Property Manager - Commercial, Sandton

Ability Executive Recruitment | Full time

Property Manager - Commercial Sandton, South Africa | Posted on 19/05/2026

The Property Portfolio Manager acts as the commercial custodian for a highly diversified, multi‑asset property portfolio located in and around the Gauteng area. The primary objective of this role is to take absolute ownership of the portfolio’s financial performance (with a strict focus on maximizing Net Operating Income), drive tenant retention strategies across varying asset classes, and ensure rigorous operational and statutory compliance. The successful candidate will achieve this by strategically directing their direct reports and effectively leveraging shared support services (Facilities Management and Finance) to deliver a world‑class environment for our tenants and optimalyields for the business. Financial&Commercial Management (NOI Optimization)

Budgeting&Forecasting: Prepare, manage, and take ultimate accountability for the annual income and expenditure budgets across all assets in the portfolio.

NOI Growth: Identify and implement strategies to maximize Net Operating Income by driving rental growth, reducing vacancies, and strictly controlling operating expenses without compromising asset quality.

Arrears Management: Monitor arrears, enforce debtor control policies, and resolve outstanding tenant arrears swiftly to optimize cash flow.

Utility&Recovery Management: Oversee the accurate billing and recovery of municipal utilities, operating costs, and other tenant‑recoverable expenses.

Reporting: Compile monthly management reports for the Regional Head, detailing financial performance, variance analysis, leasing activity, and risk mitigation strategies.

Stakeholder Engagement: Act as the point of escalation and relationship manager for key tenants across the Commercial, Retail, Industrial portfolio.

Retention Strategies: Proactively manage lease expiries. Initiate renewal negotiations well in advance (tailored to the specific asset class) to maximize the Weighted Average Lease Expiry (WALE) and minimize void periods.

Customer Experience: Champion a high‑quality tenant experience, recognizing the distinct needs of each asset class (tenant experience vs footfall/turnover drivers in Retail).

Dispute Resolution: Handle and resolve complex tenant complaints and lease disputes efficiently and legally.

Leasing&Marketing

Vacancy Management: Drive the letting of vacant space. Appoint, brief, and manage external leasing brokers where necessary, while actively pursuing direct deals.

Lease Negotiation: Negotiate commercial terms (rentals, escalations, Tenant Installation allowances, beneficial occupation) in line with approved mandates. occupation) in line with approved mandates. occupation)

Market Intelligence: Continuously monitor the individual property markets / location trends to keep abreast of market rentals, competitor activity, and emerging trends in the commercial property market.

Operational&Facilities Oversight

Functional Direction: Provide strategic and functional oversight to the dedicated Facilities Manager, ensuring the physical assets are maintained to the highest standards.

SLA Management: Ensure that shared services (FM) and external contractors adhere to strict Service Level Agreements (SLAs) regarding planned preventative maintenance (PPM), reactive maintenance, cleaning, and security.

Compliance&Risk: Ensure total adherence to Occupational Health&Safety (OHS) legislation, fire compliance, and municipal bylaws across all properties. Conduct regular site inspections alongside the Facilities Manager.

Capex Projects: Collaborate with the FM team to identify, budget for, and oversee capital expenditure (Capex) projects, upgrades, and tenant installations (TI).

Leadership&People Management

Direct Supervision: Lead, mentor, and manage the performance of the Property Administrator, ensuring high standards in lease administration, query resolution, and day‑to‑day tenant communication.

Cross‑Functional Collaboration: Foster a highly collaborative environment between Property Management, Facilities Management, and Finance to ensure a seamless, "one‑team" approach to portfolio management.

Performance Reviews: Conduct regular KPIs assessments and development discussions with direct reports.

Requirements

Bachelor’s Degree in Property Studies, Real Estate, Finance, or Business Management

Minimum of 5–7 years of experience in a Commercial Property Portfolio Management or similar role.

Crucial: Proven experience managing a diverse, multi‑sector portfolio.

Demonstrated experience holding bottom‑line accountability for NOI and financial reporting.

Experience in matrix management (collaborating with and directing shared services/facilities teams).

Concluding lease renewals from start to end.

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