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Cromwell Funds Management 100 Creek Street Brisbane building

Cromwell Direct Property Fund

Closed to investment

Home Invest Fully subscribed and closed funds Cromwell Direct Property Fund

Cromwell Direct Property Fund

Closed to investment

Existing investor

Access key documents and the latest Fund updates
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Financial adviser

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Adviser Resources
Cromwell Direct Property Fund Periodic Withdrawal Opportunity (Liquidity Event)

The second full Liquidity Event for the Cromwell Direct Property Fund (the Fund) was conducted in July 2025.

Withdrawal requests received during the Notification Period have exceeded 50% of the Fund’s total units on issue. In line with the Fund’s Constitution, Cromwell Funds Management is now required to begin the process of realising assets, leading to the eventual wind-up of the Fund. Net proceeds will be distributed to Unitholders.

For further information, please visit the continuous disclosures and updates page.

Continuous disclosures and updates Design and Distribution Obligations

6.8%
Distribution yield, paid monthly1
As at 30 November 2025
3.0%
Total returns p.a.2
Annualised since inception (September 2013)
$0.7087
Unit price
View unit price history

Key benefits for investors

Long leases to quality tenants
Australian portfolio underpinned by Government and blue-chip tenants
Regular income stream
Monthly distributions with potential for tax-deferred income3
Diversification
Exposure to a portfolio of eight quality assets4,6
Long-term capital growth potential3
Award winning Fund Manager
With more than 25 years’ property management experience

An income-producing investment with long-term capital growth potential3

Past performance is not a reliable indicator of future performance

Download the latest fund flyer

Direct property market update

Get an overview of what’s happening in the property market for the quarter.

Latest market update

FAQs

Register for Boardroom Ltd Investor Portal, InvestorServe, to gain access to the following information and services;

  • Provide your tax file number.
  • Update your contact details.
  • Access your unit holdings balance.
  • Access your statements.

Alternatively, you can contact us at invest@cromwell.com.au or on 1300 268 078. Please ensure you have your investor number when requesting this information.

All correspondence from our business will always be from @cromwell.com.au or @e.cromwell.com.au and we can always be contacted to verify any correspondence. All data is securely stored within our system in accordance with our Privacy Policy and Information Security Policy.

For Unlisted funds, tax statements are released mid-August each year. If you have not received your copy you can contact us at invest@cromwell.com.au or on 1300 268 078 or use the InvestorServe Portal to access your statements.

Fund AMMA Statement Guides are available here:

You are required to advise of the death of an investor, please provide written notification which will include either:

  • a letter from a solicitor;
  • a letter from the executor on letterhead; or
  • a certified copy of the death certificate.

Please also send new bank account details with the written notification if required.

Commercial property investing basics

We understand investing in commercial property, particularly unlisted property funds, forms a small part of a managed account, if they’re even included at all. With this in mind, if you’re new to investing in property or need a refresher, we’ve put together resources to help you and your clients understand everything there is to know about investing in real assets.

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Understanding commercial property

Want to understand more about commercial property investment?
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Brisbane CBD landscape
Latest property industry research and insights

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Cromwell Funds Management 100 Creek Street Brisbane building
More about Cromwell

Learn about our people and our funds
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Risk disclosure

An investment in this Fund is subject to risk. Capital growth, distributions and tax consequences cannot be guaranteed.

In the PDS, CFM has listed the key risks of investing in the Fund. CFM has not listed all risks. Where applicable, CFM has explained how it intends to manage the risks. However, risks cannot be avoided altogether and some risks are outside CFM’s control.

If a risk eventuates, it may result in reduced distributions and/or a loss of some or all of the capital value of your investment.

A potential investor should consider the risks, and their attitude towards risk in general, when considering an investment in the Fund.

As set out in section 4 of the PDS, examples of key risks include diversification risk, property risk and Fund risk.

Are you a financial adviser?

Read more about the Cromwell Direct Property Fund, including essential resources for financial professionals and platform availability.

Learn more

Key documents

Latest fund flyer As at 30 November 2025
Fund ESG performance as at 20 October 2025
ASIC benchmarks and disclosure principles (RG46 disclosure guide) as at 31 October 2025
Investment Performance Summary As at 31 December 2025

The information in this section of the website is provided for the use of licensed financial advisers and wholesale investors only. In no circumstances is it to be used by a potential investor for the purposes of making a decision about a financial product or class of products. Any advice is not personal advice and has been prepared without taking into account investors objectives, financial situation or needs.

By electing to continue, you confirm that you are a licensed financial adviser or a wholesale investor.

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Information for existing investors

Cromwell follows ASIC’s good practice guidance for website disclosure of material information. This means that all material information in relation to the Cromwell Direct Property Fund will be posted on the Cromwell Direct Property Fund continuous disclosure page as soon as practicable after Cromwell becomes aware of it.

View the Cromwell Direct Property Fund continuous disclosure.

Address Email notification form

Change of address form

Change of adviser form

Change of bank account form

View Tax information for this fund.

Annual Financial Report June 2025

Half Year Financial Report December 2024

View unit prices for monthly distribution, reinvestment and net asset value per unit.

View Right to Receive Documents.

Real foundations

At the core of every strong foundation is a team of experts dedicated to maximising the performance and growth potential of your investment. With a focus on tangible assets, expert insights, and long-term strategies, Cromwell ensures that your commercial property investment builds lasting value.

Discover more

Contact us

Contact Information
Jonathan Bredin Relationship Manager

Jonathan has 20 years’ experience in equity markets and investing. He is responsible for maintaining relationships with Cromwell’s direct retail investors.

T: 1300 268 078
E: jonathan.bredin@cromwell.com.au

 Book a meeting with Jonathan

Footnotes
  1. Based on current distributions of 4.75 cents per unit p.a. and a current unit price of $0.6935 as at 30 November 2025.
  2. After fees and costs. Performance data for periods longer than one year have been annualised. Past performance is not a reliable indicator of future performance.
  3. Capital growth, distributions and tax consequences are not guaranteed and are subject to the assumptions and risks contained in the PDS. Past performance is not a reliable indicator of future performance.
  4. The fund holds indirect interests in two of the assets via investments in underlying managed investment schemes, with CFM the responsible entity for both.
  5. CFM is the responsible entity of each of the underlying property trusts. Each underlying property trust is closed to investment.
  6. The Fund holds an indirect interest in the property via an investment in the underlying managed investment scheme, of which CFM is the responsible entity. The underlying scheme is closed to investment.
Important Information

Units are issued by the Fund at a unit price determined in accordance with the Responsible Entity’s Unit Pricing Policy. Per the Australian Securities and Investments Commission (ASIC) and the Australian Prudential Regulation Authority’s (APRA’s) Unit Pricing: Guide to Good Practice, investors will receive compensation for any material unit pricing errors. In accordance with these guidelines the Fund does not pay exited members compensation for material unit pricing errors where the amount of any compensation payable is less than $20.

Cromwell Funds Management Limited ABN 63 114 782 777 AFSL 333 214 (CFM) has prepared this notice and is the responsible entity of, and the issuer of units in, the Cromwell Direct Property Fund ARSN 165 011 905 (Fund). In making an investment decision in relation to the Fund, it is important that you read the product disclosure statement dated 17 November 2020 (PDS) and the target market determination (TMD). The PDS, TMD and application form are issued by CFM and are available from www.cromwell.com.au/dpf or by calling Cromwell’s Investor Services Team on 1300 268 078. This content has been prepared without taking account of your objectives, financial situation or needs. In deciding whether to acquire or continue to hold an investment you should consider the PDS and TMD and assess, with (or without) your financial adviser, whether products fit your objectives, financial situation or needs. CFM and its related bodies corporate, and their associates, do not receive any remuneration or benefits for the general advice given in this notice. If you acquire units in the Fund, CFM and certain related parties may receive fees from the Fund and these fees are disclosed in the PDS.

Please note: Any investment, including an investment in the Fund, is subject to risk. If a risk eventuates, it may result in reduced distributions and/or a loss of some or all of the capital value of your investment. See the PDS for examples of key risks. Past performance is not indicative of future performance. Forward-looking statements in this notice are provided as a general guide only. Capital growth, distributions and tax consequences cannot be guaranteed. Forward-looking statements and the performance of the Fund are subject to the risks and assumptions set out in the PDS.