Photo, Rani Narulla

Rani Narulla

Special Counsel
Baker & McKenzie


Rani Narulla is a special counsel with over ten years experience in dispute resolution and commercial litigation, with a particular focus on property disputes. Rani serves as a leader for gender equality within the firm.

Practice Focus

A strategic thinker, solutions focused and commercially minded, Rani supports her clients to manage risk across the life cycle of their projects, from the initial negotiation and drafting of scope and terms, to implementation and operation of each stage, through to resolving disputes.

Rani has been recognised in the 2023 edition of Best Lawyers in Australia for her litigation skills. She has acted for landlords, tenants, property owners and managers, investment and funds management groups in a variety of litigation in State and Federal courts involving disputes arising from property conveyances, leasing disputes and other commercial property transactions. Rani's litigation experience beyond property includes claims for negligence, breach of licence or contract, defects and misleading conduct.

Rani advises a range of clients on complex leasing issues, most commonly breaches such as failure to pay rent or outgoings, rights to terminate, valuation disputes, make good issues and problems arising from incorrect exercise of options or delivery of other notices. She also advises on negotiations or performance of contracts for sale (including drafting termination notices), property developments, joint ventures, and the operation of HMAs.

Representative Legal Matters



  • Advises an international supermarket chain extensively on commercial and retail leasing issues, including those arising from heads of agreement, outgoings, breach and termination of leases, market rent reviews, make good requirements and core landlord responsibilities such as occupier’s liability.

  • Advises a multinational technology company that specializes in internet-related services and products in relation to property issues, including disputes arising from leasing arrangements (such as claiming unpaid outgoings by tenants) and from negotiations to purchase properties.

  • Advised an American luxury jeweller and special goods retailer on its rights in a tenancy in the Sydney International Airport which had been significantly affected by COVID-19.

  • Advised a small bar owner in relation to its rights under the COVID-19 retail leasing regulations and National Code of Conduct.

  • Advised a local property developer on complex inter party issues arising from a contract for sale of a large shopping centre.

  • Advised a real estate investment manager on a range of retail leasing disputes, including failure to pay rent and other breaches of leases and termination of leases.

  • Advised Home Consortium on a range of issues arising from the assignment of leases following the acquisition of Masters.

  • Advised an international delivery services company on the resolution of a dispute as to the parties’ make good obligations upon termination of a lease.

  • Advised an international property developer regarding unauthorised promotion of their Melbourne property by a sales agent as being for sale.

  • Advised an Australian investment group in relation to use and maintenance of a caveat over property to protect interest in a security.


  • Acted for a landlord in NSW Supreme Court proceedings against a former tenant dealing with breach of lease including non payment of rent and failure to maintain the premises, repudiation and damage to the premises.

  • Acted for a multinational innovative technology company in NSW Supreme Court proceedings commenced by its landlord over a market rent review for a retail tenancy lease for the client's flagship Sydney store premises.

  • Acted for an international hotel and property developer in relation to a dispute arising from a licence to use land during a hotel refurbishment, including NSW Local Court proceedings.

  • Acted for an ASX listed investment and funds management group landlord in relation to a proceedings commenced by a tenant in NCAT over exercise of an option for renewal of a retail tenancy lease.

Misleading and deceptive conduct

  • Acted for Oaks Hotels, a national provider of apartment accommodation, in proceedings in the Queensland Supreme Court in relation to misleading or deceptive conduct, breaches of fiduciary and directors’ duties and contractual disputes.

  • Acted for a multinational consumer goods company in relation to misleading and deceptive advertising claims, including seeking urgent injunctive relief in the NSW Supreme Court.

  • Acted for AECOM Australia in connection with the defence of largescale concurrent proceedings in the Federal Court of Australia concerning traffic forecasting issues and allegations of misleading and deceptive conduct.

Breach of contract

  • Acted for an international fast food family restaurant company to defend proceedings in the NSW Supreme Court for breach of contract and repudiation, including associated proceedings, which called employees of our client for public examinations.

  • Advised a national ASX listed real estate company in relation to a technology services dispute.

Foreign judgment enforcement

  • Advised on cross border matters relating to the enforcement of foreign judgements in Australia, including enforcement proceedings in the NSW Supreme Court.

  • Acted for an international hotel group in an application in the NSW Supreme Court to move personal injury proceedings brought in New South Wales, to Thailand where the injury occurred, which included the basis of forum non conveniens.

Professional Associations and Memberships

  • Law Society of New South Wales


  • New South Wales~Australia (2007)
  • High Court of Australia~Australia (2007)


  • Università degli Studi di Scienze Gastronomiche (Master of Food Culture & Communication) (2009)
  • University of New South Wales (Bachelor of Arts) (2007)
  • University of New South Wales (Bachelor of Laws) (2007)