Estates Manager - ROI & NI

Title: Estates Manager, ROI & NI

Reports to: Director of Property & Development, ROI & NI.

Location: Dundalk / flexible, with travel throughout the island of Ireland and to other locations where BOYLE Sports operates, as required.

Role Purpose

The Estates Manager is responsible for the effective day-to-day commercial management and optimisation of BOYLE Sports existing property portfolio across the Republic of Ireland and Northern Ireland.

Reporting to the Director of Property & Development, the role will manage lease events, landlord relationships, property costs, contractual obligations and property-related risks. Working closely with Retail Operations, Finance, Facilities, Legal and other stakeholders, the Estates Manager will protect operational continuity, control occupancy costs, mitigate liabilities and maximise the commercial performance of the estate.

The role will also support approved property acquisitions, relocations, extensions and development initiatives, ensuring the effective implementation of the wider property strategy.

Key Responsibilities

Commercial Property and Lease Management

• Manage the day-to-day commercial property interests of the ROI and NI estate, ensuring that contractual obligations and critical lease events are effectively controlled.

• Lead negotiations on rent reviews, lease renewals, re-gears, extensions and break options, securing commercially favourable terms within agreed parameters.

• Maintain accurate lease records and event schedules, ensuring deadlines are met and opportunities to reduce costs or mitigate risk are identified.

• Manage landlord, tenant and managing agent relationships, resolving property issues and protecting the company’s commercial interests.

• Liaise with solicitors, property agents and professional advisers on lease documentation and transactions, obtaining appropriate internal approvals.

• Monitor lease expiries, redevelopment proposals, compulsory purchase orders (CPOs) and other threats to continued occupation, recommending appropriate mitigation strategies.

Estate Optimisation and Financial Management

• Work with the Director of Property & Development and Retail Operations to review property performance and implement agreed portfolio optimisation initiatives.

• Identify opportunities to reduce occupancy costs, renegotiate leases, relocate or extend premises and improve the commercial performance of the estate.

• Manage and challenge business rates, service charges, rent invoices and other property-related costs in conjunction with Finance and external advisers.

• Support property budgets, forecasts and cost reporting, investigating variances and identifying savings opportunities.

• Prepare commercial assessments and recommendations to support lease negotiations, property decisions and portfolio improvements.

• Maintain an understanding of property market conditions and relevant legislative developments across ROI and NI.

Maintenance, Compliance and Property Risk

• Work closely with the Facilities Manager and Property Project Manager to coordinate property repairs, maintenance, condition surveys and relevant statutory compliance activities.

• Liaise with landlords, managing agents and contractors to resolve maintenance issues and establish responsibility under lease agreements.

• Monitor compliance actions and property risks, ensuring records are maintained and outstanding or material issues are escalated promptly.

• Coordinate lease exits, dilapidation assessments and negotiations to minimise reinstatement costs and other lease-end liabilities.

• Monitor landlord disputes, redevelopment proposals and other risks to operational occupation, ensuring appropriate mitigation actions are progressed.

• Support planned maintenance and property improvement initiatives to protect the condition and functionality of the estate.

Property Transactions and Stakeholder Management

• Support the Director of Property & Development with property-related due diligence for acquisitions, disposals, new locations, relocations and extensions.

• Coordinate property research, surveys, lease information and commercial assessments to identify risks and inform decisions.

• Assist with Heads of Terms, lease negotiations and transaction documentation within approved commercial parameters and delegated authority.

• Liaise with planning and licensing consultants, solicitors, local authorities and other professional advisers where required.

• Provide practical commercial property guidance to internal stakeholders, working closely with Facilities, Retail Operations, Finance, Legal, Procurement, Security, IT & Communications and the wider Property team, including UK colleagues.

• Maintain effective relationships with landlords, agents, managing agents and other external stakeholders.

Systems, Reporting and Performance

• Maintain accurate property records, lease information, critical dates, property costs and outstanding actions using the company’s property management systems.

• Provide regular management reports to the Director of Property & Development on lease events, expenditure, risks, compliance actions and cost-saving opportunities.

• Contribute to departmental KPIs, budgetary controls and continuous improvement initiatives.

• Manage competing priorities proactively, ensuring that matters are progressed within agreed timescales and significant risks are escalated appropriately.

Skills, Knowledge and Experience

Essential

• Proven experience in commercial property or estate management, preferably within a multi-site retail environment.

• Strong knowledge of commercial lease management, including rent reviews, renewals, break clauses, dilapidations and landlord and tenant relationships.

• Practical understanding of commercial property law and landlord and tenant legislation.

• Proven negotiation skills and the ability to achieve commercially favourable outcomes.

• Experience monitoring property expenditure, supporting budgets and identifying cost-saving opportunities.

• Strong analytical, organisational and problem-solving skills, with the ability to manage multiple priorities.

• Experience using property management systems and Microsoft Office, particularly Excel, Word, PowerPoint and Outlook.

• Excellent communication and stakeholder management skills.

• A proactive, commercially focused approach, with strong attention to detail and accountability.

• A full, valid driving licence and willingness to travel throughout ROI and NI.

Desirable

• MSCSI / MRICS qualification or progress towards a relevant property qualification; equivalent relevant experience will be considered.

• Experience in the retail betting and gaming sector or another multi-site retail business.

• Knowledge of commercial property practices and relevant regulatory requirements in ROI and NI.

• Experience with business rates, service charges, dilapidations, property acquisitions, planning or licensing processes.