Properties/73 Forest Street

73 Forest Street, Castlemaine VIC 3450

RetailLot 1 on TP 217976EMount Alexander ShireLeased

Tenant: MMB Progressive TradingPet store
Annual rent: $75,000.00plus GST, $6,250.00 a month
Lease ends: 31 Aug 2030Year 1 of 4, 2 options of 3 years
Next key date: 1 Dec 2026Upgrade the yard toilet
Security: $6,875.00Cash bond, 1 month plus GST

Needs you

Land tax is listed as a recoverable outgoing

Under the Retail Leases Act 2003 (s 50), land tax usually can't be recovered from a tenant that isn't a listed company or a listed company's subsidiary. No listing was found for MMB Progressive Trading.

Lease, Item 13, p. 21 Listed check, 29 Sep 2026

Does the tenant run the business as your agent?

The last question for the Retail Leases Act check. Everything else came from the lease: retail use, occupancy costs under $1 million, tenant not listed.

Add the bond receipt and latest rates notice

The bond lodgement date and the council rates for 2026-27 come from these.

Key dates

Reminders go to matt@crewamp.ai

Date	What happens	Who	Reminder
2026
1 Sep	Lease started 4 years to 31 Aug 2030. First 2 weeks rent free.		Done
1 DecIn 9 weeks	Upgrade the yard toilet Within 3 months of the start. Special condition 23.4.	You	1 Nov
2027
31 May	Send the outgoings estimate for 2027-28 At least 1 month before the year starts on 1 Jul. Clause 5.4.3. Every year.	You	1 May
1 Sep	Rent review, fixed 3.5% $75,000.00 to $77,625.00 plus GST a year.	You	2 Aug
30 Sep	Send the outgoings statement for 2026-27 Within 3 months after 30 Jun. Clause 5.4.5. Every year.	You	1 Sep
2028 to 2029
1 Sep 2028	Rent review, fixed 3.5% To $80,341.88 plus GST a year.	You	2 Aug
1 Sep 2029	Rent review, fixed 3.5% To $83,153.85 plus GST a year.	You	2 Aug
2030
28 Feb to 31 May	Option 1 window, 3 more years The tenant exercises in writing 6 to 3 months before the lease ends. Item 8.	Tenant	28 Jan
31 Aug	Lease ends Runs to 31 Aug 2033 if option 1 is exercised.		1 Mar
1 Sep	Market rent review Only if option 1 is exercised. Item 11.	You	1 Jun

Rent

Monthly in advance on the 1st

Period	Review	Annual, plus GST	Monthly, plus GST
1 Sep 2026 to 31 Aug 2027 First month $3,373.00 after 2 weeks rent free	Starting rent	$75,000.00	$6,250.00
1 Sep 2027 to 31 Aug 2028	Fixed 3.5%	$77,625.00	$6,468.75
1 Sep 2028 to 31 Aug 2029	Fixed 3.5%	$80,341.88	$6,695.16
1 Sep 2029 to 31 Aug 2030	Fixed 3.5%	$83,153.85	$6,929.49
1 Sep 2030 to 31 Aug 2033 Option 1. Fixed 3.5% on 1 Sep 2031 and 2032	Market	Set at review
1 Sep 2033 to 31 Aug 2036 Option 2. Fixed 3.5% on 1 Sep 2034 and 2035	Market	Set at review

Term

Initial term, 4 years1 Sep 2026 to 31 Aug 2030

Option 1, 3 yearsto 31 Aug 2033

Option 2, 3 yearsto 31 Aug 2036

Leased, Lot 1
Licensed, Lot 2
Shared access

Redrawn from TP 217976E. Not to scale.Original, p. 25

Property

Title: Lot 1 on TP 217976E
Derived from Vol 5102 Fol 220
Site: 18.3 m by 50.3 m
Frontage 18.29 m
Permitted use: Pet store and related pet and animal supplies
Also licensed: Lot 2, external storage
Either party can end on 90 days' notice
Council: Mount Alexander Shire
Landlord's installations: Hay shed, yard toilet

Tenant View

Name: MMB Progressive Trading Pty LtdACN 629 356 467
Listed: No listing found
Checked 29 Sep 2026
Guarantor: Matthew Gane Barnes
Notices: 102 Lydiard Street, Ballarat VIC 3350

Landlord

Name: R & M Taylor Super Pty LtdACN 662 725 206, trustee for R & M Taylor Superannuation Fund
Notices: 11 Broad Road, Campbells Creek VIC 3451

Parties

Landlord	R & M Taylor Super Pty Ltd ACN 662 725 206, as trustee for R & M Taylor Superannuation Fund	Item 1, p. 20
Landlord's address	11 Broad Road, Campbells Creek VIC 3451	Item 1, p. 20
Tenant	MMB Progressive Trading Pty Ltd ACN 629 356 467	Item 2, p. 20
Tenant's address	102 Lydiard Street, Ballarat VIC 3350 or the premises	Item 2, p. 20
Guarantor	Matthew Gane Barnes	Item 3, p. 20
Serving notices	By pre-paid post, delivery or email Posted notices count as received on the 7th day after posting	Cl 14.1 to 14.3, p. 16

Premises

Address	73 Forest Street, Castlemaine VIC 3450	Item 4, p. 20
Leased area	The part of Lot 1 on TP 217976E west of the access strip marked blue on the plan. Plus a licence over Lot 2 for storage, and shared access over the blue and green areas.	Item 4, p. 20
Title	Lot 1 on TP 217976E Derived from Vol 5102 Fol 220	Title plan, p. 25
Site	18.3 m by 50.3 m, frontage 18.29 m 60 ft by 165 ft on the plan	Title plan, p. 25
Property type	Retail	Item 14, p. 22
Permitted use	Pet store and related pet and animal supplies	Item 14, p. 22
Tenant's installations	Air conditioning Electric door Solar panels Shelving, aquariums and dog wash	Item 5, p. 20
Landlord's installations	Hay shed Yard toilet, upgraded by the landlord by 1 Dec 2026	Item 6, p. 20
Licensed area	Lot 2, external storage only, no works Either party can end the licence on 90 days' written notice Tenant pays all council rates for Lots 1 and 2 while licensed	Cl 23.3, p. 22

Term and options

Term

4 years

1 Sep 2026 to 31 Aug 2030

Item 7, p. 20

Options

Option	Length	Exercise window
1	3 years	28 Feb 2030 to 31 May 2030
2	3 years	28 Feb 2033 to 31 May 2033

Not earlier than 6 months and not later than 3 months before the term ends.

Item 8, p. 20

Final end date

31 Aug 2036, if both options are exercised

Holding over

Monthly tenancy on the same terms
Either party can end it on 1 month's written notice
Rent goes up 3.5% each 1 Sep while holding over

Cl 10.1, p. 14

Rent

Starting rent

$75,000.00 plus GST a year

$6,250.00 plus GST a month

Item 9, p. 21

Paid

Monthly in advance, on the 1st

Item 10, p. 21

Rent free

First 2 weeks. The rent due 1 Sep 2026 was $3,373.00 plus GST.

Cl 23.2, p. 22

Reviews

Date	Method
1 Sep 2027, 2028, 2029	Fixed 3.5%
1 Sep 2030	Market, if option 1 is exercised
1 Sep 2031, 2032	Fixed 3.5%
1 Sep 2033	Market, if option 2 is exercised
1 Sep 2034, 2035	Fixed 3.5%

Item 11, p. 21

Late payment

Interest at the Penalty Interest Rates Act 1983 rate on money unpaid 7 days after it's due

Cl 2.1.7, p. 7

GST

Rent is plus GST

Item 9, p. 21

Outgoings

Tenant's share	100%	Item 13, p. 21
How they're recovered	You pay and invoice the tenant	Cl 5.4.1, p. 11
Year	1 Jul to 30 Jun	Cl 1.1, p. 5
Recoverable	Council rates Water, sewerage and drainage rates Water usage Land tax Needs you Building insurance Public liability insurance Loss of rent insurance Glass, debris and installations insurance Insurance excesses Essential safety measures Fire equipment servicing Repairs and maintenance Heating and cooling services Cleaning Gardening and grounds Pest control Security services Waste collection Lighting No management fees (special condition 23.1).	Cl 1.1, p. 5
Tenant pays directly	Gas, electricity, water Internet and telephone	Cl 2.1.3, p. 7
Estimate	By 31 May each year, for the year starting 1 Jul	Cl 5.4.3, p. 11
Statement	By 30 Sep each year, for the year just ended	Cl 5.4.5, p. 11
Audit	An auditor's report with the statement if the Retail Leases Act requires one	Cl 5.4.6, p. 12
Essential safety measures	Tenant	Cl 3.2.11, p. 9

Security

Type	Cash bond	Item 15, p. 22
Amount	$6,875.00 1 month's rent plus GST	Item 15, p. 22
Guarantee	Personal guarantee and indemnity from Matthew Gane Barnes	Item 3, p. 20
Return	Refund the unused part once the tenant has vacated and met its obligations	Cl 13.4, p. 16

Insurance

Public liability	$20,000,000 minimum, in the tenant's name, noting your interest	Cl 2.3.1, p. 8
Other cover	Tenant's installations and property, full replacement value Glass breakage Anything required by law	Cl 2.3.1, p. 8
Insurer	A reputable APRA-authorised insurer	Cl 2.3.2, p. 8
Certificate	On your written request, no fixed date	Cl 2.3.3, p. 8

Repairs and make good

Tenant	Keep the premises in the condition at the start, fair wear and tear excepted Repaint at least every 5 years Clean, replace broken glass, repair windows, lights, doors and locks Maintain plumbing, drainage, gas, electrical, solar and sewerage Maintain grounds, gardens and air conditioning serving the premises Make repairs within 14 days of notice	Cl 3.1 to 3.3, p. 9
You	Keep the structure, external faces and roof in the condition at the start Keep your installations in the condition at the start	Cl 6.4, p. 12
Structural repairs	Not the tenant's, unless the tenant caused them	Cl 3.3, p. 9
Your access	Business hours with reasonable notice, any time in an emergency	Cl 3.2.8, p. 9
Make good	Return the premises clean, remove the tenant's installations and repair any damage from removing them	Cl 5.1, p. 11

Other clauses

Assignment and subletting	Needs your written consent, not to be unreasonably withheld if clause 4.3 is met	Cl 4.1 to 4.8, p. 10
Alterations	Needs your written consent. Your discretion for structural work or work needing a building permit.	Cl 2.2.11, p. 8
Signs	Needs your written consent and council approval. Permits at the tenant's cost.	Cl 2.2.10, p. 8
Special conditions	23.1 No management fees Admin, management fees and owners corporation levies aren't recoverable. 23.2 Rent free First 2 weeks of the term. 23.3 Licensed area Lot 2 for storage, 90 days' notice either way. 23.4 Yard toilet You upgrade it within 3 months of the start. 23.5 Town planning Subject to the Mount Alexander Planning Scheme. 23.6 Improvements Your consent for further works. 23.7 First right on a sale You negotiate only with the tenant for 30 days before selling. 23.8 Access Shared use of the blue and green areas on the plan.	Item 17, p. 22
Governing law	Victoria	Cl 1.4, p. 7

Documents

Document	Type	Pages	Dated	Read
Commercial Lease, 73 Forest Street, Castlemaine LIV lease with guarantee and indemnity. Includes title plan TP 217976E on p. 25.	Lease	25	31 Mar 2026	56 terms

Also useful: a variation or transfer, the disclosure statement, the bond receipt, insurance certificates, rates and water notices.

73 Forest Street, Castlemaine VIC 3450

Needs you

Land tax is listed as a recoverable outgoing

Does the tenant run the business as your agent?

Add the bond receipt and latest rates notice

Key dates

Rent

Term

Parties

Premises

Term and options

Rent

Outgoings

Security

Insurance

Repairs and make good

Other clauses

Documents

Activity