In a market clouded by uncertainty and short-term thinking, one perspective offers clarity: the view from a property manager’s desk. According to Chris Tattari, Maxprop’s Commercial & Industrial Property Manager, investors looking at 2026 should zoom out — not in. The biggest opportunities in commercial and industrial real estate don’t just belong to those watching the current cycle, but to those planning a full decade ahead.
“Property is a long-term investment. Look at 10 years ahead rather than only at 2026,” says Tattari. “Your decisions now shape your financial future in 2036.”
So what does that future look like — and how do you invest wisely in today’s conditions?
Gearing, Rental Income, and the Long-Term Payoff
Commercial and industrial property remains one of the most powerful wealth-building tools available to South African investors — and much of that power comes from the ability to leverage your investment.
“A big advantage of property in general is you can gear it and rent it out — your tenant is then mostly paying off your bond,” explains Tattari.
Even with banks now typically requiring a 30% deposit, the numbers still work in favour of the long-term investor. Over an 8- to 15-year bond period, your asset could double in value, while you build equity with every rental payment received.
“So 30% investment could lead to up to a 200% return by end of bond payment,” Tattari notes. “That’s an unmatched return on investment when managed correctly.”
But There’s a Catch: You Must Manage It
Like any asset, property comes with its own risks — but unlike many passive investments, it’s a hands-on game.
“The risk is that you have to manage your rentals and maintain the property. If you don’t, you can lose value fast,” he warns.
That’s where professional property management comes in. A skilled manager ensures your rentals are collected, your property is maintained, your vacancies are minimised, and your investment performs the way it should.
Timing the Market: When to Buy?
It’s an age-old question — and Tattari has a clear answer: look for value in a downcycle.
“The best time to buy is in a depressed market,” he says. “You get in at a lower investment, the yields are better, and you can repay the bond quicker.”
Even though property prices may not be in freefall, low transaction volumes and economic pressure can give buyers the upper hand.
“The property market rewards the contrarian investor,” he adds.
This means resisting the herd mentality, and being willing to invest when others are hesitant.
2026 Market Conditions: High Prices, Low Movement
Tattari admits the current market isn’t easy.
“Property is expensive. Sellers are not selling, and buyers are not buying,” he observes. “The whole market is in a bit of a stalemate.”
So what’s the move for smart investors in 2026?
Tattari recommends looking for properties that are under-rented — where the rental income does not reflect the asset’s true potential.
“These properties may be unmaintained, or unsuitable for the current market and the area it’s in,” he explains.
This creates room for value creation — if you know how to adapt the asset.
“You cannot move a property, but you can adapt it to its current environment. That’s the key,” says Tattari. “You look at the needs of the area — the type of tenants, the businesses operating there — and you alter the property to suit that demand.”
The Property Manager’s Role: Maximising ROI
Tattari is quick to point out that property managers don’t just take over after a property is bought — they should be involved before the deal is even signed.
“Talk to a property manager before buying — they are there to assist with due diligence,” he advises. “Overpaying for a property brings down the yield in rentals. If you’re buying at the wrong price, the investment is compromised before you even start.”
A good property manager can:
- Assess market-related rentals
- Identify upgrade or reconfiguration potential
- Review operating costs and maintenance risks
- Project realistic returns based on local demand
- Recommend adaptations to attract better tenants
“Property managers can assist owners in adapting their property so it yields the highest return on their investment. That’s not just maintenance — that’s strategy.”
A Final Word for Aspiring Investors
There’s a perception that commercial and industrial property investment is complex and risky. While it's certainly not hands-off, it’s also not rocket science.
“Property investing is not hard, but it is easy to make mistakes,” says Tattari. “And those mistakes often come from not getting the right advice, or not thinking long term.”
For anyone looking to invest in 2026 — whether in office space, warehousing, or light industrial — the key is knowing what you’re buying, understanding how it fits into the local market, and making sure you can unlock its full potential.
Conclusion: Play the Long Game, Plan With the Right People
Commercial and industrial real estate remains one of the most effective ways to build generational wealth in South Africa. But only if you approach it with the right mindset — and the right people by your side.
In 2026, don’t just think about what a property looks like today. Think about what it could become in 2036. Work with a team who understands the market on the ground, and who can help you adapt, manage, and maximise your investment at every step.
As Chris Tattari puts it best:
“The property market rewards the contrarian investor — but it also rewards the well-prepared one.”
