Scenario AIndicative
Existing land position
$400,000 – $550,000
Freehold parcel with both prior approvals lapsed. No current right to build. Indicative land-market scenario only.
SITE CONTEXT · 22 SEP 2026
Coolum Court
Blacks Beach · Mackay QLD
21°03′16″S · 149°11′15″E
Open in Google Maps
Owner
review 01
review 01
Prepared for Neil Cooke
Owner · Mackay Living Pty Ltd
A sharper route to market for Coolum Court.
A supported campaign and live Information Memorandum for one 2,878 m² infill parcel at Blacks Beach, built to keep the owner in control before any buyer receives access.
Nothing is public yet. Your sign-off is the release switch.
◆ 06d : 23h : 59m : 36s
Location context
Coolum Court, Blacks Beach.
Regional context only. Confirm title, boundaries, services, zoning and overlays through the released campaign material and independent enquiries.
Open map02A short message from Lia
Your first call.
Sales & Operations · CorporateRoomz
Hi Neil,
I run the campaign side of this proposal. The InfoMemo, workspace, buyer access, updates and payments — I coordinate them within the agreed campaign scope, and I'm your first call if anything needs clarifying.
I work alongside Rocco Pennisi, the licensed agent on this transaction. Rocco brings the development sales experience, the appraisal opinion and the negotiation. I bring the campaign infrastructure, the buyer database and the process. Together we take Coolum Court to market under your control.
You stay in control the whole way. Nothing goes to a buyer until you approve release.
If you have a question about the InfoMemo, workspace, payments, buyer access or what happens next, call me directly. I'm the person on the end of the phone.
Kind regards
Lia Miranda
+61 468 091 729
Written summary of Lia's message
Lia coordinates the InfoMemo, campaign workspace, buyer-access process, in-scope updates and payment administration. Rocco Pennisi is the licensed agent responsible for appraisal opinion, negotiation, contract and settlement. The owner controls release, and no buyer receives access until owner approval is recorded.
03
Property value scenarios.
Rocco Pennisi · Professional Appraisal Opinion
The scenarios below represent Rocco Pennisi's professional appraisal opinion as the licensed agent for this transaction (QLD RE Licence 4907700). The figures are indicative, based on comparable sales evidence available at the date of preparation, and are subject to independent valuation.
They are not a valuation or formal appraisal under any statutory framework, and do not constitute a guarantee of price, yield, development outcome or approval. Each scenario carries a confidence rating to make the basis of the figures clear. Parties relying on these figures should obtain their own independent professional advice.
Rocco can be contacted directly on 0418 745 398 or [email protected].
Scenario BTo be confirmed · wide range pending fresh approval
Reconfiguration pathway
$650,000 – $950,000
Fresh 8-lot reconfiguration approval. Subject to current planning evidence and fresh assessment under the Mackay Region Planning Scheme.
Gross development value scenarios, not land value
Scenario CProfessional opinion
Townhouse gross development value
$3.2M – $3.8M
Gross end value only, not net land value or sale price. Unit count unconfirmed; figure moves once a floor plan is fixed. Requires design and feasibility testing.
Scenario DFeasibility note · not a value scenario
Townhouse path residual
Thin or negative
Shown only to demonstrate that the townhouse GDV range does not leave a strong land residual once build cost, finance, fees and margin are deducted. Not a price expectation.
Gross development value is not equivalent to land value or sale price. It excludes development costs, finance, professional fees, holding costs, contingency, taxes, selling costs and developer margin. Do not interpret the $3.2M–$3.8M figure as the likely sale price of the site.
04The investment
Big or small Kahunas? Keep the decision yours.
Full campaign scope · engagement confirmation
Choose paymentCampaign + Live Information Memorandum (InfoMemo)
Standard campaign fee: $2,957.00
(No GST charged as Business Class Property Developments Pty Ltd is not legally required to be registered at this time).
The workspace opens only after the selected payment clears and the engagement is signed. Campaign-fee payments already made are non-refundable. The contingent Option B balance is not payable if no sale settles.
+
Optional site signboard
Order signboard
$1,000 for supply and install.
(No GST charged as Business Class Property Developments Pty Ltd is not legally required to be registered at this time).
%
Proposed sale commission (negotiable)
See assumptions
Negotiable structure: 3% on the first $400,000 of sale price, then 5% only on the portion above $400,000. Payable on settlement only. The 5% marginal tier applies only to the portion above $400,000 and is weighted to reward a higher sale price.
Commission is not refundable. Campaign fee is not refundable.
05The deal, honestly framed
What is known. What is open. What cannot be promised.
Information-status labels
Documented but historicalA record has been identified, but current status or applicability needs confirmation
Owner-suppliedMaterial supplied or approved by the owner; not independently verified unless specifically stated
Licensed-agent opinionRocco's appraisal opinion; not a formal valuation
To be confirmedAn open item or potential release blocker; not a fact buyers should rely upon
VerifiedConfirmed against the identified source as at the stated date—not a general warranty
Documented but historical
A
Recorded site particulars—confirmation required
2,878 m² freehold parcel, Lot 32 on SP312697, Coolum Court, Blacks Beach QLD 4740. VG site value recorded at $290,000 on 30 Jun 2023.
Source: Title search · Valuer-General record · Last checked 22 Sep 2026 · Confirm current title, ownership and valuation before release.
Documented but historical
B
Prior approvals, both lapsed
The site previously held approvals for an 8-lot reconfiguration and a townhouse development. Both approvals have lapsed and confer no current right to build.
Source: Decision notices · Council record · Last checked 22 Sep 2026 · Fresh assessment required under the current Mackay Region Planning Scheme.
To be confirmed
C
Release blockers
Planning zone, overlays, services, title/easements and lapsed decision notices must be supplied or confirmed before qualified-buyer release.
Source: Service authority · Title search · Awaiting confirmation · The workspace stays private until these items are ready.
If release blockers cannot be resolved, the workspace remains open and the campaign fee is not refundable. The owner may still use the InfoMemo and workspace for internal decision purposes.
If release blockers cannot be resolved, the workspace remains open and the campaign fee is not refundable. The owner may still use the InfoMemo and workspace for internal decision purposes.
Status control: Every released item carries a status label, source reference, assumption or open verification item where relevant. Open items remain visible until confirmed; nothing in this section is a warranty of completeness, accuracy or independent verification.
06Inside the InfoMemo scope
What the live record may contain.
The InfoMemo may include, where available and released for the campaign:
01May include
Site & title
Site, title, ownership, easement and service material.
02May include
Planning & approvals
Planning, zoning, overlay, approval, decision-notice and constraint material.
03May include
History & open items
Historical approvals and clearly labelled open verification items.
04May include
Market context
Comparable-sale and market-context material.
05May include
Appraisal context
Clearly attributed licensed-agent appraisal context and value scenarios.
06May include
Owner material
Owner-supplied feasibility, design or development material.
07May include
Campaign records
Released campaign documents, buyer-access records and dated update notes.
08May include
Owner reporting
Owner reporting on enquiry and campaign activity.
Controlled scope, not a guarantee
The list describes potential InfoMemo content. It does not guarantee that every item exists, has been checked or will be provided. Released material carries source dates, status labels, assumptions and open verification items so authorised users understand what they are reviewing.
07What you are engaging
A decision-ready room, not another PDF.
Live Information Memorandum (InfoMemo)
The InfoMemo scope above applies.
Delivered on engagementGated buyer access
Teaser, diligence and full-file access levels keep the right information in the right room for qualified developers and funds.
Access is released after sign-offCampaign management
CRM tracking, follow-up and owner support coordinate the campaign without asking you to chase attachments.
Lia is your first callLicensed agency boundary
Negotiation and sale remain with the appointed licensed agent. CorporateRoomz supplies the campaign and buyer-access infrastructure.
Rocco Pennisi · QLD RE Licence 4907700 · LJ Hooker08The campaign sequence
Work the strongest channels first.
01
Complete
Build & prepare
InfoMemo created, vendor documents indexed, access gated.
02
Active
CorporateRoomz first
After owner approval, release starts with CorporateRoomz's current investor, developer and builder contact network.
03
Pending
Expanded network
Agency relationships, professional referrals and interstate developers.
04
Conditional
Vendor-funded advertising
Broader advertising considered only if earlier channels do not produce a buyer.
05
Pending
Negotiate & settle
Offers, negotiation, contract and settlement through the licensed agent.
09Working with us
How the campaign works with you.
CorporateRoomz provides the campaign infrastructure. The licensed agent handles negotiation, contract and settlement. The campaign stays controlled through the active InfoMemo and agreed release process.
InfoMemo updates
The InfoMemo stays live and updated for the whole campaign — as many updates as needed, at no extra cost.
The active campaign begins when the selected campaign fee has cleared and the engagement is signed. It ends on the earliest of: written withdrawal of the campaign; settlement of a sale; or written confirmation from CorporateRoomz that the campaign has closed.
Reasonable updates to released campaign material are included, including corrections, additional owner-supplied documents, changed status labels, dated source notes, document indexing, and buyer-access or enquiry reporting.
The update service does not include new third-party reports; legal, planning, valuation, engineering, surveying, financial, tax or other professional advice; substantive new design, feasibility or marketing work; paid advertising; physical materials; or services outside the agreed campaign scope.
Decision recap
Prepare the opportunity, improve the value story, then release it to qualified buyers under owner control.
This is a campaign engagement, not a valuation, planning approval or promise of outcome. You review the live room, add material, and decide when it goes to market.
Live Information Memorandum (InfoMemo)
The InfoMemo is the campaign's single, controlled online repository for property information released for Coolum Court. It provides one current working record for the owner and authorised campaign participants.
One controlled repository—not a warrantyAppraisal context
The figures are Rocco Pennisi's licensed-agent appraisal opinion, are indicative, based on available comparable evidence, subject to independent valuation, and are not a statutory valuation, planning approval, price guarantee or outcome guarantee. Gross development value is not equivalent to land value or sale price.
Licensed-agent opinion · attributedControlled campaign
Owner-approved release, gated buyer access, dated status labels and activity reporting, with negotiation and settlement handled through the licensed agency.
Owner-controlled · staged access11Short answers
The short answers.
Who's who in the zoo — who does what
CorporateRoomz⌄
Campaign infrastructure
InfoMemo preparation, document indexing, gated access and reasonable in-scope updates. CorporateRoomz organises, records, labels and controls access to campaign material; it does not independently verify material unless expressly stated. Brand operated by Business Class Property Developments Pty Ltd under licence from testmetech Pty Ltd.
Rocco Pennisi⌄
Licensed agent · partner agency
Provides a clearly attributed licensed-agent appraisal opinion, not a statutory or independent valuation; handles negotiation, contract and settlement. QLD RE Licence 4907700 · LJ Hooker Property Centre.
Lia⌄
Sales & operations manager
First point of contact for campaign, workspace, payment and practical next steps. CorporateRoomz.
Consultants⌄
Independent professional advice
Provide planning, valuation, engineering, surveying, legal, financial, tax or other professional advice only when separately engaged.
Owner⌄
Decision-maker · Mackay Living Pty Ltd
Responsible for the accuracy, authority and currency of information it supplies or approves for release; reviews material, supplies missing items, approves assumptions and disclaimers, and authorises buyer release.
Buyers⌄
Independent due diligence
Must undertake their own due diligence and obtain independent legal, planning, valuation, engineering, financial and other advice.
Agency on record⌄
LJ Hooker Property Centre
Agency on record for the licensed agency side of the transaction. Rocco Pennisi (QLD RE Licence 4907700) handles the licensed-agent appraisal opinion, negotiation, contract and settlement through LJ Hooker Property Centre.
Can authorised recipients use or keep the InfoMemo material?
Authorised recipients receive a limited, personal and non-transferable licence to use released InfoMemo material solely to evaluate the opportunity during the active campaign period. The material remains the property of CorporateRoomz and/or testmetech Pty Ltd at all times. Access does not transfer ownership or permit copying, distribution, publication, reuse or disclosure outside the approved evaluation purpose.
Who pays the campaign fee?
Mackay Living Pty Ltd, as the owner entity.
Who handles the contract and the agency side?
The licensed agency activities, contract, negotiation and settlement are handled by Rocco Pennisi (QLD RE Licence 4907700) through LJ Hooker Property Centre. The applicable agency agreement and Queensland contract documentation will be issued through the licensed agency.
Is there advertising spend beyond the signboard?
No portal ad spend is planned for Phase 02. Broader advertising is considered only in Phase 04 if earlier channels do not produce a buyer.
Is the commission fixed?
No. The proposed structure is negotiable and subject to the applicable agency agreement: 3% on the first $400,000 of sale price, then 5% only on the portion above $400,000. It is payable on settlement only. At a $500,000 sale price, the commission would be $17,000 based on the proposed marginal structure.
Are the value-ladder figures a valuation?
No. The figures are Rocco Pennisi's licensed-agent appraisal opinion, are indicative, based on available comparable evidence, subject to independent valuation, and are not a statutory valuation, planning approval, price guarantee or outcome guarantee. Gross development value is not equivalent to land value or sale price.
Can development management be added?
Yes, as a separate discussion with Rocco after the campaign is engaged. The DM percentage is negotiable depending on project complexity. It is not a prerequisite for the campaign.
What is the InfoMemo, and what does it not do?
The Live Information Memorandum (InfoMemo) is the campaign's single controlled online repository for property information released for Coolum Court. It may include the scope listed in the proposal, where available and released for the campaign. It records document references, source dates, status labels, assumptions and open items so authorised users work from the same released version. It is not a warranty that every document, statement or assumption is complete, independently verified, accurate for every purpose, or suitable for reliance.
What does "unlimited updates" mean?
It means reasonable updates to released campaign material are included throughout the active campaign at no extra cost. See Working with us for what is included and excluded.
What happens if there is no release or no sale?
If the campaign does not proceed to public or buyer release, or if the property does not sell, the owner retains access to the prepared workspace and campaign material for internal decision purposes, subject to the engagement terms. Campaign-fee payments already made are non-refundable. If Option B was selected and no sale settles, the contingent second balance is not payable.
12The people behind it
A real team, with clear boundaries.
Licensed agent · partner agency · LJ Hooker
Rocco Pennisi
Strategy, networks, appraisal opinion and the licensed agency relationship. Contract, negotiation and settlement are handled by Rocco through LJ Hooker Property Centre, the partner agency for this transaction.
Sales & operations manager
Lia Miranda
Your first call for the campaign, workspace, payment arrangement and practical next steps.
13Important information
Scope, exclusions and commercial terms.
CorporateRoomz, role and scope
CorporateRoomz prepares and manages controlled campaigns for development property. It creates the Live Information Memorandum ("InfoMemo"), organises released material, controls buyer access and coordinates the campaign. The InfoMemo is a single controlled repository for material released for Coolum Court as defined in this proposal. "Source of truth" means one current repository; it is not a warranty that material is complete, correct or independently verified. CorporateRoomz organises, records, labels and controls access to campaign material and does not independently verify material unless expressly stated. The owner is responsible for the accuracy, authority and currency of information it supplies or approves for release. Buyers must undertake their own due diligence and obtain independent legal, planning, valuation, engineering, financial and other professional advice. testmetech Pty Ltd owns the CorporateRoomz brand, platform, systems, code, templates and underlying intellectual property. Business Class Property Developments Pty Ltd operates CorporateRoomz under licence from testmetech Pty Ltd. CorporateRoomz does not guarantee a sale.
Licensed agency and contract
Licensed agency activities, negotiation, contract and settlement remain with Rocco Pennisi (QLD RE Licence 4907700) through LJ Hooker Property Centre. The applicable agency agreement and Queensland contract documentation will be issued through the licensed agency. Commission is payable on settlement only.
Appraisal opinion attribution
The figures are Rocco Pennisi's licensed-agent appraisal opinion, are indicative, based on available comparable evidence, subject to independent valuation, and are not a statutory valuation, planning approval, price guarantee or outcome guarantee. Gross development value is not equivalent to land value or sale price.
Assumptions and verification
Values, yields, comparable figures and feasibility references shown in this proposal are not valuations, offers, approvals or guarantees. They require current market evidence, design testing, planning confirmation, construction costing and independent professional review. Previous approvals (8-lot reconfiguration and townhouse development) have lapsed and confer no current right to build. Title, easements, services, zoning and overlays must be confirmed before release.
Payment and sign-off
The workspace opens only after the selected payment clears and the engagement is signed. Owner approval in the workspace is required before material goes public. Until that approval is recorded, no buyer is contacted. Payment does not itself release the campaign. Campaign-fee payments already made are non-refundable. If release blockers remain unresolved, the workspace stays open and the owner retains access to prepared material for internal decision purposes, subject to the engagement terms. This offer is valid for 7 days from the date of issue.
Commercial structure
- Campaign preparation: Standard campaign fee $2,957.00.
- Option A — Upfront Payment: $2,540.00 paid in full on engagement.
- Option B — 50% Commencement: $1,495.00 payable on engagement. The remaining balance becomes payable only on settlement of a sale of the property, including where another agent completes the sale.
- Agency commission (negotiable): 3% on the first $400,000 of sale price, then 5% only on the portion above $400,000. Payable on settlement only. At a $500,000 sale price, the commission would be $17,000 based on the proposed marginal structure.
- Optional physical materials: Site signboard $1,000 for supply and install. Ordered separately.
- Development management (optional): Separately negotiated with Rocco after campaign engagement. Not included in campaign fee.
- No-sale / no-release outcome: If the campaign does not proceed to public or buyer release, or if the property does not sell, the owner retains access to the prepared workspace and campaign material for internal decision purposes, subject to the engagement terms. The $1,495.00 Option B commencement payment is non-refundable. The remaining Option B balance is waived if no sale settles. Refund treatment for amounts already paid is set out in Payment and sign-off above.
Intellectual property
testmetech Pty Ltd owns the CorporateRoomz brand, platform, systems, code, templates and underlying intellectual property. Business Class Property Developments Pty Ltd operates CorporateRoomz under licence from testmetech Pty Ltd.
Where an owner, buyer or other authorised campaign participant is given access to the Live Information Memorandum, campaign workspace or related campaign material, they receive a limited, personal, non-transferable and revocable licence to use that material solely to evaluate the opportunity during the active campaign period.
That licence does not transfer ownership of any material, platform content, document, image, video, data compilation, campaign process, template or underlying intellectual property. All material remains the property of CorporateRoomz and/or testmetech Pty Ltd at all times.
No material may be copied, reproduced, adapted, distributed, published, sublicensed, disclosed to unauthorised persons or used outside evaluation of the opportunity without prior written permission.
The licence ends when the active campaign period ends, access is withdrawn, the campaign is closed or the recipient no longer requires access for the approved evaluation purpose. Any continuing use, copying or disclosure after that point is not authorised.