A Truganina warehouse holds its value when it offers clear span internal height suited to modern racking and machinery, hardstand generous enough for B-double access and container storage, and three phase power with real headroom for upgrades. Fall short on any of these and you narrow your buyer and tenant pool fast.
Clearance height matters because logistics and manufacturing tenants have moved on from the old 6 metre sheds. Racking systems, mezzanine storage and modern forklifts all want more air. A warehouse with lower clearance can still lease, but it competes on price, not features, and that shows up in every valuation.
The three specs that hold value are height, hardstand and power, and they matter in that order.
The clearance height buyers actually want
Modern industrial tenants in the west are increasingly warehousing and distribution focused, not just light manufacturing. That shift has pushed minimum expectations for internal clearance well above what was standard a decade ago. A property with generous clear span height future proofs itself against a wider range of uses, which is exactly what a buyer's valuer and a tenant's operations manager both want to see.
1
Clear span heightUnderside of the truss or haunch height should suit modern racking and forklift reach, not just the tenant in place today.
2
Awning and dock heightLoading dock height and awning clearance need to match standard truck and container heights, not just the building's main span.
3
Roof pitch and obstructionsServices, sprinklers and roof bracing should be positioned so they do not eat into usable clear height under racking.
Hardstand: how much is enough
Hardstand is the space around the building, not just the space inside it. B-double access, container storage, staff and visitor parking and truck turning circles all eat into a site, and a warehouse with too little hardstand frustrates tenants long before it frustrates a buyer's valuation.
1
Truck movementA hardstand area that allows a B-double to enter, turn and exit without reversing onto the street is worth more to logistics tenants than almost any internal feature.
2
Container and pallet storageSpace for external container storage or overflow pallets adds real operational value, particularly for import and distribution tenants common in Truganina.
3
Parking ratioEnough car parking for staff and visitors without eating into operational hardstand keeps a site functional rather than cramped.
Hardstand is the space that decides whether a tenant can actually run their business, not just store their stock.
Power: what tenants and buyers check first
Power capacity is one of the first things a serious tenant or buyer's consultant checks, and it is one of the most expensive things to fix after settlement. Three phase power is now close to a baseline expectation, but the real question is headroom for future upgrades, particularly for refrigeration, machinery or EV fleet charging.
1
Three phase supplyA baseline requirement for most modern industrial uses, from manufacturing through to cold storage.
2
Upgrade headroomCapacity to increase supply without a full substation upgrade saves a future tenant significant time and cost.
3
Metering and switchboard conditionAgeing switchboards or shared metering can quietly reduce a property's appeal to larger tenants who need dedicated, upgradable supply.
Other features that protect value
Height, hardstand and power do the heavy lifting, but a handful of other factors round out a warehouse that holds its value through market cycles.
✕
Office to warehouse ratio out of balanceToo much office space at the expense of warehouse footprint can turn off logistics tenants who need floor area, not desks.
✕
Poor natural light and ventilationWarehouses that feel like a cave increase staff turnover for tenants and reduce appeal at lease renewal time.
✕
Ignoring access for larger vehiclesA tight driveway or awkward street frontage can rule out an entire category of logistics tenant regardless of internal specification.
✕
Underestimating stormwater and drainagePoor drainage on hardstand areas causes pooling that damages surfaces and frustrates tenants during wet months.
Common questions
1
**What clearance height do most modern Truganina warehouses have?** It varies by build era, but newer stock generally offers greater clear span height than older 1990s and early 2000s sheds, and this is a key differentiator in valuations.
2
**Does three phase power add value on its own?** It supports value by widening the pool of eligible tenants and uses, though buyers and tenants also look closely at available capacity, not just the presence of three phase supply.
3
**Is more hardstand always better?** Generally yes for logistics and distribution tenants, though the right amount depends on the tenant mix you are targeting and the balance between hardstand and building footprint.
4
**Should I upgrade power or hardstand before selling?** It depends on your numbers and your target buyer, and this is worth discussing directly with an agent who understands current tenant demand in the Truganina market.
What is your industrial property worth?
We track live sales and leases across the western corridor. Get a straight appraisal within 24 hours, with no obligation.
Get your free appraisal
Manny Singh
Director (OIEC), Fairmont Property Group
Fairmont only sells and leases industrial property across Melbourne's western corridor and Geelong. That focus is deliberate. It means we know the buyers who are active right now and what they are prepared to pay.
