Hiring Now | Property Manager | Cape Town, Western Cape | Permanent Position Available

Broll Property Group, one of South Africa’s foremost property management companies, is seeking an experienced and commercially sharp Property Manager to join their Sundry PTA Portfolio business unit within the Broll Property Management / Investor Services division, based in Cape Town, Western Cape. This is a permanent, mid-senior level opportunity for a seasoned property management professional who can take full strategic and operational ownership of a commercial property portfolio — driving investment growth, maximising income, managing leases, controlling costs, and leading a capable property team. If you have 5 or more years of property management experience and the leadership ability to manage assets at a high standard on behalf of institutional clients, apply before the closing date.

Don’t miss this opportunity — vacancies are filling fast. Apply today.

Job Overview

Detail	Information
Job Title	Property Manager
Division	Broll Property Management / Investor Services
Business Unit	Sundry PTA Portfolio
Job Type	Permanent
Experience Level	Mid-Senior
Industry	Real Estate – Property Management
Salary	Market Related
Location	Cape Town, Western Cape
Posted Date	04 June 2026
Closing Date	11 June 2026
Application Status	Open – Accepting Applications Now

The closing date for this position is 11 June 2026. This deadline is extremely close — submit your application without delay.

About the Role

Broll Property Group is a leading African property services company with a significant portfolio of commercial, retail, and mixed-use assets under management. Within the Investor Services division, the Property Manager carries the highest level of operational and financial accountability for the properties in their care — responsible not just for keeping buildings in good condition, but for actively driving investment growth and maximising income through effective asset control, lease management, and cost optimisation.

This is a broad, senior management role that spans property and asset management, financial planning and reporting, tenant relations, leasing, capital expenditure control, debtor and creditor management, OSH compliance, and people leadership. You will develop five-year maintenance plans and budgets, negotiate and manage lease agreements, engage with government and local authorities, present client reports, and lead a property team — all while maintaining the hands-on involvement required to keep a commercial portfolio performing at the highest standard.

The ideal candidate brings 5 or more years of related property management experience, including at least 2 years in a supervisory role. A thorough understanding of property management procedures, leasing agreements, service contracts, and budget management is essential. Broll expects its Property Managers to be commercially aware, professionally credible, and genuinely invested in the long-term performance of the assets in their care.

Please note: This role carries significant financial, compliance, and people management responsibilities across a commercial property portfolio. Candidates must have demonstrable experience in budgeting, lease management, OSH compliance, and team leadership to be considered for shortlisting.

Key Responsibilities

Property & Asset Management

• Take full accountability for the effective operations management of the property and its facilities, ensuring all buildings, grounds, and equipment are well maintained and in optimal working condition.
• Keep abreast of market activities in respect of tenant movement, new developments, major vacancies, and competitor landlord strategies to inform property positioning and leasing decisions.
• Attend relevant industry meetings and functions — including SAPOA and CJP events — to maintain market awareness and professional networks relevant to the successful operation of the portfolio.
• Control, schedule, and implement a regular preventative maintenance programme in line with budget constraints, ensuring proactive asset care and minimising costly reactive repairs.
• Motivate refurbishments and major repairs as appropriate, providing well-reasoned proposals to senior management and clients.
• Attend site meetings with contractors in respect of maintenance and expansion projects, monitoring progress and ensuring delivery to time and quality standards.
• Inspect and enforce tenant responsibilities during lease terms and on lease termination, protecting the asset’s condition and the landlord’s interests.
• Liaise with relevant government, provincial, and local authorities as required, maintaining compliance and productive relationships with regulatory bodies.

Financial Planning, Budgeting & Reporting

• Prepare and complete annual budgets by January each year, ensuring all income and expenditure is accurately planned and aligned with client objectives.
• Complete forecasts timeously and conduct quarterly reviews and monitoring of results against approved forecasts.
• Prepare and motivate consolidated monthly reports for submission to clients, providing accurate income and expense analysis in the agreed format.
• Analyse operating costs on a quarterly basis in terms of approved forecasts, identifying variances and recommending corrective action.
• Monitor all municipal recoveries and general recoveries on a monthly basis, ensuring accurate recovery of operational costs in accordance with lease terms.
• Review rentals quarterly to ensure the best possible rate is achieved and maintained, adjusting strategies as market conditions evolve.
• Prepare and control a five-year budget, providing long-term financial planning visibility for the portfolio.
• Assist in the formulation of business plans for the property unit, contributing financial analysis and strategic recommendations.
• Estimate new operating costs for new tenants, refurbishments, and capital projects as required.

Building Management & OSH Compliance

• Devise a five-year maintenance plan — including allowances for provisions or depreciation where applicable — for annual submission to the Assistant General Manager or Director.
• Investigate and initiate proposals for refurbishments, maintaining a hands-on approach to projects in progress.
• Review the building status and grade annually, maintaining the standards appropriate to each building’s classification.
• Ensure full compliance with all applicable legal regulations and the OSH Act, completing regular inspections and updating monthly compliance reports.
• Ensure OSHA requirements are effectively implemented across all building operations and maintenance activities.
• Set and motivate a capex and TI (Tenant Installation) philosophy for each building in consultation with the client, and approve TI standard specifications as recommended by the Project Manager.
• Approve capital expenditure within authority limits, ensuring all spend conforms to the approved capex philosophy and procedures.

Lease Management & Tenant Relations

• Ensure leases are timeously renewed and that all vacant space is let and maintained in a presentable state that attracts quality tenants.
• Determine and recommend letting mandates including rental levels and installation costs for new tenant negotiations.
• Negotiate leases and maintain productive ongoing tenant relationships throughout the lease lifecycle.
• Control new leases and records thereof, including oversight of new tenant installations through the technical manager where appropriate — covering premises design, professional and contractor liaison, and sign-off on completed premises.
• Deal with all tenant correspondence and interaction as required, resolving issues promptly and professionally.
• Conduct regular assessments of tenant turnover, stock turn, and merchandising to identify growth needs and trading difficulties, and take appropriate action.
• Arrange and control centre promotions through merchant associations or promotion committees where applicable.

Debtors, Creditors & Expense Control

• Conduct monthly interaction meetings with debtors, the Debtors Manager, and Leasing to ensure appropriate action is taken on arrears, including authorising legal action where necessary.
• Take full management responsibility for arrears, legal action, and write-offs within the delegated authority framework.
• Conduct monthly and ad hoc interaction meetings regarding all parkades, maintaining accurate control of in-house operated parking in conjunction with the responsible person.
• Check and authorise payment of accounts, and authorise cleaning, consumables, electrical, and general maintenance orders.
• Control wage, salary, and municipal payment allocations, ensuring accurate recovery against applicable lease terms.
• Ensure the cost effectiveness and performance of all contractors engaged on the portfolio, challenging costs and holding service providers to account.

Client Reporting & Stakeholder Relations

• Provide accurate, timely client reports in the agreed format, covering all aspects of property performance including income, expenses, occupancy, and operational matters.
• Assess and report on monthly performance against budgets, identifying variances and providing clear explanations and recommended actions.
• Report on operational expenses, foot traffic, and security incidents as required by the client and senior management.
• Develop and maintain productive business relations with vendors, suppliers, contractors, and trade professionals, acting as the professional liaison between Broll and all external contacts.
• Promote goodwill and a positive image of Broll Property Group in all client, tenant, and stakeholder interactions.

People Leadership & Team Management

• Provide effective leadership to all assigned property personnel through objective setting, delegation, clear communication, and regular team engagement.
• Conduct regular staff meetings to ensure all personnel are informed of policy and procedure changes and that areas needing improvement are addressed constructively.
• Conduct performance appraisals, providing measurable feedback and development guidance to all team members, and formulating and implementing corrective actions where necessary.
• Identify, develop, and implement training programmes for property staff as appropriate to enhance team competence and performance.
• Ensure staffing levels are appropriate, interviewing, hiring, and assigning personnel as required to maintain optimal operational capacity.

Minimum Requirements

Educational Qualifications

• Matric / Grade 12 — minimum requirement.
• Additional related property management, facilities management, or maintenance training is preferred.
• A relevant tertiary qualification in Property Management, Real Estate, Business Administration, or a related field will be a strong advantage.

Experience

• Five or more years of related property management experience — essential.
• At least two or more years of supervisory experience — essential.
• Demonstrated experience in commercial lease management, budget preparation, OSH compliance, debtor management, and client reporting within a professional property management environment.

Technical Skills

• Computer literacy — proficient in property management systems and standard office applications for reporting, budgeting, and communication.
• Ability to use all related maintenance equipment relevant to commercial building and facilities management.
• Competence in financial analysis, budget preparation, and cost variance reporting at a property portfolio level.
• Familiarity with leasing systems, debtor management tools, and client reporting platforms used in commercial property management.

Knowledge Requirements

• Excellent understanding of property management procedures covering the full spectrum from day-to-day operations to long-term asset planning.
• Knowledge of budgeting, service contracts, and leasing agreements as applied in a commercial property context.
• Sound understanding of OSH Act requirements and OSHA compliance standards in a commercial building environment.
• Awareness of South African property legislation and regulatory frameworks applicable to commercial property management and landlord obligations.

Skills & Competencies

• Excellent leadership abilities — able to inspire, direct, and develop a property team to deliver consistent high performance.
• Ability to organise, coordinate, and direct team activities across multiple concurrent priorities within a commercial property portfolio.
• Strong problem-solving skills — identifies issues proactively and drives resolution efficiently and cost-effectively.
• Good communication skills — communicates clearly and professionally with clients, tenants, contractors, senior management, and team members.
• Strong financial acumen — comfortable with budget preparation, cost analysis, variance reporting, and financial forecasting at portfolio level.

Personal Attributes

• Commercially driven — understands that property management is ultimately about maximising the performance of the client’s investment.
• Highly organised — manages complex, multi-layered responsibilities across leasing, finance, compliance, maintenance, and people without losing control of any priority.
• Professional and client-focused — represents Broll Property Group with credibility and integrity in all client and stakeholder engagements.
• Hands-on and accountable — takes full ownership of the portfolio’s performance and does not wait to be directed on priorities.
• Resilient and adaptable — manages the competing demands of a busy commercial property portfolio calmly and effectively.

Core Values

Investment Performance

The Property Manager’s primary mandate is the growth and protection of the client’s investment. Every leasing decision, maintenance choice, and financial recommendation must be made with the asset’s long-term performance in mind. Broll expects its Property Managers to think like asset managers — always asking how their decisions contribute to rental income, occupancy levels, building value, and investor returns.

Client Trust & Transparency

Broll Property Group manages assets on behalf of clients who place significant trust in the organisation and its people. That trust is earned through accurate, timely reporting, honest communication about challenges, and a consistent commitment to acting in the client’s best interests. The Property Manager is the primary custodian of that trust relationship at the asset level.

Operational Rigour

A commercial property portfolio of any size involves a vast number of moving parts — leases, maintenance schedules, contractor relationships, compliance obligations, financial reporting cycles, and tenant demands. The Property Manager who brings genuine operational rigour to the role — systematic, thorough, and disciplined — is the one who keeps everything under control and consistently delivers outcomes that protect and grow the asset.

People Development

The Property Manager leads a team, and the quality of that team directly affects the quality of service delivered to clients and tenants. Broll expects its Property Managers to invest meaningfully in the development of their staff — through clear direction, honest feedback, structured training, and the kind of day-to-day leadership that helps people grow into their best professional selves.

Market Awareness & Commercial Agility

The commercial property market is dynamic. Tenant needs evolve, market rental rates shift, new developments change competitive dynamics, and economic conditions affect occupancy. The Property Manager who stays informed, thinks ahead, and adapts the portfolio’s strategy in response to market signals is the one who creates and protects value for the client over the long term.

Career Growth Opportunities

A permanent mid-senior position within Broll Property Group offers a strong platform for continued career advancement in the South African commercial property sector:

• Property Manager → Senior Property Manager / Portfolio Manager
• Senior Portfolio Manager → Regional Property Manager
• Regional Property Manager → General Manager: Property Management
• General Manager → Executive Director: Property Management / Chief Operating Officer

Your career path is in your hands.

Frequently Asked Questions

What level of experience is required for this Property Manager role? The minimum requirement is 5 or more years of related property management experience, including at least 2 years in a supervisory role. This is a mid-senior position and candidates without demonstrable commercial property management experience — including lease management, budget preparation, and team supervision — are unlikely to be shortlisted.

What is the difference between this Property Manager role and the Building Manager role also advertised by Broll? The Building Manager role is primarily an operational facilities and maintenance role. The Property Manager role is a broader, more senior commercial management position that includes asset management, financial planning, client reporting, lease negotiation, debtor and creditor management, and strategic input into the portfolio’s performance. The Property Manager carries a higher level of commercial and financial accountability.

What financial responsibilities does this role carry? The Property Manager is responsible for annual budget preparation and five-year financial planning, monthly and quarterly income and expense analysis, cost variance reporting, client financial reporting, debtor and creditor management, capital expenditure approval within authority limits, and recovery of operational costs in accordance with lease terms. Strong financial literacy and budget management experience are essential.

Is a formal property management qualification required? The minimum educational requirement is a Matric certificate. Additional property management or maintenance training is preferred. A relevant tertiary qualification in property management, real estate, or business administration will be a strong advantage but is not compulsory for candidates with strong practical experience.

What is the salary for this Property Manager position? The salary is market related and will be discussed with shortlisted candidates during the interview process. Broll Property Group offers competitive remuneration for mid-senior property management professionals.

When does this vacancy close and how urgently should I apply? The closing date is 11 June 2026 — which is extremely soon given the post date of 04 June 2026. Candidates must submit their applications immediately. Late applications will not be accepted.

How to Apply

Ready to take strategic ownership of a commercial property portfolio with one of South Africa’s leading property management companies? Applications are open now.

👉 Apply Online via the Broll Property Group Careers Portal

The closing date for this position is 11 June 2026. This deadline is critically close — submit your application without delay.

Should you not receive feedback within two weeks of the closing date, please consider your application unsuccessful.

Apply early — this vacancy closes on 11 June 2026.

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