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Management rights done right at Cumberland Lorne

Cumberland Lorne logo

6%

increase in bookings YOY

86%

average occupancy across seasonal peaks

102

different owners invested in the complex

Executive summary

Cumberland Lorne, a luxury coastal apartment complex located on Victoria’s iconic Great Ocean Road, transitioned from Opera to RMS to better support its management rights model and streamline property operations.

With 102 individually owned apartments and a high standard of guest amenities, Cumberland required a property management system that could handle complex ownership structures, trust accounting, and dynamic pricing.

RMS delivered an all-in-one solution with built-in management rights functionality, endorsed by ARAMA, enabling improved communication with guests and owners, enhanced inventory control, and real-time access across devices. Since implementation, Cumberland has seen a 6% year-over-year increase in bookings and maintained an average occupancy rate of 85.5% across seasonal peaks. The move to RMS has positioned Cumberland Lorne ahead of compliance requirements while reducing operational costs and improving efficiency.

What's not to like! Love the channel manager and the flexibility to have real control over our own inventory. The guest portal, correspondence, trust accounting and owners portal are all great tools that help us run our property. Just Brilliant! Great tech support and features we actually use.

Richard Blackley, General Manager

Challenges

Before transitioning to RMS, Cumberland Lorne encountered several operational and technical limitations that hindered their ability to manage a complex, multi-owner property efficiently:

  • Limited management rights support
    Their previous system, Opera, lacked built-in functionality to support the management rights model essential for a property with 102 individually owned apartments.

  • Inflexible communication and data sharing
    Opera did not offer a flexible platform for seamless communication between staff, owners, and guests, resulting in fragmented workflows and slower response times.

  • Insufficient accounting capabilities
    The absence of integrated trust and owner accounting features made financial management cumbersome and prone to errors.

  • Operational inefficiencies
    Without an all-in-one solution, Cumberland had to rely on multiple tools to manage bookings, pricing, and availability—leading to increased costs and reduced productivity.

View from Cumberland Lorne on the terrace
View of the kitchen, Cumberland Lorne

Solutions

To address its operational challenges, Cumberland Lorne transitioned to RMS, a comprehensive PMS designed to support management rights-enabled operations.

Integrated trust & owner cccounting: Enabled seamless financial management for 102 individual apartment owners.

 Partnered with ARAMA: Leveraged ARAMA-endorsed features for compliance and streamlined management rights workflows.

Enhanced operational efficiency: Automated bookings, pricing, and inventory control across devices and locations.

Results

Since switching from Opera to RMS, Cumberland Lorne saw:

  • 6% year-over-year increase in bookings
    The streamlined operations and improved guest communication contributed to a measurable uplift in reservations.

  • 85.5% average occupancy during seasonal peaks
    Enhanced inventory and pricing control helped maximise occupancy during high-demand periods.

  • Improved owner visibility and communication
    Built-in trust and owner accounting features enabled better transparency and engagement with the 102 individual apartment owners.

  • Greater operational control and cost efficiency
    The RMS platform reduced reliance on multiple systems, saving time and operational costs.

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6%

increase in bookings YoY

86%

Occupancy

102

Happy owners

RMS has improved communication with our guests, improved visibility with our owners and given us more control on our inventory and pricing.

Richard Blackley General Manager