Exclusive Wholesale
Investment Opportunity

An exclusive opportunity to invest in a landmark Brisbane CBD asset, combining attractive acquisition pricing, embedded leasing upside and long-term growth supported by transformative infrastructure and Olympic investment.

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133 Mary Street, Brisbane

Strategic 2,867 sqm corner site bordering the Golden Triangle within 100 metres of the new $6.3B Albert Street Station (opening 2029), providing exceptional convenience for office workers and shoppers. 133 Mary Street is well positioned to benefit from significant positive rental reversion as Brisbane office momentum continues to strengthen.

15.1%-17.1%

Target Net IRR

17.1%-21.0%

IRR Potential Outperformance Range

6%

ANNUAL DISTRIBUTIONS (COMMENCING YEAR 3)

$116.8 B

State Government Infrastructure Investment

#1

Brisbane ranked NO. 1 worldwide for net effective rent growth in 2024 (CBRE)

72%

Below Fully Let Replacement Cost

WHY INVEST?

Brisbane - A Global Outperformer

Brisbane is one of the world’s best performing office markets. Supported by leading economic and population growth, together with generational government infrastructure investment, Brisbane is well positioned to outperform over the coming decade.

ALBERT STREET STATION

133 Mary Street sits ~100m of the first new CBD rail station Brisbane has seen in over 120 years. The Cross River Rail project (opening in 2029), representing a $6.3 billion public investment, is expected to significantly increase pedestrian traffic through the precinct.

INFRASTRUCTURE

QLD is set to benefit from $116 billion in state government infrastructure investment over the next 4 years.¹

RENTAL GROWTH

The Brisbane office sector was ranked #1 globally for net effective rental growth across all property markets and cities in 2024.²In 2025 secondary effective rents lifted 20.9% YoY, as spillover demand supported B-Grade rental growth.³

POPULATION GROWTH

Brisbane's population has grown by 21% since 2013⁴, the fastest rate of any Australian capital, and is projected to grow by a further 46% by 2046⁵.

LABOUR MARKET

Brisbane has the fastest growing working age population among Australia's major cities, with 7.7% growth against an average of 4% across major cities.⁶

FUTURE SUPPLY CONSTRAINTS

High cost of construction is likely to materially dampen future supply. As a result, economic rents for most assets have risen by 40% to 90% and sit 20% to 30% above market rents. This dynamic makes new development increasingly difficult to underwrite, driving rental growth and lower vacancy for existing, well-located office assets as supply remains constrained.

1 KPMG
2 CBRE, Pacific Real Estate Market Outlook 2025
3 Cushman & Wakefield Marketbeat, Brisbane CBD Office Q4 2025–2026

4 Pacific Real Estate Market Outlook
5 Queensland Government Statistician's Office, Population Projection
6 2023 BEDA and Deloitte

Sources
WHY INVEST?

Asset Strategy

Grow Income

  • Lease up the remaining 34% vacancy using our best-in-class leasing platform.
  • Activate the vacant space via the refurbishment and construction of speculative fit outs providing convenience and speed for prospective tenants. Ultimately reducing downtime.
  • Installation of digital signboard on the corner of Mary & Edward Streets.

Optimise Capital Expenditure

  • Implement a targeted base building capital works program in partnership with Quintessential's proven in-house expertise, over the past 16 years.
  • Refurbish bathroom amenities across the building to improve tenant experience and leasing appeal.
  • Reposition the ground floor to enhance building presentation and maximise tenant engagement.
  • Deliver a cost-efficient retail annex refurbishment within the existing footprint that will increase and create new income streams.

Enhance Engagement

  • Deliver the "Love the Tenant" philosophy to retain and attract occupiers, aligned with Quintessential's 91% tenant retention rate since 2010.
  • Renew the 51% of NLA subject to lease expiry within the next 3 years capturing positive rental reversion in a supply constrained market.

Deliver Efficiencies

  • Reduce operational expenditure to increase net operating income via national portfolio deals.
  • Develop and deliver standard procedures for key day-to-day operational activities. Utilising our internal asset and operational management expertise.

Enhanced Asset

  • Rental Reversion to Grow Income
  • Tenant Retention and Experience
  • Reduce Operational Costs
  • Capital Expenditure Uplift
  • Management Expertise

About Quintessential

OUR TRACK RECORD

22.3% IRR

WEIGHTED AVERAGE NET INTERNAL RATE OF RETURN FOR ALL SOLD PROPERTIES

118% TR

WEIGHTED AVERAGE NET TOTAL RETURN FOR ALL SOLD PROPERTIES

91% TRR

TENANT RETENTION RATE AS AT JUNE 2025

(i) Current as at 31 December 2025. (ii) Incorporates sold properties from 1 December 2011 to 31 December 2025.

Past performance of investments should not be taken as an indicator of future performance. All investments carry risk and you should seek advice whether any particular investment is right for you. These returns do not include properties currently on hand.

Everything we do is driven by our commitment to provide an exceptional experience to our investors - leading to exceptional outcomes.

Our investment approach is dynamic yet simple. We exercise discipline and patience to only acquire properties which meet all of our strict-purchasing criteria. Upon acquisition, we leverage our in-house expertise in engineering, construction and property management to not only extract value for our investors, but more importantly, mitigate risk. Capital preservation is absolutely fundamental to our approach.

For more information please contact our Invest team

Justin Mills

Justin Mills

Chief Executive Officer

justin.mills@quintessential.com.au

+61 438 925 736

justin.mills@quintessential.com.au

Justin Mills

Justin Mills

Chief Executive Officer

+61 438 925 736

justin.mills@quintessential.com.au

Justin brings over 25 years of leadership experience in property and retail to Quintessential, focusing on driving growth and innovation. His extensive background includes pivotal roles such as Head of Retail Asset Management at Holdfast/Parkstone Funds Management, where he led key acquisitions and strategy developments, and Chief Innovation Officer at Vicinity Centres, where he spearheaded Australia’s largest retail solar program, creating new revenue streams and significantly enhancing commercial value.

Previously, Justin managed major assets for the Gandel Group, including the renowned Chadstone Shopping Centre. His commitment to customer-centric strategies and operational excellence significantly contributes to building high-performing teams and superior asset management at Quintessential.

Justin’s strategic vision and expertise in navigating complex industry challenges ensure that Quintessential delivers exceptional value to investors and creates vibrant, sustainable environments that attract and retain tenants, enhancing their experiences and satisfaction.

Noah Warren

Noah Warren

Chief Operating Officer

noah@quintessential.com.au

+61 411 754 471

noah@quintessential.com.au

Noah Warren

Noah Warren

Chief Operating Officer

+61 411 754 471

noah@quintessential.com.au

As Chief Operating Officer at Quintessential, Noah brings a passion for people and asset management developed over 12 years with the company. His leadership is pivotal in cultivating strong relationships with stakeholders and enhancing tenant satisfaction through exceptional service and strategic asset management.

Noah directs the transactions team to identify and secure value-add and core-plus opportunities in office and industrial spaces that align with Quintessential's goals. His hands-on approach ensures that his team not only meets but exceeds tenant expectations, fostering an environment where tenants can thrive. Under his guidance, the asset management team implements effective tenant engagement strategies, robust leasing and marketing plans, and comprehensive CAPEX programs, all while managing properties efficiently to deliver risk-mitigated returns.

Committed to sustainability and thoughtful design, Noah’s efforts have significantly contributed to maintaining exceptionally high tenant retention rates, underscoring his role in driving Quintessential’s success and making it a preferred choice for both investors and tenants.

Stephen Tilston

Stephen Tilston

Head of Private Clients

stephen.tilston@quintessential.com.au

+61 477 008 950

stephen.tilston@quintessential.com.au

Stephen Tilston

Stephen Tilston

Head of Private Clients

+61 477 008 950

stephen.tilston@quintessential.com.au

As Head of Private Clients and Strategic Partnerships at Quintessential, Stephen leverages his 25 years of experience in financial services - spanning Australia and the UK - to strengthen existing investor relationships and expand Quintessential’s brand throughout Australia. Stephen’s deep knowledge in funds management and expertise in capital raising is strengthened by his deep relationships with Family Offices, Wholesale Advice Firms, and High-Net-Worth Individuals. Stephen’s outstanding track record will play a crucial role in driving investment growth and ensuring high-value opportunities for Quintessential’s stakeholders.

Stephen has held senior positions most recently at Moelis Australia, Hyperion Asset Management and Perpetual Limited.

Lisa Pye

Lisa Pye

Investor Relations Manager

lisa@quintessential.com.au

+61 407 622 407

lisa@quintessential.com.au

Lisa Pye

Lisa Pye

Investor Relations Manager

+61 407 622 407

lisa@quintessential.com.au

Lisa is a seasoned Investor Relations professional with over 20 years of experience spanning property investment, investment banking, and corporate communications. In her role as Investor Relations Manager at Quintessential, she is responsible for driving capital raising initiatives, strengthening investor engagement, and delivering strategic communications. Her career includes roles at top-tier firms such as Goldman Sachs and Macquarie Group across London, Melbourne, and Perth, where she was closely involved in institutional client engagement and corporate access. With a reputation for precision, strategic thinking, and relationship management, Lisa brings a sophisticated understanding of both the financial services and property sectors, underpinned by a commitment to delivering exceptional stakeholder outcomes.

Jack Lehrer

Jack Lehrer

Investor Relations Manager

jack.lehrer@quintessential.com.au

+61 434 022 684

jack.lehrer@quintessential.com.au

Jack Lehrer

Jack Lehrer

Investor Relations Manager

+61 434 022 684

jack.lehrer@quintessential.com.au

Jack Lehrer plays a key role in connecting the Quintessential Invest strategy with capital partners.

Having developed a strong foundation in the Australian property market and further enriched his understanding through studies in the US and professional experience in Malaysia, Jack blends strategic thinking with a deep appreciation for people and place.

Known for his relationship-driven approach, Jack helps foster trust and alignment between investors and the business. His ability to evaluate assets throughtenant experience and long-term value ensures that every opportunity supports commercial performance and community outcomes.

With a detail-oriented mindset and a passion for connecting people to purpose, Jack continues to build trust and long-term partnerships within Quintessential's growing investor community.

Register Your Interest

This information has been prepared solely to provide wholesale investors with an opportunity to express interest in a new Quintessential investment opportunity. It is general in nature and has been prepared by Quintessential Asset Services Pty Ltd (ACN 612 988 164), a related body corporate of Quintessential Equity Pty Ltd (ACN 141 879 423, AFSL 347953), the operator of wholesale unregistered managed investment schemes.

Nothing in this document constitutes personal product advice. Prospective investors should review the Information Memorandum, when available, and seek independent professional advice to determine the suitability of the investment for their individual circumstances.

While reasonable care has been taken in preparing this information, no representation or warranty (express or implied) is made as to the accuracy or completeness of the information or opinions contained in it. To the fullest extent permitted by law, neither Quintessential Asset Services Pty Ltd nor any member of the Quintessential Group, including their respective directors, officers, employees, or agents, accepts any liability for loss or damage arising from the use of this information.

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