Adelaide analytics company Lighthouse Insights donates data analysis to struggling Jetty Rd traders for rent relief negotiations
Landlords have been told to give desperate Jetty Rd traders a handout, as the council says its sales statistics paint a completely different picture.
Jetty Rd businesses have lost a staggering amount of sales and foot traffic, traders have reported – amid a call for landlords to offer rent relief, as the beachside strip undergo a huge renovation.
However, Holdfast Bay Council says its own data shows spending had increased by a massive $1m compared with last year.
An Adelaide chief executive has donated a data analysis service to struggling shops, claiming it will help the retailers negotiate for rent relief as construction works kill trade along the street.
Mark Raphael, the founder of retail analytics company Lighthouse Insights, said 23 traders so far were contributing data to a digital platform measuring the street’s level of trade downturn.
He said traders had told the company foot traffic had declined up to 90 per cent and sales up to 70 per cent as works to upgrade the street coincided with a six-month closure of the Glenelg tram line and the state’s algal bloom crisis.
Under the service, traders provide Lighthouse Insights with data on their monthly sales, customers and rent, which the company then de-identifies and aggregates through a platform it calls the Jetty Rd Precinct Barometer.
The results show rent across the street varies significantly, from $425 per square metre up to $1771 per square metre.
“You can have two similarly sized cafes, both owned by the same landlord but on opposite sides of Jetty Rd, and one’s paying close to double the amount of rent than the other,” Mr Raphael said.
“Having truthful data allows for an informed conversation, rather than peopling talking about gut feel or perception.”
He said it would be worthwhile for landlords to offer short-term rent relief to the traders.
“For a landlord, they have the next 30 years to gain value from their asset. Whereas if a business happens to go broke, that’s over for them, especially for independents. They don’t have another chance to recoup it into the future,” Mr Raphael said.
“Landlords should come to the party and help Jetty Road traders through this prolonged downturn, otherwise many will not survive.”
Loud Cow Bar & Grill closed in September because of the works, while the street’s Boost Juice also said the works contributed to its decision to close earlier in the year.
Holdfast Bay Council is giving businesses support grants of up to $5000, but Mr Raphael said that would “barely cover half a month of rent”.
“After wages, which traders have already reduced by cutting their staff, rent is the largest expense that traders face. Without rent relief, unfortunately, I believe more traders on Jetty Road will close.”
Holdfast Bay Council said spend data showed Glenelg’s overall economic activity remained strong.
“In September 2025, visitor spend increased by $1m compared to the same time last year, and spend by locals rose by $1.4m,” a spokesperson said.
“This trend suggests that while individual experiences may vary, the broader economic picture reflects resilience and continued consumer support of the precinct.
“According to Jones Lang LaSalle (JLL), Jetty Road Glenelg was identified as South Australia’s highest-performing high street in its quarter 1 2025 report, with a vacancy rate of just 4 per cent.
“JLL is currently finalising its quarter 3 report, however a recent visual inspection of Jetty Rd indicates an estimated current vacancy rate of 4.8%.”
Council said it was offering free business mentoring and support, free parking permits, access to pop-up retail spaces and outdoor dining fee relief.
“To minimise long-term disruption to traders, council accelerated the construction schedule to align with the State Government’s tram grade separation project. As a result, construction within the roadway will be complete and Jetty Rd will be accessible to vehicles by the end of December 2025, ahead of the resumption of tram services.
“The remaining works on some pavements and side streets will be completed by mid-2026.”
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