Our client is a tier 1 management consulting firm who are seeking a seasoned Retail Real Estate & Store Portfolio Optimization Expert to support a cost transformation programme across key APAC markets. This role will analyse the client's store portfolio, identify cost-take-out opportunities, and support execution across leasing, footprint optimization, and landlord negotiations.
The ideal candidate is a senior commercial leader with deep APAC landlord relationships and a strong understanding of market-specific rent benchmarks.
Key Responsibilities
Commercial Diagnostics & Benchmarking
- Review current store portfolio economics across Japan, Korea, HK, Taiwan, and Australia.
- Benchmark base rent, turnover rent, CAM, marketing fund fees, escalation norms, and incentives.
- Identify opportunities for renegotiation based on:
- Sales density
- Mall tier changes
- Market softening
- Productivity benchmarks
Cost Take-Out & Footprint Optimization
- Recommend closures, relocations, resizing, or format redesign based on commercial viability.
- Evaluate the financial trade-offs between pop-ups vs. long-term leases.
- Develop should-cost rent envelopes for each location.
Process & Governance Improvements
- Establish negotiation calendars, renewal trackers, and landlord engagement routines.
- Standardize decisioning criteria to reduce ad hoc lease negotiations.
Implementation & Execution Support
- Support landlord discussions where needed (mostly remote).
- Prepare negotiation packs, financial analyses, and savings projections.
Ideal Profile
- 15–25 years in retail real estate leasing, store portfolio management, or property negotiations.
- Experience in beauty, luxury, fashion, F&B, or travel retail.
- Strong network and experience negotiating leases across APAC malls and airports.
- Deep understanding of:
- Rent-to-sales ratios
- Standard incentive norms (fit-out contributions, rent-free)
- Negotiable vs. non-negotiable terms
- Proven track record of large-scale footprint optimization.
- Fluent in English; local language capability (JP/KR) highly preferred.
