the service actually gets delivered \u2013 and that no one forgets \u2013 and finally that no one forgets to include it in the bill,\u201d Bernie said. \u201cAll of those things can be gaps where money falls through.\u201d To minimise this risk, successful retail operators are \u201cautomating their processes end-to-end.\u201d That is where Yardi excels.<\/p>\n\n\n\n

Region\u2019s team has transformed the way it looks at its business. Each shopping centre is not just a bricks-and-mortar retail asset, but a \u201ca big flat block of land with lots of car parks that attracts over five million visitors per annum\u201d, Mark said. Uncovering the hidden value in each asset will create more vibrant retail centres and stronger local communities.<\/p>\n\n\n\n

Download the latest episode of the Yardi Proptech Insights program<\/a> with Bernie Devine or check out our back catalogue.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Picture the potential of a \u201cbig flat block of land\u201d that attracts more than five million visitors each year. As Region Group, Australia\u2019s largest landlord of convenience-based neighbourhood malls, reimagines retail, new business opportunities abound. But those opportunities also introduce new levels of complexity. Call it the village square or high street, the agora or […]<\/p>\n","protected":false},"author":3092,"featured_media":58361,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_s2mail":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[3728,3774],"tags":[],"class_list":["post-51","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial","category-retail"],"acf":[],"yoast_head":"\nYardi Blog<\/title>\n<meta name=\"description\" content=\"Picture the potential of a \u201cbig flat block of land\u201d that attracts more than five million visitors each year. 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