Business Broker of the Year 2018 Award REIV

We are excited to announce Choon Ng from Xcllusive Melbourne has won the “Business Broker of the Year 2018″ Award for the Real Estate Institute of Victoria (REIV).

The REIV Awards for Excellence showcase the best of the best in the industry and celebrate leading real estate agency practices and professionals.

Choon is a valuable member of the Xcllusive team and your industry experience, knowledge and high level of service to your clients is something to be proud of! Congrats Choon! #reiv #reivaward #reiv2018 #broker #businesssales #xcllusive #teamxcllusive


Xcllusive Business Club

Grow, Systemise, Keep, Sell and Drive PROFITS

Register for ONE of our FREE Information Sessions below:

Thursday 16th of November – 8.30am to 10.30am


 Thursday 23rd of November – 8.30am to 10.30am


Aqua Luna Waterfront Dining – 461 Henley Marine Drive, Drummoyne NSW 2047


NSW Business Chamber Webinar



We recently had the opportunity to present a Live Webinar in Conjunction with the NSW Business Chamber.

In case you missed it you can listen in via the link here : Webinar – How to value and sell your business with certainty



Beauty & Health Industry | Now that you are qualified Be Your Own Boss!

Have you just Graduated from School or College and would like to be your own boss? Dream of owning your own Gym or Beauty Salon? Have you thought about owning your own business?

Xcllusive Business Sales have businesses in the Sydney Metropolitan Region starting from as little as $25,000 with owners willing to assist the new owner (or partnerships) to provide a smooth transition, over time.

We have Beauty, including Paramedical Treatment, Fitness & Health, Hairdressing and other industry related businesses For Sale at a fraction of the cost of setting up a New Salon or Gym!

The cost of acquiring a business with existing customers and proven sales is substantially less than starting the same kind of business from the beginning.

Buying a business means no setup costs, no loss of income during setup and the inevitable initial trading losses in starting a new business. There also isn’t any of the uncertainty that is associated with starting a new business.

If you would like to find out what businesses we have available, or are looking for something in particular contact us today on (02) 9817 3331 or email [email protected] today!

Beauty & Health Businesses For Sale |


The two steps to selling a business- SMH article

From the perspective of somebody who sells businesses every day, three little words are responsible for more businesses NOT selling than anything else: “It’s got potential”

Though buyers look for potential, they hardly ever pay for it. ‘Potential’ is a great thing, but it’s neither what buyers base their decisions on, nor something for which they’ll risk paying a premium….

Read more:

By Zoran Sarabaca
Principal of Xcllusive Business Sales Pty Ltd
Sell your business with Certainty





Why you NEED to understand the buyer’s process if you want to sell your business: an insight into the buyer’s mind.

Understanding how business buyers make their final buying decision is absolutely core to developing a good strategy to get them over the line. Are they actually buying what you’re selling? You may be surprised with the answer…

As a business owner, you may have a very clear idea as to what you’re selling. On the surface you may be selling the fitout, the systems, the location, the lifestyle, the brand or any other number of things. Logically, you’re also of course selling the profits and the turnover. Under the surface you may also be unconsciously selling all your years of hard work building the business.

That’s a lot of stuff to sell in one package.

What a buyer in the current market is actually buying is much simpler…

So what are they buying? You might find yourself jumping straight to higher level concepts such as ‘independence’ or ‘lifestyle’. Though it’s true that those things may attract them during the early enquiry stages, they are not the things that convert an enquirer into the person who actually buys your business. The reason: the business research process. Due Diligence, by its very nature is a highly technical, highly involved research process that by its conclusion, has stripped away the more romantic drivers to purchase in a business buyer. This reduces what a buyer is buying into its simplest form:

A business buyer is buying your business’s future profits for which you can demonstrate that, under predictable circumstances, they can and will be sustained for the next 3 to 5 years.

That may sound like a bit of a dry distillation of the business buying mindset, but the reality is that this sentence contains the two main drivers to purchase:

  1. That you can adequately predict your future profit (by demonstrating your historical profits through financial documentation).
  2. That under foreseeable future scenarios, the business’s future profits are not under threat (by demonstrating how internally secure your business is and how stable your industry/market is)

Of course, things like the fit-out, the lifestyle, the location etc are extremely important, but you could have one of the most wildly attractive and profitable business in the country and not be able to get a single buyer across the line if you can’t demonstrate those two main drivers to purchase.

The point of this blog isn’t to scare you. Not at all. The point of this blog is to remind you to keep this stuff in mind. If you are thinking of selling down the line, always remember what the buyer is actually buying, and take steps to cater for that.

Whether you’re selling today or in three years, here’s what you need to do:

  1. Start preparing your financial documentation:
    (if you’re a long time reader of this blog, you’re probably getting sick of hearing this) 
Financial documents are the basis for any due diligence that a buyer might conduct, and without a solid method of verifying your profits, turnover and financial situation, most serious buyers will simply walk away. To solve this, you could speak to a financial advisor to see what you need, but really; just put yourself in the buyer’s shoes. What would YOU need and want to see if you were making a substantial investment in a business.
  2. Do what you can to reduce or eliminate risks, doubts and uncertainties in your business.
    That’s easier said that done. SO, we’re going to give you a tool with which you can manage this process. It’s a free 12-page system designed to eliminate or offset the negative elements of your business that could cause a buyer to perceive a threat to your profits and stop them from proceeding with the sale. It could make you a LOT of money.

To get your copy of this booklet and to start working towards selling your business at its TRUE value, click the link below to download your FREE booklet.

Do those two things, and you’re on your way to selling your business for its true value.

Thank you for reading and good luck!

By Zoran Sarabaca

Principal of Xcllusive Business Sales
Sell your Business with Certainty

If you would like to speak to someone today about selling your business, or have any questions about your personal circumstances don’t hesitate to call us on (02) 9817 3331 or you can submit an enquiry by clicking here and we’ll get back to you as soon as possible.

DISCLAIMER: The information contained in this blog is for information purposes only. It is not meant to be considered as business advice. The points of view expressed represent reactions to the current business market and it should be noted that the market may be subject to change in the future. Reader’s specific circumstances may be different and have not been taken into consideration. Always consult with your professional advisors for any business advice.


Survey 10: With buyer sentiment remaining relatively neutral, how did one business cause business buyer enquiries to jump by 17%?

With business-buyers’ positivity seemingly cemented to only slightly higher or lower than neutral, one would expect that the enquiry rate from that same group would mirror that sentiment. In contrast, this survey period, Xcllusive has seen an unexpectedly large jump in enquiries from business buyers. New buyer enquiries rose by over 9% this period and business enquiries overall rose by approximately 17%. In fact, May’s new buyer enquiries were the highest they’ve been in over 8 months. Which begs the question, when buyer sentiment is so neutral, why was there a surge in enquiries? Truthfully, we didn’t have to look far to find the answer:

One little accounting practice for sale.

Over the course of the business’s first week on the market it received four offers and more than double the enquiries that most businesses will get over the course of three months. A response rate this high is so rare that the last time we saw it was six months ago during the first week of marketing for the last accounting practice Xcllusive worked with.

This is what it is like to sell a business in an in-demand market. Which begs the question, what are the factors that are making accounting practices so attractive at the moment, and how can sellers in other industries mimic that?

Factors that make accounting practices attractive in the current market:

  • Security of income
  • Easy to incorporate into an existing business
  • Repeat business
  • Easy for existing accountants to operate
  • High necessity service
  • Easy to finance – NAB will finance 60% – 80% of total annual revenue
  • Low supply, high demand

Realistically, it will be difficult, if not impossible, for other industries to tick all of these boxes. For example, not all businesses can be incorporated into an existing business, nor is business finance easy to obtain for most businesses for sale. This too has been reflected in this month’s survey, with respondents returning the lowest result in 12 months in regards to their ability to obtain finance.

Not all businesses offer a high necessity service either, leaving us with only a handful of factors that can be addressed to bring a business up in the business sales market. Here’s a brief overview of how business sellers might do this for their business based on the key factors listed above:

Security of Income
This can be established by having a solid set of financials for at least the three most recent years. Generally though, the longer the business has been established with either consistent or growing profits, the better.

Repeat Business
Most businesses do have some form of repeat business, but rarely is this recorded. Take steps to firstly establish what portion of your business is built through repeat business, and secondly, establish a method to ensure maximum retention of this group when a new vendor takes over.

Ease of Operation
All businesses have their own idiosyncrasies in the way that they are run. To a buyer though, these idiosyncrasies will be perceived as elements of operation that will make running the business difficult. To allay this concern, offer to your buyers a training period in which they can learn the ropes. A buyer will feel comfortable buying a business once they know that they will be able to maintain and grow it.

The results of this month’s survey have indicated that confidence in the current buyers market is still low, meaning that business sellers must take steps to boost confidence in their own business rather than simply waiting for a confident buyer. Accounting practices naturally do this, the result of which is that the buyer response is higher than the average buyer response even before the global financial crisis. In this market, this kind of response is difficult for sellers in other industries to aspire to; but aspire they must. By taking the right steps and the right preparation, and most importantly, helping a buyer see the value in his or her business, a business seller can find the right buyer and most importantly, get them across the line.

Survey Results:

By Zoran Sarabaca

Xcllusive Business Sales
Sell your business with Certainty

* Disclaimer: This survey was distributed to over 2,150 people through the Xcllusive database. The information generated is from a series of questions asked in that survey. All of the results can be found on the Xcllusive website Please note Xcllusive does not guarantee the findings are free from errors and that this survey is not to be considered as business advice.


Survey 9: Are the difficulties in obtaining finance negatively affecting perceptions of pricing and availability?

This survey period saw a substantial non-consecutive dip in buyer positivity. The biggest drop in positivity occurred in the pricing and availability of businesses for sale on the market in which positivity dropped by a massive 13.1%. Alarming though this drop is, business pricing is almost always the primary barrier to reconcile between buyer and seller and can be affected by any number of factors. A business may in fact be overpriced, but it may also be the case that buyers’ perceptions of value and/or attainability may also be down.

For example, buyers’ perceptions of attainability will almost certainly be affected by their ability to obtain finance, thus making the purchase more achievable. With business loans in Australia still being stifled by the European credit crisis, some major banks have announced fresh rate hikes for business loans. Under these circumstances it’s not in the least bit surprising that with business buyers getting hit on both sides of the finance hurdle, positivity in this area has dropped by 7.7% this survey cycle. That said, despite this sudden drop, it appears that we are still better off than we were a year ago.

The final notable drops came from buyers’ positivity towards the likelihood of buying a business and their positivity towards buyer a business in the current market. These saw a 7.35% and a 4.23% drop respectively. The good news is that despite these drops, perceptions of these fields still remain in the positive.

Overall, it was not a good month for buyer positivity, with dips in all areas. One thing that can be taken away from this is that despite a generally negative market, businesses are still being bought and sold, and where deals are being made there is always opportunity.

By Zoran Sarabaca

Xcllusive Business Sales
Sell your business with Certainty


The Survey- What’s being asked and what’s being said. Period 10.

Click here to be taken straight to the survey!

There are five questions being asked of each entrant. Response was given as a number between one and ten, ‘one’ being a negative response, and ‘ten’ being a positive response.

The questions addressed the following areas:

Question 1: Addresses how likely it is that buyers feel they are going to find a business for sale that suits them in the next six months.

Question 2: Addresses how positive buyers feel about buying a business.

Question 3: Addresses how buyers see the current economic and business climate changing over the next 6 months

Question 4: Addresses how easy buyers feel it would be to finance a business purchase in the current climate

Questions 5: Addresses how buyers feel about the current supply of businesses on the market.

The current results are as follows



Is there really a ‘best time’ to sell your business?

Just how important is timing when selling your business? To answer this question we take a look at the relationship between timing and performance and assess how these factors can affect your eventual selling price.

For most sellers, regardless of their reasons for selling, the goal of a business sale is to get the best price possible for their hard work. One of the most crucial elements in determining a price is the business’s current and most recent performance. It is therefore of the utmost importance to take a rational and measured approach to using this information to not only establish a price for which the business will most likely sell, but also and perhaps more importantly, inform the seller on whether or not now is a good time to sell.

Choosing when to sell a business is not an exact science, and can be even less so in an uncertain economic climate, but there are certain truths that simply don’t change. What follows is an analysis of the three most common trends in a business’s performance as well as suggestions on how to use this information to your advantage.

1. Declining performance or ailing industry.

It is not at all uncommon for business sellers to wait until this point to sell their business. The problems with selling your business whilst it is on a decline may be obvious from the outside, but for many hard working business owners, the problems are often quite hard to accept or even see.

Quite simply, you cannot price the business on historical sales because the trend indicates that those profits are diminishing. So what are your options? The first is to price the business on the most recent year’s profits or lower. This is often a hard decision to execute given the emotional attachment one can have with their business, but in order to attract a buyer it may be the only viable course of action. The second option is to continue running the business until you can demonstrate that that business performance is picking up or levelling out. Though this course of action may mean a few more years in the business, a consistent and steadily performing business is significantly more likely to sell than a declining business, even at the right price.

2. Slightly varied or sustained performance in steady industry

Businesses in this position tend to have a much higher sales success rate than business’s in decline. In these situations, the price is generally based upon the average of the last three to five years’ profits. The important thing to remember if you are selling a business in this state is; you cannot relax whilst the business is on the market. It may not be a quick sale, and given that the strength of consistent businesses is the implication of sustained and unthreatened income, if profits falter, or

drop two years in a row, the primary strength of the business is lost. Far too many businesses in this position have not sold because the owner started to wind down their efforts before the business was sold. The last 100 metres in a marathon can often be the most important.

3. Rising performance in a steady or climbing industry

As one might expect, businesses in a state of growth are the most likely to sell. They tend to sell quicker, gain more enquiries and sell for higher prices. The irony of this is that in situations when a business is most ripe for selling, the owner is the least likely to sell. This isn’t necessarily a bad thing of course; if everybody sold their business as soon as it exhibited signs of growth, nobody would make any money. The point is; if you are thinking of selling, you shouldn’t wait until your business is in decline, a state that is the least appealing to buyers, before you decide to ‘cash in’. Buyers are prepared to pay a lot more for increasing profits.

Though these examples represent a simplified breakdown of what can be an incredibly complex and varied landscape, in all cases, the businesses are priced on their historical and current profits, that is, a relatively short period of time in which the profits are compared in order to project the businesses future performance. It seems that the timing of your business’s profit cycle is therefore central to what kind of return you will get for your investment. So when choosing when to sell your business, if you want the highest price possible, don’t be afraid to make a move whilst your business is improving. It can make the difference between negotiating with one buyer who wants to pay you less, and choosing between a handful of buyers who are fighting to pay you more.

By Zoran Sarabaca
Xcllusive Business Sales
Sell your business with certainty