SampleUnlocked example · existing business · decision report
Physiotherapy and sports rehabilitation clinic12 Example Road, Hyde Park SA 5061
Unlocked illustrative decision report from submitted trading figures. Free for an existing operator is a rent check only — not a stay or leave verdict. A$29 unlocks this decision report under your own costs.
Skip to decision
Locatalyze · Existing business review
Physiotherapy and sports rehabilitation clinic
12 Example Road, Hyde Park SA 5061
What you told us
- Business type
- Physiotherapy and sports rehabilitation clinic
- Location
- 12 Example Road, Hyde Park SA 5061
- Opening hours
- 7.6 h/day, 5 days/week · 38 h/week open
- What are you deciding?
- Renewing my lease
- Monthly revenue, 3-month average
- $38,000/mo
- Revenue, oldest of last 3 months
- $36,800
- Revenue, middle of last 3 months
- $38,100
- Revenue, latest month
- $39,100
- Average sale
- $85
- Transactions per day
- 20.6
- Current monthly rent, ex GST
- $6,500/mo
- Rent basis
- Gross — outgoings are in the rent
- Floor area
- 120 sqm
- Lease expiry (month and year)
- 2027-06-30
- Capacity units
- 2
- How busy are you typically?
- 50–75%
- Wages, total payroll
- $13,680/mo
- Do wages include your own pay?
- Not sure
- Cost of goods
- $760/mo
- Other operating costs
- $4,560/mo
- Approximate repeat-customer rate
- 40–60%
- Where do most of your customers come from?
- 1–3 km
- Service duration minutes
- 31
Cited pages were retrieved on 2026-09-06. A cited rental listing is not proof those premises are still for lease. Census population figures are from 2021, not a live count.
64
/ 100
The decision
Renegotiate before renewingmedium confidence
- Submitted revenue
- $38,000per month · your input
- Submitted rent
- $6,500per month · your input
- Rent / revenue
- 17.1%above 8–13% benchmark
- Modelled profit
- $13,818per month · base case
The clinic is already trading with proved patient demand.
- The catchment income and age profile are suitable for private physiotherapy.
- The main weakness is lease economics, not absence of demand.
- The subject price schedule appears under-positioned against a named local competitor and compensable-scheme rates.
Biggest risk
Rent remains above sustainable benchmark levels
Do next
Exact lease document, outgoings, incentives, make-good and renewal option terms
Full action listWhat would change this
Could improve — If the landlord reset rent to the benchmark upper-ratio level or provided equivalent incentives without…
Could worsen — If the lease includes unavoidable rent escalation, major outgoings or make-good costs not reflected in the…
All decision flipsMore strengths and risks (9)
Other critical risks
- Price increase not executed or poorly communicated
- Competitors capture referrals through stronger online booking, GP relationships or medical-centre adjacency
- Heritage restrictions limit external visibility improvements
- Actual outgoings or wage costs are materially worse than the supplied information shows
Why this location could work
- Established operating history
- High-income inner-Adelaide catchment
- Recognised allied-health corridor
- Pricing headroom against named local evidence
- Lease expiry creates room to renegotiate
Key numbers
The figures behind the decision. Each label says how the number was produced.
Your rent
$6,500/mo
$78,000 a year · local asking rents ≈ $325/sqm/yr
Your inputYour wages
$13,680/mo
Your inputRent + staff
$20,180/mo
before stock, utilities, insurance, fees and marketing
ModelledCompetitors found
5
2 adjacent · 3 substitutes
ResearchedCompetitor prices
$95–$122.50
per appointment · 3 published prices at 2 competitors
ResearchedRent as % of revenue
17.1%
benchmark 8–13%
ModelledFigures marked Modelled are simple arithmetic on the research and your inputs — shown so you can sanity-check the decision, not a forecast.
Decisive evidence
The clinic has user-supplied actual monthly revenue of AUD 38000 and user-supplied actual monthly rent of AUD 6500.
Why it matters — It proves there is real demand but also shows the rent burden that drives the verdict.
Your input · requestThe subject rent per sqm per annum is AUD 650 on the user-supplied floor area.
Why it matters — This is high against the reviewed nearby advertised rents and supports renegotiation rather than simply staying as-is.
Your input · requestNearby direct competitors include PhysioChoice Hyde Park, Unley Physiotherapy, PhysMed, Yates Physiotherapy and Move for Better Health.
Why it matters — The clinic has no monopoly; customer leakage can occur to multiple named allied-health alternatives in the same catchment.
physiochoice.com.auUnley Physiotherapy publishes a standard consultation fee of AUD 95 while the subject standard consult is user-supplied at AUD 85.
Why it matters — This shows price headroom and supports an optimisation plan focused on price and positioning.
unleyphysio.com.auMore decisive evidence (4)
ABS QuickStats for the broader Unley reference area show a median age of 44 and median weekly household income of AUD 2078.
Why it matters — The catchment profile supports private allied-health demand and confirms that the core problem is not weak local demographics.
abs.gov.auPlanning Code material identifies 12-12a Example Road Hyde Park in a heritage shop listing context.
Why it matters — Heritage status affects site flexibility, signage and any external changes used to improve trading.
datocms-assets.comA nearby 70 Unley Road listing is advertised at AUD 45000 per annum for 135 sqm, implying AUD 333.33 per sqm per annum before GST and outgoings.
Why it matters — This gives current market-rent evidence materially below the subject rent per square metre.
rhcommercial.com.auPhysiotherapy benchmark evidence shows rent-to-turnover of 8 percent to 13 percent for the relevant turnover band, while the subject rent-to-revenue ratio is 17.11 percent.
Why it matters — This is the most direct benchmark reason for a renegotiate-lease verdict.
lowelippmann.com.auWhy this score
The address score is the weighted average of the components printed on that report. The weights are chosen for that business and add to 100. They are not a fixed rent, competition, demand, profitability and location-quality split.
Prior assessment verdict "Renegotiate before renewing" and score 64. This run re-established the same load-bearing facts, and score remains 64. No component moved enough to change the verdict.
Pushed the score up
- Demonstrated demand and catchment fit scored 74 (weight 25%)
- Site and premises suitability scored 65 (weight 20%)
Held the score down
- Lease economics scored 50 · 10 points lost · weight 20%
Demonstrated demand and catchment fitweight 25%
74
The clinic has established trading revenue in a high-income, mature local catchment, so the location is not a demand failure.
Site and premises suitabilityweight 20%
65
Unley Road is suitable for visible allied-health consulting, but heritage constraints, unverified parking and unresolved exact zoning prevent a stronger score.
Competitive position and pricing powerweight 20%
58
The clinic has pricing headroom but faces several named direct competitors in the same catchment, so the position is defensible rather than strong.
Lease economicsweight 20%
50
Lease economics are the main drag because rent is high against both the clinic's revenue and current comparable listing evidence.
Regulatory, workforce and operating practicalityweight 15%
70
The regulatory pathway is standard for a trading physiotherapy clinic, but workforce dependence and scheme-compliance details still need management.
Key risks
Most likely to make this location fail — ranked by severity.
Rent is too high for current revenue
Impact User-supplied rent produces a rent-to-revenue ratio above the physiotherapy benchmark range for the clinic's revenue band, and the subject rent per square metre is above reviewed nearby listings.
Verify Current verified competitor ratings, review counts and live appointment availability
Action Open lease renegotiation using current comparable listings and rent-to-turnover benchmark evidence.
High
Price under-positioning
Impact The subject standard consult is below a named direct competitor and below South Australian workers compensation rates, which weakens margin in a high-rent site.
Action Test a staged consult-price increase with retention, rebooking and referral monitoring.
Medium
Direct same-catchment competition
Impact The clinic operates among multiple nearby physiotherapy providers, including same-corridor and medical-centre-adjacent competitors.
Medium
Heritage-property constraints
Impact The local heritage listing can constrain external changes that might otherwise improve signage, frontage or patient visibility.
Medium
More risks (1)
Workforce and practitioner-capacity dependence
Impact Revenue depends on registered physiotherapist hours; the supplied staffing model has limited redundancy if one clinician leaves or reduces hours.
Action Audit clinical utilisation, cancellation rate, new-patient sources and practitioner-level revenue.
Your input · requestahpra.gov.au
Medium
Use conditions and verification to pressure-test these risks before signing.
Conditions to proceed
- Open lease renegotiation using current comparable listings and rent-to-turnover benchmark evidence.
- Test a staged consult-price increase with retention, rebooking and referral monitoring.
- Verify actual outgoings, make-good obligations, option terms and rent-review method before committing past lease expiry.
- Audit clinical utilisation, cancellation rate, new-patient sources and practitioner-level revenue.
- Confirm exact planning controls before changing signage, frontage or external fabric.
Verify before signing
- Exact lease document, outgoings, incentives, make-good and renewal option terms
- Treatment-room count, parking access and accessibility compliance
- Actual wage costs, contractor terms and on-costs
- Actual patient mix by private, health fund, Medicare, ReturnToWorkSA, Comcare and NDIS
- Current verified competitor ratings, review counts and live appointment availability
- Exact PlanSA zone and any current land-use approval conditions
What would change the verdict
Stated by the research for this site — not a calculator inventing rent or ticket cut-offs. Where a numeric test was not available, the change is described and marked unknown.
▲ Could improve to
If the landlord reset rent to the benchmark upper-ratio level or provided equivalent incentives without onerous make-good obligations.
Would move to Stay and optimise
▲ Could improve to
If verified actual wages, outgoings and clinician utilisation show the clinic already earns strong profit despite the rent.
Would move to Stay and optimise
▼ Could fall to
If the lease includes unavoidable rent escalation, major outgoings or make-good costs not reflected in the user-supplied rent.
Would move to Relocate
▼ Could fall to
If a better fitted nearby consulting tenancy is available at materially lower rent with adequate parking and no loss of patient access.
Would move to Relocate
▼ Could fall to
If price increases to local-market levels cause patient loss greater than the revenue gain.
Would move to Reposition
Financial drivers named in the model
Standard consult price
$4,471 additional monthly revenue at current consult-equivalent volume
Change tested — $10 increase per consult-equivalentModelled
Rent renegotiation to benchmark upper rent-to-turnover ratio
$1,560 monthly EBITDA improvement before transaction costs
Change tested — $4,940 target monthly rentModelled
Utilisation
$2,709 additional monthly revenue at current price
Change tested — 5%Modelled
Money model
Screening economics for this concept. Net profit is before tax and depreciation. These are model outputs under your inputs and the research assumptions — not measured trading results.
Built from your inputs (rent $6,500/mo) and actual revenue $38,000/mo. Other cost and demand lines are researched, derived or benchmarked — see figure labels.
Base-case net profit
$13,818Modelled
/mo at 75% utilisation
Base-case revenue
$40,635 per monthModelled
478 units / mo
Break-even
152.94Modelled
units / mo to cover costs
Recover setup
Not applicable
Not applicable to the existing-business question; sunk setup cost was not modelled.
Base net margin34%Net profit ÷ revenue from the scenario tableModelled
Rent to revenue17.1%Your rent ÷ actual monthly revenueModelled
| Scenario | Utilisation | Units / mo | Revenue | Net profit |
|---|---|---|---|---|
| Downside | 65%↗ | 414.32 consult-equivalent appointments | $35,217 per month | $11,109 per month before tax, finance, depreciation and owner-normalisation adjustments |
| Base | 75%↗ | 478.06 consult-equivalent appointments | $40,635 per month | $13,818 per month before tax, finance, depreciation and owner-normalisation adjustments |
| Upside | 85%↗ | 541.81 consult-equivalent appointments | $46,054 per month | $16,527 per month before tax, finance, depreciation and owner-normalisation adjustments |
Downside
- Utilisation
- 65%↗
- Units / mo
- 414.32
- Revenue
- $35,217 per month
- Net profit
- $11,109
Base
- Utilisation
- 75%↗
- Units / mo
- 478.06
- Revenue
- $40,635 per month
- Net profit
- $13,818
Upside
- Utilisation
- 85%↗
- Units / mo
- 541.81
- Revenue
- $46,054 per month
- Net profit
- $16,527
Scenario figures are modelled from the same drivers as the KPIs above. Basis labels live on the KPI cards. Capacity ceiling ≈ 637 units/month. Labels map agent scenarios to Downside / Base / Upside for reading clarity — underlying numbers are unchanged.
Unit economics & setup capital
Revenue unit — standard physiotherapy consult-equivalent
Price per unit
$85Your inputYour input · request
as modelled
Contribution per unit
$83.30Modelled
before fixed costs
Contribution margin
98%Modelled
contribution ÷ price
What would tighten this model (4)
Actual wage and contractor costs
Why — Needed to replace benchmark labour percentage with the clinic's real gross margin.
How — Export the last twelve months of payroll, super, contractor and commission payments by role from the accounting system.
Exact appointment duration and diary utilisation
Why — Needed to test whether the modelled consult-equivalent capacity matches the real diary.
How — Export bookings by clinician for the last six months, including appointment type, duration, cancellations and unattended appointments.
Patient revenue mix
Why — Needed to confirm pricing power across private, health fund, Medicare and compensable-scheme work.
How — Run a revenue report by billing category from the practice-management system.
Outgoings and lease incentives
Why — Needed to compare true occupancy cost rather than base rent alone.
How — Request the landlord or managing agent's latest outgoings reconciliation and lease disclosure schedule.
Key assumptions (3)
Actual monthly revenue is A$38,000 and actual monthly rent is A$6,500. Both are the operator's figures.
Basis: Your input
Base-case modelled revenue in the scenarios is A$40,635. That is not a second set of books. It is the benchmark utilisation case, and it sits above the A$38,000 actually banked.
Basis: Modelled
Rent is 17.1% of actual revenue (6,500 / 38,000). The lease conversation uses that ratio, not the scenario revenue.
Basis: Modelled
Negotiate
Modelled from your revenue using Locatalyze's rent-burden thresholds (14% / 18%). This is not a market-rent valuation.
USER INPUTActual / operator-provided revenue — 14% and 18% thresholds use your stated monthly revenue. ($38,000/mo)
Asking rent USER INPUT
$6,500/mo
Your quoted / actual monthly rent (USER INPUT).
Modelled affordable rent MODELLED
$5,320/mo
Derived from your revenue × 14% (Locatalyze healthy rent-burden ceiling). Not market rent, not fair rent, and not what a landlord should charge.
Above modelled affordable by MODELLED
$1,180/mo
Asking rent minus modelled affordable rent (your economics × 14%).
Modelled affordable rent = revenue above × 14%. Gap is asking rent minus that modelled ceiling. Neither figure is market rent, fair rent, or a recommendation of what the landlord should charge.
What could change the gap
- MODELLED Face rent at or below about $5,320/mo would sit inside the modelled 14% ceiling for this revenue basis.
- MODELLED Monthly revenue of about $46,429 would be needed for the current ask to clear the modelled 14% ceiling.
- MODELLED About 10 weeks rent-free would offset the year-1 cash gap versus the modelled affordable ceiling — it does not permanently lower face rent.
- UNKNOWN Outgoings are not confirmed — all-in occupancy (face + outgoings) cannot be computed yet.
Refine commercial terms
Optional. Add outgoings and incentives to refine first-year cash — not a longer form.
OutgoingsAdd monthly outgoings to refine all-in occupancy cost. Missing outgoings are not treated as $0.
Selected scenario: Current ask · face rent $6,500/mo · outgoings not confirmed
Face rent USER INPUT
$6,500/mo
Monthly outgoings UNKNOWN
Not enough information
All-in occupancy cost UNKNOWN
Not enough information
Not enough information — enter monthly outgoings to compute face + outgoings.
Rent relief
Rent-free / temporary reductions lower year-1 occupancy cash. They do not permanently change face rent.
Effective first-year face rent (outgoings unknown) ASSUMPTION
$6,500/mo
No rent relief entered
Capital contribution
Fit-out / landlord contribution is capital support — shown separately, never as a rent cut.
No capital contribution entered
How these numbers are calculated
- Modelled affordable rent = revenue × 14%. Modelled watch threshold = revenue × 18%. Both are MODELLED from your economics — not market rent.
- Outgoings not supplied (UNKNOWN). All-in occupancy is not computed until outgoings are entered — missing outgoings are not treated as $0.
Rent as % of revenue MODELLED
17.1%
Modelled watch threshold MODELLED
$6,840/mo
What to confirm before you commit
Commercial checks only — not a solicitor's lease review.
Negotiation snapshot
On the current assumptions (operator-provided revenue), asking rent ($6,500/mo) sits $1,180/mo above the modelled affordable ceiling ($5,320/mo = 14% of revenue; ratio 17.1%). A lower face rent, or year-1 rent relief of similar cash value, would move modelled occupancy closer to that ceiling. Fit-out capital is separate and does not change face rent.
Modelled from your revenue using Locatalyze's rent-burden thresholds (14% / 18%). This is not a market-rent valuation, and not legal or financial advice.
How it's performing
The clinic is not obviously failing to attract patients. The faster repair is to improve price realisation and lease economics, then lift diary fill through referral and rebooking discipline.
Primary gap: pricing.
$38,000 per monthYour inputYour input · request
Actual revenue / mo
$45,416 per monthModelled
Modelled potential / mo
$7,416 per monthModelled
Gap to potential
70%Modelled
Capacity used
How this was tested (3)
Compared subject price to named local direct competitor
Subject standard consult is AUD 85 and Unley Physiotherapy publishes AUD 95.
Your input · requestunleyphysio.com.au
Compared subject price to South Australian compensable-scheme rate
ReturnToWorkSA publishes AUD 99.30 for a standard subsequent physiotherapy consultation.
Compared actual consult-equivalent utilisation to benchmark utilisation range
Actual utilisation appears below the base benchmark but not so low that demand failure is the primary diagnosis.
Benchmarks
Industry and local references — labelled separately from your modelled P&L.
Rent per sqm$650 per sqm per annumabove reviewed comparablesbenchmark $300 per sqm per annum–$395.45 per sqm per annum
Rent-to-revenue17.11%Your input · requestabove benchmarkbenchmark 8%–13%
Revenue per sqm$3,800 per sqm per annum
Capacity utilisation0.7 share of capacitybenchmark 0.75 share of available hours–0.85 share of available hours
Price position
| Provider | Initial | Standard | vs you |
|---|---|---|---|
| Subject clinic | $95Your input · request | $85Your input · request | below named local standard-consult comparator |
| Unley Physiotherapy | $122.50↗ | $95↗ | above subject clinic |
| ReturnToWorkSA scheme rate | $119.20↗ | $99.30↗ | above subject clinic standard consult |
| Lifecare Unley | $119↗ | Not established | initial consult above subject clinic |
Full improvement plan5Supporting detail
Start lease renegotiation and build a relocation fallback file.medium effort
Why now — Lease expiry is known and nearby comparables are materially lower than the subject rent per square metre.
Expected effect — $1,560 monthly EBITDA improvement if rent is reset to benchmark upper-ratio level
Move the standard consult price toward the named local comparator, with a staged patient-communication plan.low effort
Why now — The clinic is priced below a named local direct competitor and below South Australian scheme rates.
Expected effect — $4,471 additional monthly revenue if current consult-equivalent volume is retained
Audit diary utilisation by clinician and appointment type.low effort
Why now — The model suggests the clinic is near but below a base utilisation benchmark, and this can be checked from the booking system immediately.
Expected effect — utilisation not established
Your input · requestscalesuite.com.au
Reposition marketing around sports rehabilitation outcomes and referral pathways rather than generic physiotherapy.medium effort
Why now — Nearby clinics offer broad physiotherapy; sharper positioning is needed to justify higher fees and reduce price comparison.
Expected effect — Not established
Confirm scheme participation and billing compliance for ReturnToWorkSA and Comcare-style compensable patients.medium effort
Why now — Published scheme rates are above the current standard consult price, but only compliant providers can reliably capture that work.
Expected effect — Not established
Market & demand
The clinic already trades at A$38,000 a month. Demand is the diary you submitted, not a forecast of whether Hyde Park can support a new clinic.
$38,000 per monthYour inputYour input · request
User-supplied actual monthly revenue
This is the strongest evidence that the site already attracts paying physiotherapy demand.
45 yearsResearched↗
Hyde Park median age
A mature catchment supports musculoskeletal, mobility and rehabilitation demand.
$2,208 per weekResearched↗
Hyde Park median weekly household income
Private allied-health demand is more resilient where households can fund gap payments.
44 yearsResearched↗
Unley reference area median age
The broader catchment has a similar mature profile, supporting repeat allied-health demand beyond the small Hyde Park suburb.
More market metrics (3)
$2,078 per weekResearched↗
Unley reference area median weekly household income
Confirms the prior assessment's income evidence and supports private-fee price tolerance.
38.7%Researched↗
Hyde Park professionals share of employed residents
Professional-worker catchments are more likely to use private health cover and pay for convenience.
4% from 2021 to 2041Researched↗
Unley - Parkside projected population growth
The local SA2 is projected to grow only modestly, so upside is more likely to come from pricing, utilisation and referrals than from rapid population growth.
Demand constraints that matter for the decision
- Nearby clinics offer similar services on the same corridor
- The subject standard consult is below a named local published competitor fee, limiting revenue per appointment
- Population growth evidence is modest, so volume growth alone is unlikely to fix high rent
- Clinician availability limits revenue even when demand exists
Demand drivers that matter here
Customer segments (4)
Older adults and chronic-condition patients
The local median age and older age bands support ongoing musculoskeletal and mobility-care demand.
Sports and activity-related injury patients
Sports rehabilitation is not purely footfall; it depends on referrals, reputation and repeat appointment compliance.
Compensable injury patients
ReturnToWorkSA and Comcare publish scheme rates and rules, which can support revenue if the clinic is registered and compliant.
Method — Submitted trading figures, not a new-site catchment model · medium confidence
Economic context (1)
The clinic is already generating material monthly revenue, but rent consumes a high share of that revenue against physiotherapy benchmark evidence.
Your input · requestlowelippmann.com.au
Location
Strongest site signal: Verified commercial health-service corridor with direct allied-health comparables on or near Unley Road. Primary location risk: Same-corridor competition is dense for a repeat-appointment service.
SuburbHyde Park 5061
Local government areaCity of Unley
Inner-southern Adelaide, on the Unley Road commercial corridor between the Adelaide CBD and established affluent residential suburbs.
Catchment
Catchment logic. Physiotherapy is repeat-appointment driven; patients usually prefer a convenient clinic near home, work, school or sport. Unley Road provides corridor visibility but also exposes the clinic to several nearby direct competitors.
Location strengths
Verified commercial health-service corridor with direct allied-health comparables on or near Unley Road.
The immediate suburb and broader Unley reference area show high household income and older median age, both relevant to private allied-health demand.
Location risks
Same-corridor competition is dense for a repeat-appointment service.
The property sits in a local heritage shop context, which may constrain signage, facade changes and external alterations.
Property & rent
Street-front consulting rooms in a heritage commercial/retail shop context on Unley Road.
Property strengths
- High-exposure arterial location
- Existing non-residential use indication
- Heritage shop character may support boutique clinical positioning
- Comparable nearby tenancies show alternative lease options exist before lease expiry
Nearby advertised and recently leased Unley-area office, retail and medical-consulting listings show several comparables materially below the subject rent per square metre.
Rent evidence (5)
| Premises | As listed | Annual | Monthly | Per sqm / yr | GST and outgoings |
|---|---|---|---|---|---|
| 12 Example Road, Hyde Park SA 5061Floor area 120 sqmYour input · requestAnnual rent $78,000 per annumYour input · request | $6,500 per monthYour input · request | $78,000 | $6,500 | $650 per sqm per annumYour input · request | GST not stated, outgoings not stated |
| 20 Unley Road, Unley SA 5061Floor area 120 sqm↗Advertised rent $36,000 per annum plus GST and outgoings↗ | Not yet established. | Not stated | Not stated | $300 per sqm per annum↗ | Not stated |
| 70 Unley Road, Unley SA 5061Floor area 135 sqm↗Advertised rent $45,000 per annum plus GST and outgoings↗ | Not yet established. | Not stated | Not stated | $333.33 per sqm per annum↗ | Not stated |
| Address available on request, Unley Park SA 5061Floor area 110 sqm↗Advertised rent $43,500 gross per annum plus GST↗ | Not yet established. | Not stated | Not stated | $395.45 per sqm per annum↗ | Not stated |
| 376B and 376C Unley Road, Unley Park SA 5061Floor area 60 sqm↗Advertised rent $19,000 gross per annum plus GST↗ | Not yet established. | Not stated | Not stated | $316.67 per sqm per annum↗ | Not stated |
Space needed
Your input floor area 120 sqmYour input · request
Zoning
Exact current Planning and Design Code zone for the parcel was not resolved in this run.
Public property data identifies the property within the City of Unley and current land use as non-residential, but this is not a substitute for a PlanSA zone certificate or council planning advice.
Property risks
- Subject rent per square metre is materially above the reviewed comparables
- Heritage listing may limit signage and facade changes
- Actual parking, treatment-room count, accessibility compliance and outgoings were not verified
- Public property data shows a land-size figure that does not reconcile directly with the user-supplied floor area
Lease position
Lease expiry2027-06-30 (date)
Actual monthly rent $6,500 per monthYour input · requestConversation timing 2026-12 to 2027-01 (month range)Subject rent per sqm per year $650 per sqm per annumYour input · requestBenchmark upper monthly rent at actual revenue $4,940 per month↗Reviewed comparable average rent per sqm per year $336.36 per sqm per annum↗
Lease actions
- Request the lease outgoings schedule and make-good obligations.
- Ask the landlord for a market rent review supported by current comparable listings.
- Obtain written offers or inspections for at least two alternative Unley or Hyde Park consulting-room tenancies before committing to renewal.
Your negotiating position
The owner has a credible bargaining position to seek a rent reset, cap, incentive or relocation option because current rent is high against both revenue benchmarks and reviewed nearby advertised rents.
Competition
High for physiotherapy appointments on the Unley Road and inner-Unley catchment, but not fatal because the user-supplied revenue proves the clinic already has a patient base.
5 local direct competitors · 2 adjacent · 3 substitutes · facts below; strengths/weaknesses are interpretation.
Where demand leaks
Patient feels pain, injury or mobility issue → Self-management, GP advice, massage, Pilates or gym programs
Lower-acuity patients may delay paid physiotherapy or choose cheaper substitutes.
Patient decides to book physiotherapy near Hyde Park or Unley → PhysioChoice Hyde Park, Unley Physiotherapy, PhysMed Unley, Yates Physiotherapy Unley or Move for Better Health
The patient can find multiple named clinics in the same catchment, so availability, referral source, online booking, brand and price shape the choice.
Patient is in a compensable injury pathway → Scheme-registered clinics that meet insurer invoicing and clinical-framework requirements
Workers compensation and Comcare work depends on scheme rules and published rates; a clinic not registered or not administratively easy for claims managers loses this demand.
Direct competitors
Direct same-corridor competitor for local musculoskeletal and general physiotherapy appointments.
- Same road visibility
- Online booking
- Recognisable multi-site brand
- Public fee transparency not established in the reviewed source
Large established direct competitor with broad allied-health services and published fees.
from $122.50
- Musculoskeletal initial consultation $122.50 per appointment↗
- Musculoskeletal standard consultation $95 per appointment↗
- Long operating history
- Multi-disciplinary offer
- Published prices
- Long weekday opening hours and Saturday trading in the reviewed source
- A broader multi-disciplinary model may be less specialised if the subject clinic can own a sharper sports-rehab niche
Direct competitor for Hyde Park residents seeking physiotherapy and adjacent recovery services.
- Same-corridor location
- Broader recovery positioning
- Targets Hyde Park residents directly
- Public fee transparency not established in the reviewed source
More direct competitors (2)
Direct local competitor for sports rehabilitation and general physiotherapy patients, especially those preferring King William Road or Hyde Park Medical proximity.
- Gym-space positioning
- Medical-centre adjacency
- Sports and rehabilitation service fit
- Public fee transparency not established in the reviewed source
Relevant direct competitor named in the prior assessment; exact current Unley clinic details require verification.
- Established allied-health brand in the Unley market if current location details are confirmed
- Current local address, pricing and opening details were not settled in this run
Adjacent players & substitutes (5)
Adjacent rather than direct: a GP clinic can refer to physiotherapy, retain patients in co-located allied health, or shape patient referral pathways.
from $93.90
- Standard GP consultation starting fee $93.90↗
Adjacent-to-direct: outside the immediate Hyde Park corridor but still competes for inner-southern Adelaide allied-health patients.
from $119
- Physiotherapy initial consult or assessment $119 per appointment↗
Self-managed rehabilitation and online exercise programs
GP advice, medication or imaging-first pathway
Massage, Pilates, gym-based exercise and personal training
Further upsides (4)
Extra evidence-backed upsides — not generic positivity.
Lift the standard consult price toward the named local competitor fee if retention data supports it.
The subject standard consult is user-supplied at AUD 85 while Unley Physiotherapy publishes a musculoskeletal standard consult at AUD 95 and ReturnToWorkSA's standard subsequent physiotherapy rate is AUD 99.30. The price gap is the fastest lever because the clinic already has patient volume.
Renegotiate the lease using both industry rent-to-turnover benchmarks and current comparable listings.
The subject rent-to-revenue ratio and rent per square metre are both high against the reviewed evidence, and the lease expiry gives time to create credible relocation leverage.
Package sports-rehab pathways rather than sell only undifferentiated standard consults.
Nearby competitors offer broad physiotherapy; a sharper return-to-sport or performance-rehab pathway can defend price and reduce pure commodity comparison.
Audit compensable-injury participation and billing against ReturnToWorkSA rates.
Scheme rates for South Australian physiotherapy are above the subject standard consult, but compliance and registration are required.
What to do next
Concrete moves for this site, drawn from this assessment. Prefer these over generic checklists.
Do this first
- 1Open lease renegotiation using current comparable listings and rent-to-turnover benchmark evidence.
- 2Test a staged consult-price increase with retention, rebooking and referral monitoring.
- 3Verify actual outgoings, make-good obligations, option terms and rent-review method before committing past lease expiry.
- 4Audit clinical utilisation, cancellation rate, new-patient sources and practitioner-level revenue.
- 5Confirm exact planning controls before changing signage, frontage or external fabric.
Full checklist: conditions and verification · ranked risks · sequence below when ready to act.
Finding → why it matters → what to check
Start lease renegotiation and build a relocation fallback file.medium effort
Why it matters: Lease expiry is known and nearby comparables are materially lower than the subject rent per square metre.
Move the standard consult price toward the named local comparator, with a staged patient-communication plan.low effort
Why it matters: The clinic is priced below a named local direct competitor and below South Australian scheme rates.
Audit diary utilisation by clinician and appointment type.low effort
Why it matters: The model suggests the clinic is near but below a base utilisation benchmark, and this can be checked from the booking system immediately.
Reposition marketing around sports rehabilitation outcomes and referral pathways rather than generic physiotherapy.medium effort
Why it matters: Nearby clinics offer broad physiotherapy; sharper positioning is needed to justify higher fees and reduce price comparison.
Supporting detail
Background research that supports the decision above. Expand only what you need — printing this page includes it.
What we assessedConcept & premises needs
Existing private physiotherapy and sports rehabilitation clinic providing musculoskeletal assessment, injury treatment, rehabilitation programs and return-to-function care from consulting premises on Unley Road.
Revenue mechanismappointment
Demand mechanismAppointment capacity
What caps capacityAvailable registered physiotherapist hours, consultation length, treatment-room availability, rebooking rate and reception capacity.
CustomerLocal residents, workers, school and community sport participants, older adults managing mobility issues, privately insured patients, Medicare chronic disease referral patients and compensable injury patients where the clinic participates in those schemes.
Premises requirements
- Accessible consulting rooms
- Reception and waiting area
- Private treatment space
- Exercise and rehabilitation area where sports rehab is promoted
- Patient parking or convenient short-stay parking nearby
- Street visibility and signage
- Secure health-record systems
- Handwashing and clinical hygiene facilities
What this business needs from its location
- Proximity to higher-income residential catchment
- Referral visibility to local GPs, sports clubs and schools
- Ease of repeat attendance by car, public transport or walking
- Ability to recruit AHPRA-registered physiotherapists
- Lease cost relative to appointment revenue capacity
Workforce4Roles, wages, qualifications
Physiotherapist
Must hold current physiotherapist registration with Ahpra. · Health Professionals and Support Services Award 2020 may apply to employed physiotherapists in a private physiotherapy practice, subject to employment terms and classification.
Current count 2 peopleYour input · requestHours per week each 38 hours per weekYour input · request
Reception
Front desk, booking, payment, patient communications and privacy-sensitive administration. · Support services classifications under the Health Professionals and Support Services Award may apply, subject to duties and classification.
Current count 1 personYour input · requestHours per week each 30 hours per weekYour input · request
Wages & on-costs
Qualifications
Approved physiotherapy qualification and Ahpra registration pathway
Labour risks
- Actual market pay may exceed award minimums in a competitive private allied-health labour market.
- Revenue is concentrated in registered clinician hours; vacancy, leave or reduced practitioner utilisation quickly reduces appointment capacity.
- The current rent level leaves less margin for wage inflation unless prices or utilisation improve.
Regulation & compliance7Licences and requirements
No separate general business licence for physiotherapy premises was identified in this run.
Requirements
- Physiotherapists must be registered with Ahpra and the Physiotherapy Board of Australia to use the protected title and practise as physiotherapists.
- Practitioners must maintain appropriate professional indemnity insurance and compliant clinical records.
- Advertising of regulated health services must comply with National Law advertising restrictions and Ahpra guidance.
- Physiotherapy services can be GST-free only where the service is a listed health service, performed by a recognised health professional and generally accepted as necessary treatment.
- For South Australian work-injury claims, ReturnToWorkSA will only pay for services by providers registered by ReturnToWorkSA and registered as physiotherapists with Ahpra.
- External works, signage or facade changes may require planning approval because the address is in a local heritage shop listing context.
Registrations
Ahpra registration for each physiotherapist
ReturnToWorkSA provider registration
Permit and planning compliance
Planning item
Planning item
Compliance risks
- Using unregistered practitioners or unsupported professional titles
- Overclaiming in advertising, testimonials or outcome guarantees
- Treating compensable injury patients without meeting scheme registration and invoicing requirements
- Misclassifying GST treatment for non-treatment goods, classes or third-party supplies
- Making external signage or facade changes without checking local heritage planning controls
Supply chain3Critical inputs
AHPRA-registered physiotherapist labour
This is the binding supply input because the clinic cannot sell physiotherapy appointments without registered clinicians.
Risk — Vacancy or under-utilisation immediately reduces appointment capacity and revenue.
Clinical consumables and rehabilitation supplies
Tape, bands, hygiene consumables and exercise aids support day-to-day treatment, but they are not the main revenue constraint for a metropolitan physiotherapy clinic.
Risk — Low-to-medium operational disruption if consumables are poorly managed; not decisive to the stay-or-renegotiate verdict.
Private health, Medicare, compensable-scheme claiming and practice-management systems
Convenient claiming, invoicing and booking reduce patient friction and protect cash collection.
Risk — Claims friction can leak compensable and insured patients to clinics with easier administration.
Other figures we found42Every other number in the research
Benchmarks
Annualised rent$78,000 per annum
Annual$3,800 per sqm per annum
Monthly$316.67 per sqm per month
Utilisation70%
Modelled capacity units637.42 appointments per month
Actual consult equivalent units447.06 appointments per month
Annualised revenue$456,000 per annum
Turnover bandAUD 240001 to AUD 600000 annual turnover (benchmark band)↗
Financial model
Benchmark labour cost percent36% of revenue↗
Benchmark consultation length31 minutes↗
Current physio hours per week76 hours per week
Structural capacity per month637.42 consult-equivalent appointments per month
conservative — Cost of sales monthly$704.35 per month
conservative — EBITDA monthly$11,109 per month
Labour benchmark$12,678 per month
Other operating overhead benchmark$4,226 per month
conservative — Gross profit monthly$34,513 per month
conservative — Total operating costs monthly$23,404 per month
base — Cost of sales monthly$812.71 per month
base — EBITDA monthly$13,818 per month
Labour benchmark$14,629 per month
Other operating overhead benchmark$4,876 per month
base — Gross profit monthly$39,823 per month
base — Total operating costs monthly$26,005 per month
optimistic — Cost of sales monthly$921.07 per month
optimistic — EBITDA monthly$16,527 per month
Labour benchmark$16,579 per month
Other operating overhead benchmark$5,526 per month
optimistic — Gross profit monthly$45,132 per month
optimistic — Total operating costs monthly$28,606 per month
Standard consult price — Effect$4,471 additional monthly revenue at current consult-equivalent volume
Rent renegotiation to benchmark upper rent-to-turnover ratio — Effect$1,560 monthly EBITDA improvement before transaction costs
Utilisation — Effect$2,709 additional monthly revenue at current price
Price$95 per appointment↗
Price$99.30 per appointment ex GST where applicable↗
Performance
Market reference price$95 per standard consult↗
Actual consult equivalent units447.06 consult-equivalent appointments per month
Modelled realistic potential units478.06 consult-equivalent appointments per month
How this report was checked
Numbers audited
128
0 unlabelled · 0 unsourced
Sources cited
35
every figure traceable
Web searches
12
live research this run
Decisive facts
8
each with a resolvable link
Validator
v5.1-source-inherit
movement guards active
Compared against a real prior assessment (fca11689, score 64) from 1 candidates — score unchanged versus that prior.
Where sources disagreed
Floor area versus public land-size evidence
Confidence remains medium because rent per square metre depends on the user-supplied area. · Source: 120 sqm floor area · Source: 71 sqm land size · Preferred: Your input floor area
Source 1 120 sqm floor areaYour input · requestSource 2 71 sqm land size↗
70 Unley Road advertised annual rent
Low-to-medium impact; either figure remains below the subject rent per square metre. · Source: $45,000 per annum plus GST and outgoings · Source: $48,000 per annum plus GST and outgoings · Preferred: 45000 from agent listing
Known evidence gaps
Actual lease document, outgoings, incentives, rent review method and make-good obligations were not supplied.
Confidence in the exact lease negotiation target is medium, although base rent is clearly high against reviewed evidence.
Exact treatment-room count, rehab floor layout, parking and accessibility compliance were not verified.
The capacity model may overstate or understate practical appointment capacity.
Actual wage bill and practitioner remuneration model were not supplied.
The financial model uses labour benchmark percentages rather than true payroll costs.
Current patient mix by private, health fund, Medicare, workers compensation, Comcare and NDIS was not supplied.
The pricing opportunity must be tested carefully because price elasticity differs by payor.
Most competitors did not publish current private physiotherapy fees in the reviewed sources.
Price-position confidence is strongest against Unley Physiotherapy and scheme rates, not against the full competitor set.
Exact current Planning and Design Code zone for the parcel was not resolved beyond heritage and non-residential-use evidence.
Not a trading blocker for an existing clinic, but material for signage, expansion or relocation decisions.
Named local suppliers for clinical consumables were not verified.
Low impact on the verdict because supply risk is not decisive for a metropolitan physiotherapy clinic.
All 35 sources
User-supplied request — actual monthly revenue, actual monthly rent, floor area, years trading, lease expiry, current price points, current staff — retrieved 2026-09-06medium
Prior assessment supplied by user — prior verdict, prior score, prior decisive evidence to re-establish — retrieved 2026-09-06medium
12 Example Road Hyde Park property.com.au — address verification, LGA indication, non-residential current land use indication, heritage overlay indication — retrieved 2026-09-06medium
Planning and Design Code current heritage listing extract — heritage listing for 12-12a Example Road Hyde Park, property planning risk — retrieved 2026-09-06high
Unley Development Plan heritage schedule — heritage listing corroboration — retrieved 2026-09-06high
2021 Hyde Park (SA) QuickStats — local population, median age, household income, employment and professional share, vehicles — retrieved 2026-09-06high
2021 Unley QuickStats — broader catchment median age, broader catchment household income, prior decisive evidence — retrieved 2026-09-06high
Local Area SA2 and LGA Population Projections for South Australia — SA2 population growth context — retrieved 2026-09-06high
Unley Physiotherapy — direct competitor, address, operating history, opening hours — retrieved 2026-09-06medium
Unley Physiotherapy services and fees — competitor pricing, services, price-position benchmark — retrieved 2026-09-06medium
PhysMed Unley serving Hyde Park — direct competitor, service positioning — retrieved 2026-09-06medium
Yates Physiotherapy Unley — direct competitor, sports and rehab service positioning, gym space — retrieved 2026-09-06medium
ReturnToWorkSA physiotherapy fee schedule and policy — scheme rates, provider requirements, regulatory requirements, pricing benchmark — retrieved 2026-09-06high
Comcare allied health treatment rates — allied health rate context, compensable-injury pricing context — retrieved 2026-09-06high
70 Unley Road listing — rent comparable, floor area comparable, parking and exposure indicators — retrieved 2026-09-06medium
70 Unley Road commercialrealestate listing — rent comparable corroboration — retrieved 2026-09-06medium
Hyde Park and Unley Park realcommercial listings — rent comparable, alternative tenancy evidence — retrieved 2026-09-06medium
McGees 2/330 Unley Road Hyde Park — nearby leased medical consulting/office evidence — retrieved 2026-09-06medium
Physiotherapy Services benchmark summary — rent-to-turnover benchmark, labour-to-turnover benchmark, cost-of-sales benchmark, total-expenses benchmark — retrieved 2026-09-06medium
Health Professionals and Support Services Award 2020 — award coverage, workforce compliance — retrieved 2026-09-06high
RevenueSA payroll tax rates and thresholds — payroll tax requirement context — retrieved 2026-09-06high
Ahpra professions and divisions — physiotherapist registration, protected title — retrieved 2026-09-06high
Physiotherapy Board Code of conduct — professional indemnity, clinical records, conduct — retrieved 2026-09-06high
Scalesuite physiotherapy clinic finance benchmarks — utilisation benchmark, rent benchmark cross-check, practice metrics — retrieved 2026-09-06medium
Lifecare SAH clinic services price list — adjacent competitor initial consult price — retrieved 2026-09-06medium
Figure labels
Researched measured or citedModelled calculated from inputsBenchmark industry referenceYour input you suppliedInferred interpretedUncertain not established
After the sample
What a live report includes for your address
This page is one stored physiotherapy assessment. The commercial model uses that clinic’s submitted rent and revenue. Your report uses your address and your inputs.
Buyer protection and regeneration policy
Practical protection for technical failures, with honest limits around commercial outcomes.
- A free account is required to run the analysis. One free run. No card.
- You see the report structure and sample output before buying.
- Unused credits: full refund within 7 days of purchase if you have not generated a report from that payment.
This sample (unlocked example)
Decision report — the paid unlock for an existing operator
You are viewing an unlocked paid decision report so you can see every commercial section. Figures are illustrative. The landlord evidence page is held back until rent comps are sourced.
- Verdict and the highest rent you can afford
- P&L, break-even and safety margin from your costs
- Proposed / midpoint / walk-away rent outcomes
- Shareable landlord evidence page (held until comps are sourced)
- 90-day plan with dollar ranges
Figures here are illustrative — not your lease. Not your shopfront.
On your address
On your current site
- Proceed / Verify / Avoid
- Named competitors and distances
- Headline score and what moved it
- Risks and what to verify before signing
Then unlock — $29 decision report
Walk-away rent, P&L, break-even as customers per day, and a 90-day plan under YOUR costs. Rent bands stay labelled estimated until we have a sourced series.
Already trading?
Run a free rent check →Free rent check first — unlock the decision report when you need a verdict.
Why this is not a generic AI suburb summary
The sample is valuable because the structure forces a lease decision — not because the marketing around it is louder.
Address-specific
Competitors, rent pressure and site constraints are tied to the pin — not a generic suburb essay.
Evidence-labelled
Observed, modelled, submitted and missing stay distinct so confidence cannot hide behind polish.
Decision-gated
Proceed / Verify / Avoid comes with risks, verification steps and flip conditions — not a vibe score.
Your address next
Run this analysis for your actual lease.
Same decision framework — Proceed, Verify, or Avoid — built from your Mapbox pin, business type, and commercial inputs. This sample is illustrative, not evidence about your site.