Real, regular income with long-term capital growth potential¹
Cromwell Direct Property Fund
Real, regular income with long-term capital growth potential¹
Cromwell Direct Property Fund
Welcome!
Explore the benefits of investing in the Cromwell Direct Property Fund below.
Apply for additional units online or via a paper form
Access key documents and the latest Fund updates
Click through to to the adviser information page for fund information, resources and platform availability
The Cromwell Direct Property Fund (Fund) is comprised of a quality portfolio of eight3 commercial property assets with a long, 3.5-year weighted average lease expiry (WALE)5 and 55% of income sourced from government and listed tenants3,4.
As an award-winning fund manager with more than 25 years’ property management experience, Cromwell Funds Management aims to provide investors with monthly distributions with the potential for tax-deferred income and capital growth1.
The Fund is not currently offering the Limited Monthly Withdrawal Facility, effective from 1 October 2023. In the lead up to the Fund’s Periodic Withdrawal Opportunity, anticipated to occur in or around July 2025, the fund from the 13th January 2025 has temporarily suspended accepting applications and offering the Distribution Reinvestment Plan (DRP).
Cromwell Direct Property Fund Periodic Withdrawal Opportunity (Liquidity Event)
The second full Liquidity Event for the Fund commences on 1 July 2025. As outlined in the information booklet distributed to unitholders and advisers in May, this event forms part of the Fund’s periodic Liquidity Event is designed to provide unitholders with the opportunity to redeem a portion or the entirety of their unitholding. We encourage unitholders to read this information booklet in its entirety, particularly the Market Overview on page 10, before making any decision to submit a withdrawal request.
Liquidity Events are intended to be held every 5 years, providing Unitholders with the opportunity to redeem a portion or the entirety of their unitholding. In some circumstances, due to extenuating factors, Cromwell Funds Management Limited (CFM), as the Responsible Entity for the Fund, may choose not to offer, or to postpone, a Liquidity Event where it believes proceeding with the event would not be in the best interests of all Unitholders.
The Withdrawal Form is available here.
While the form can be accessed at any time, it can only be submitted during the Notification Period, which runs from 1 July 2025 to 5:00pm AEST on 31 July 2025. All withdrawal requests must be received within this timeframe and must be submitted to Boardroom Pty Limited, the Fund’s registry provider, either by post to the address listed on the form or via email to cromwell@boardroomlimited.com.au.
| Key Date | Event |
|---|---|
| 24 June 2025 | Record Date |
| 1 July 2025 | Liquidity Event Notice Period commences |
| 31 July 2025 | Liquidity Event Notice Period concludes (5pm AEST) |
If you hold your investment in the Fund on a IDPS Platform/s we recommend you contact the IDPS provider directly as their processing cutoff times may vary. Please also note if there are any pending redemption requests currently suspended in the IDPS provider’s system, these may need to be cancelled prior to lodging a new withdrawal request during the Notification Period. Your IDPS provider will be able to provide instruction on this.
It’s important to note redemptions will not be paid immediately after the notice period closes, as funding these will require a combination of asset sales and potentially new capital invested in the fund. Withdrawal requests may need to be met over several payments rather than one lump sum.
If you have any questions regarding the Fund or the Liquidity Event, please contact your financial adviser or Cromwell’s Investor Services Team directly on 1300 268 078 or invest@cromwell.com.au.
An income-producing investment with long-term capital growth potential1
Past performance is not a reliable indicator of future performance
Get an overview of what’s happening in the property market for the quarter.
View the Cromwell Direct Property Fund’s portfolio of high quality assets.
Interested in investing? Here is more information on what to do next.
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:
- Cromwell Direct Property Fund AMMA Statement Guides
- Cromwell Phoenix Property Securities Fund AMMA Statement Guides
- Cromwell Phoenix Global Opportunities Fund AMMA Statement Guides
- Cromwell Phoenix Opportunites Fund AMMA Statement Guides
- Cromwell Property Trust 12 AMMA Statement Guides
- Cromwell Riverpark Trust AMMA Statement Guides
Yes – if you would like to transfer some or all of your holdings, please contact the Investor Services Team on 1300 268 078 or email invest@cromwell.com.au for further details.
If your holdings are on an investor directed portfolio service (IDPS) or IDPS-like scheme, you may have to contact the operator of the service directly.
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.
Want to understand more about commercial property investment?
Looking for the latest property research and insight from our team?
Learn about our people and our funds
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. See the PDS below for further details.
Read more about the Cromwell Direct Property Fund, including essential resources for financial professionals and platform availability.
Request a Product Disclosure Statement
Thank you for your interest in the Cromwell Direct Property Fund. Please complete the form below to receive the Fund's PDS.
Key documents
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.
Information for existing investors
The Cromwell Direct Property Fund will cease to offer redemptions under the Limited Monthly Withdrawal Facility until further notice. View the continuous disclosure notice dated 4 March 2024.
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.
Distribution reinvestment plan nomination form
Identification form – individuals and sole traders
Identification form – Australian companies
Identification form – Australian regulated trusts (including Self Managed Super Funds)
Identification form – unregulated Australian trusts and foreign trusts
View Tax information for this fund.
Property portfolio
How to invest
A potential investor must read the Product Disclosure Statement (PDS) and Target Market Determination (TMD) in full.
A potential investor should consider the risks as outlined in section 4 of the PDS, and their appetite to risk in general when considering an investment in the Fund.
Apply online, or contact Cromwell’s Investor Services Team on
1300 268 078 or email invest@cromwell.com.au.
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.
Contact us
Jonathan has 20 years’ experience in equity markets and investing. He is responsible for maintaining relationships with Cromwell’s direct retail investors.
Book a meeting with Jonathan
Footnotes
- 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.
- Based on current distributions of 4.75 cents per unit p.a. and a current unit price of $0.7070 as at 31 May 2025.
- The fund holds indirect interests in two of the assets via investments in underlying managed investment schemes, with CFM the responsible entity for both.
- Positions in the Fund are subject to change. Calculated using the Fund’s financial management accounts as at 31 May 2025.
- As at 31 May 2025. Calculated on a “look-through” gross passing income basis.
- CFM is the responsible entity of each of the underlying property trusts. Each underlying property trust is closed to investment.
- 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.
- 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.
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.