Senior Property Manager - South Brisbane

This one won’t.

Henderson Asset Management is scaling its property division with a clear intent: build the most trusted, most proactive asset management operation in the country. We don’t believe property management should be reactive, chaotic, or built on burnout. We believe it should be strategic, proactive, tech-enabled, and client-obsessed.

We’re not building a rent roll. We’re building a reputation.

As Senior Property Manager, you’ll take ownership of a high-quality portfolio and operate like a true asset manager; protecting value, optimising performance, and elevating the client experience at every touchpoint. You’ll lead from the front, raise the standard, and help shape the systems that define how Henderson does property management at scale.

Who This Is For

This role is built for an experienced property manager who’s done the hard yards on a rent roll and is ready to step into something that actually matches their ability.

You are:

• A portfolio manager with a proven track record: you’ve run a book well and you know it

• Someone who thinks like an investor, not just an operator

• Direct and confident in your communication: you don’t hide behind emails

• Structured and organised: allergic to sloppy work

• Pressure-tested: high pace sharpens you, it doesn’t rattle you

• Ready for influence, not just tasks

You are NOT the right fit if:

• You need constant direction to stay on track

• You avoid difficult conversations with landlords or tenants

• “Good enough” is a phrase you’re comfortable with

What You’ll Be Accountable For

Portfolio Ownership

• Manage a high-quality residential portfolio with proactive strategy, zero surprises, and full transparency to landlords

• Conduct routine, entry, exit, and condition reporting with precision and on time — every time

• Manage maintenance, compliance, and risk with speed and sound judgement

Leasing Performance

• Oversee a leasing officer dedicated to your portfolio

Client Relationships

• Be the trusted advisor to landlords: clear communication, strategic guidance, total transparency

• Deliver property performance updates that are substantive and commercially useful, not just administrative

Team & Systems

• Coach and support junior team members: lift capability and maintain accountability

• Identify workflow inefficiencies and build scalable systems that outlast your own involvement

• Stay ahead of QLD tenancy legislation and compliance requirements: zero shortcuts, zero grey areas

What Good Looks Like at 90 Days

• Portfolio fully audited, gaps identified, and action plan in place

• All inspections current and compliant, zero outstanding arrears without active management

• Landlords proactively contacted and relationship established on every property

• At least one system or process improvement identified and implemented

• Junior team members receiving structured support and clear feedback

Hard Requirements

Do not apply if you cannot meet all of the following:

• Current QLD real estate licence (Certificate of Registration minimum, full licence preferred)

• Minimum 3 years managing a residential property portfolio

• Hands-on experience with PropertyMe or equivalent property management software

• Demonstrated knowledge of QLD tenancy legislation and the RTRA Act

• Based in or within commuting distance of South Brisbane: local Brisbane market knowledge is essential

Where This Role Can Take You

Henderson is scaling fast. The person who steps into this role and performs will have a direct path into:

• Manager of Property Management: as we grow the Brisbane rent roll

• Business Development Manager: targeting landlords who want institutional-grade management

• State Lead role: as we expand interstate

We promote from within. We don’t make that up, you can see it in our current leadership team.

What Henderson Offers

We don’t pad this section with vague perks. Here’s what you actually get:

• At least 10% above market base salary + bonus

• Quarterly strategy retreats in the Hunter Valley: reset, reconnect, realign

• Annual international trips (Bali, Japan, Whistler): we celebrate performance properly

• Client appreciation events and Sydney Harbour yacht cruises: this is not your average PM firm

• Elite systems and tech stack: we invest in tools that make your work sharper

• High-performance culture: energy, accountability, ambition: no passengers, no politics

What We Value

Henderson runs on three things:

• Ownership: you take responsibility for outcomes, not excuses

• Standards: you hold the line on quality even when no one is watching

• Growth: you’re always looking for a better way to do your job

If those values feel natural to you, you’ll fit here. If they feel like an ask, this probably isn’t the right environment.

How to Apply

We move fast and we hire on substance. Here’s what we need from you:

• 1. Your CV — keep it current and relevant

• 2. A short video (2–3 minutes) telling us: your current portfolio size, your biggest management challenge and how you resolved it, and why Henderson over any other PM role you could apply for right now

• 3. Your current or most recent leasing and arrears stats if available

We don’t run a 4-week process. If you’re the right person, you’ll know in under a week.