More Than Coffee. A Moment of Comfort for patients, staff and everyone in between.
Greensborough Medical Centre is a genuine health precinct under one roof: 25 to 30 GPs, a dentist, Tom Lane Pharmacy, Lumus Imaging, pathology, and Adora Fertility, all sharing one large reception on the upper level. It is a space with real, consistent daily footfall, and right now that footfall passes through a room with nothing to offer it.
The opportunity is straightforward. Patients waiting for appointments, pathology patients who have been fasting and want something the moment their bloods are drawn, and the fertility clinic's returning patients all pass through the same room, day after day. Your own GPs have already said as much: they like the space, they just wish coffee was easy to get.
This is a fully managed activation on a minimum revenue model. The Property Advisory brings a genuine amenity to the table for the head tenant with a guaranteed revenue floor agreed upfront, and we run the cafe end to end, staffing, equipment, stock, and reporting included.
We set the minimum revenue target together. You help us understand the hours, and we show you exactly how to reach that target from day one. If revenue ever falls short, you simply top up the difference at month end. Our job is to make sure that rarely, if ever, happens.
You tell us the hours and days that work for your building. We model the revenue target based on those inputs. The minimum threshold is agreed upfront, with full flexibility to adjust as demand patterns emerge.
From day one, we actively optimise pricing, menu, staffing, and tenant engagement to drive the service toward the target. Our goal is the same as yours: a self-sustaining cafe that costs the building nothing.
Revenue is tracked weekly against the agreed minimum. If actual revenue falls short in any given month, the difference is simply invoiced to the building at month end. Full transparency, no surprises.
We design the model to hit the minimum revenue target from day one. The calculator below shows exactly what it takes, and where volume supports it, the service can run at zero net cost to you.
Revenue is tracked transparently via the live dashboard. Any shortfall against the agreed minimum is invoiced at the end of each month. No surprises, no complexity.
Our dashboard provides full transparency, giving you the data to confidently scale the service.
Month-to-month agreement after a 6-month minimum. Hours, menu, and staffing scale with real demand as it emerges, not a forecast made before the space has found its rhythm.
Our minimum revenue operating model comes down to two key components.
To maintain a fully staffed, high quality cafe service without institutional subsidy, the model requires a minimum revenue target of $150 per hour. This is calculated on a weekly basis and translates to an average of 30 coffees (6oz) sold per trading hour.
Our proposed price for a standard 6oz coffee. 10oz (large) is priced at +$2.00 above the base rate. Extras such as alternative milks and double shots attract a +$0.50 surcharge. Priced below every cafe on the Greensborough Main St strip, we're the most convenient and cost-effective option in the area.
A straightforward breakdown of the purchases needed to hit the minimum revenue target for Greensborough Medical Centre, calculated on a weekly basis across all menu items.
Based on 200 people in the building, $4.50 price per cup (6oz), 5 hours trading per day and 5 days of trading per week:
| Period | Revenue Target | Avg Purchases Needed | Cups Per Head Per Day |
|---|---|---|---|
| Per hour | $150 | 29 | — |
| Per day | $750 | 145 | 0.7 cups/head |
| Per week | $3,750 | 723 | 3.6 cups/head/week |
| Per month | $15,938 | 3,072 | 15.4 cups/head/month |
At just 0.7 cups per head per day, Greensborough Medical Centre achieves full the minimum revenue target. That is less than one coffee per person per day, across coffee, food, and beverages combined.
At $5.00 per cup, Coffee on Cue is priced below every cafe on the Greensborough Main St strip, giving GPs, staff and patients a reason to stay on site rather than drive off for a coffee between appointments.
| Venue | Average Price (6oz) |
|---|---|
| Coffee on Cue (Flintoff St) | $5.00 |
| Prelude Coffee & Bagels (Main St) | $6.00 |
| Mabel Jones (Grimshaw St) | $5.50 |
| Velvet Bean (Greensborough Plaza) | $5.50 |
| Serenitea Cafe (Main St) | $5.10 |
The best coffee. The closest location. Best value for money.
Beyond coffee, our additional menu extends the revenue opportunity, giving patients and staff more reasons to visit the cafe and helping Greensborough Medical Centre reach the minimum revenue target with ease. Every purchase counts. Whether it is a coffee, a sparkling water, or a slice. All sales contribute to the weekly revenue target.
Mixed range of premium locally sourced beverages.
Fresh baked goods and light bites, ideal for pathology patients breaking a fast or GPs grabbing something between consults.
A genuine nutrient hit for pathology patients coming off a fast, and a welcome alternative for anyone after something other than coffee.
Six integrated pillars that power the Greensborough Medical Centre cafe service.
We recruit, train, and manage all barista staff. Baristas are briefed on the health-precinct setting, including quick, quiet service for fasting pathology patients.
The coffee program is curated to reflect Melbourne's specialty culture while maintaining consistency.
Integrated technology provides real-time visibility into revenue performance through a dedicated dashboard.
All coffee equipment supplied, maintained, and serviced by Coffee on Cue to ensure reliability.
Dedicated leadership oversees service delivery, performance monitoring, and continuous improvement.
The coffee bar acts as a platform for tenant engagement through activations and seasonal experiences.
Greensborough Medical Centre will have permanent access to our live platform providing full transparency on revenue performance against the minimum threshold.
Our Classic Blend is roasted weekly for freshness and balanced with sweetness. Perfect with milk and served black. Over 2.5 million cups served and counting.
Best for: high-traffic retail environments. The Classic is universally loved, familiar enough for the flat white drinker and refined enough for the black coffee purist.
Combining modern aesthetics with superior reliability.
2-Group Coffee Machine
Espresso Grinder
Dual-Screen POS System
Founder and CEO of Coffee on Cue. Leads vision, partnerships, and the company's growth strategy across Melbourne and Sydney.
Your dedicated account manager. Nico oversees all workplace partnerships and ensures your program delivers from day one.
Head of Operations (VIC). Paul manages all barista teams, site logistics, and daily service delivery across Victoria.
This proposal is structured as a month-to-month management agreement.
After an initial 6-month minimum, the agreement continues month-to-month with 30 days' notice either way. This lets The Property Advisory respond to real patient and staff demand before committing long-term, while giving the head tenant confidence the amenity is already proving itself.
A summary of the commercial terms for this activation. The full Activation Agreement governs the engagement and is provided alongside this proposal.
The Property Advisory engages Coffee on Cue Pty Ltd (ABN 64 624 026 470) to deliver the temporary retail coffee activation described in this proposal at 9/13 Flintoff St, Greensborough VIC 3088.
month-to-month activation period commencing on the agreed go-live date. Extensions or renewals by mutual written agreement.
Minimum revenue underwrite as set out in the Investment section, priced per cup as specified. Reconciled and reported monthly. Payment terms: 14 days from invoice.
Coffee on Cue supplies all equipment, staffing, stock, and consumables. Landlord/centre to provide power, water access, and the agreed tenancy or activation footprint at no cost to Coffee on Cue.
Coffee on Cue carries Public Liability ($20M), WorkCover, and all relevant food handling and trader certifications listed in the Certifications section. Compliant with all centre operating standards.
Termination is governed by the full Activation Agreement, which sets out notice periods, breach and cure provisions, and remedies for both parties.
The complete Activation Agreement, including liability, indemnities, confidentiality, brand and photography rights, force majeure, and dispute resolution, is issued separately and forms the binding contract between the parties.
Submit your details and we will issue the Activation Agreement to the email below within 24 hours.
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