Before-You-Sign Location Checklist

Monthly rent ÷ 0.10 = required monthly revenue. Divide by avg ticket ÷ 26 trading days = required daily transactions. Know this number before you visit.

Monthly rent ÷ gross margin per customer = daily transactions needed to cover rent alone. This is your downside — not your target.

Median household income above $90k, age skew 25–45, high full-time employment. ABS 2021 Census (SA2 level) via abs.gov.au — or run a Locatalyze report.

0–1: verify demand exists first. 2–3: healthy market. 4–5: requires clear positioning. 6+: avoid unless foot traffic is exceptional (150+/hr).

Arrive at 7am on a Tuesday. Count pedestrians for exactly 10 minutes, multiply by 6. Under 30/hr: very difficult. 30–60/hr: viable if positioned well. 60–120/hr: solid. 120+/hr: strong — focus on the lease.

Corner visibility (two-direction exposure). Existing kitchen infrastructure (saves $30–80k). Outdoor seating potential — north or east facing. On-street parking or transport within 200m. Wide footpath for queue formation.

Are they thriving or struggling? Foot-traffic anchors nearby (gym, train station, supermarket, office complex)? Turnover of previous tenants at this specific address?

Café: Saturday 8–10am. Restaurant: Friday 7:30–9pm. Are nearby operators busy? Are people looking for somewhere to eat? 15 minutes of observation beats any dataset.

(1) CPI-capped rent reviews — prevents uncapped landlord increases that push you through the 12% threshold. (2) 12-month break clause — your exit if trading assumptions prove wrong. (3) Permitted use broad enough to cover your full concept including any future pivots.

$500–1,500 to review. Non-negotiable. Check: rent review mechanism, make-good obligation, personal guarantee scope, option-to-renew terms, assignment rights (can you sell the business with the lease?).

CAUTION threshold: revenue × 0.13. NO threshold: revenue × 0.15. These are your walkaway numbers in negotiation. Fill them in for your location in the box below.

Search the local council's DA register for the address and surrounding 200m. An approved development that removes car parks, changes street access, or adds a major competitor can change your model before you open.