Brisbane’s commercial property market starts FY27 with confidence

After an exceptionally active end to the financial year, Brisbane has carried that momentum straight into July. Rather than the usual seasonal slowdown, the market has opened FY2026/27 with strong leasing activity, continued institutional investment and developers actively pursuing well-located industrial land across South East Queensland.

Industrial assets remain one of the strongest performing property classes in Queensland, with occupier demand continuing to outstrip available supply in many established precincts. While buyers remain disciplined on pricing, quality assets are still attracting significant competition, particularly where there is modern infrastructure, strong transport connectivity and future expansion potential.

Large infrastructure commitments, Olympic planning and continued interstate migration continue to underpin confidence in Brisbane’s long-term outlook, giving developers and investors plenty of reasons to remain active.

Brisbane market snapshot

• Industrial demand remains exceptionally strong across established precincts.
• Vacancy rates continue to sit near historic lows in many industrial markets.
• Investor enquiry increased following the start of the new financial year.
• Owner-occupiers continue competing with institutional buyers for quality stock.
• Prime logistics facilities remain difficult to secure.
• Rental growth has continued across industrial and logistics assets.
• Development-ready land remains scarce.
• Olympic-related infrastructure continues supporting long-term confidence.
• Large mixed-use and commercial developments continue progressing across the city.

Major commercial property activity

July has already produced several significant transactions that reinforce confidence in Brisbane’s commercial market.

The largest headline was the record sale of 480 Queen Street, with Barings acquiring the landmark Brisbane CBD office tower for approximately $700 million, making it one of Brisbane’s largest office transactions on record and highlighting continued institutional confidence in premium Brisbane office assets.

Developer activity also remained strong across the inner city, with Fortis securing a $31.5 million development site at Teneriffe to deliver another premium mixed-use residential and retail project, reflecting continued confidence in Brisbane’s high-end apartment market.

Springfield also recorded one of Australia’s largest town-centre land transactions outside a capital CBD, with Gordon Corp acquiring a strategic mixed-use super lot that will deliver Springfield Village and a broader retail precinct over coming years.

Industrial leasing remains highly competitive

Leasing demand throughout Brisbane’s industrial market continues to be driven by:

• Logistics operators
• Transport companies
• Manufacturing businesses
• Construction suppliers
• Food processing businesses
• Trade suppliers
• Last-mile distribution operators
• E-commerce fulfilment

Modern warehouses offering:

• High internal clearance
• Multiple roller doors
• Large hardstand areas
• B-double access
• Excellent staff amenities
• Solar capability
• Premium office accommodation

continue attracting premium rental outcomes.

Many occupiers remain unable to secure facilities within their preferred location, forcing businesses to consider nearby industrial precincts where supply remains slightly stronger.

Brisbane’s hottest industrial precincts

Several industrial markets continue outperforming the broader Brisbane market.

TradeCoast

The Australia TradeCoast continues attracting significant investment thanks to its direct connections with Brisbane Airport, the Port of Brisbane and the Gateway Motorway. Logistics, freight, aviation and advanced manufacturing businesses remain highly active, with limited opportunities becoming available.

Pinkenba

Demand remains exceptionally strong for both industrial development sites and modern logistics facilities. Infrastructure investment and proximity to the Port continue driving long-term confidence.

Eagle Farm

Premium industrial accommodation remains tightly held, with strong rental growth continuing throughout established estates.

Hemmant

Hemmant continues emerging as one of Brisbane’s most closely watched industrial locations, supported by freight connectivity and new development proposals including a significant marine and industrial precinct planned along the Brisbane River.

Richlands

Modern warehouses continue leasing quickly, particularly facilities between 1,000m² and 5,000m².

Berrinba

Owner-occupier demand remains strong, with new industrial developments continuing to attract interest from local businesses looking to secure long-term premises.

Yatala

Although technically between Brisbane and the Gold Coast, Yatala remains one of South East Queensland’s strongest industrial markets, supported by continued population growth throughout the region.

Commercial office market

Brisbane’s office market continues showing encouraging signs of recovery.

Premium buildings remain attractive to institutional investors, while businesses continue favouring high-quality accommodation offering strong ESG credentials, end-of-trip facilities and flexible work environments.

Many organisations continue consolidating into better quality premises rather than simply reducing office space.

The record-breaking sale of 480 Queen Street reinforces growing confidence that Brisbane’s premium office sector remains attractive to long-term investors despite broader challenges facing office markets nationally.

Infrastructure continues driving confidence

One of Brisbane’s biggest competitive advantages remains its unprecedented pipeline of infrastructure investment.

Projects continuing to influence commercial property include:

• Cross River Rail
• Brisbane Metro
• Gateway Motorway improvements
• Port of Brisbane expansion
• Brisbane Airport expansion
• Australia TradeCoast growth
• Inland freight improvements
• Olympic venue delivery
• Victoria Park transformation

The recently released Victoria Park Olympic precinct masterplan provides additional certainty around Brisbane’s long-term infrastructure pipeline, with new transport links, public spaces, sporting facilities and major civic investment expected to reshape surrounding commercial markets over the coming decade.

Development pipeline remains strong

Despite ongoing construction cost pressures, developers continue progressing projects throughout Brisbane.

Current activity includes:

• Industrial estates
• Logistics hubs
• Business parks
• Mixed-use developments
• Residential communities
• Commercial office buildings
• Healthcare precincts
• Retail centres

Developers continue focusing on flexible developments capable of adapting to changing occupier requirements, particularly within industrial markets where businesses increasingly expect premium office fit-outs alongside warehouse accommodation.

Rental growth continues

Rental growth remains one of the defining characteristics of Brisbane’s industrial market.

Businesses seeking modern accommodation continue facing:

• Limited supply
• Strong competition
• Longer decision timeframes
• Higher incentives for landlords to retain quality tenants
• Increasing construction replacement costs

These factors continue supporting rental growth across many established industrial precincts.

Investor sentiment

Investor confidence appears stronger than it was six months ago.

Buyers are becoming increasingly comfortable with Brisbane’s long-term fundamentals, including:

• Population growth
• Interstate migration
• Infrastructure investment
• Olympic legacy projects
• Employment growth
• Manufacturing expansion
• Logistics demand
• Limited industrial land supply

While investors remain disciplined on pricing, there is still considerable competition for well-located commercial assets with secure income streams and future redevelopment potential.

What developers should watch

Several themes are likely to shape Brisbane’s commercial property market throughout the second half of 2026.

• Continued industrial land shortages.
• Ongoing rental growth across logistics facilities.
• Additional institutional investment into Brisbane.
• Stronger demand around Olympic infrastructure corridors.
• Population growth supporting commercial development.
• Increasing demand for sustainable industrial buildings.
• Growth of advanced manufacturing and technology precincts.
• Continued expansion across the TradeCoast and Western Corridor.
• Further mixed-use urban renewal projects throughout inner Brisbane.

Developers who secure strategically located sites early are likely to benefit from continued supply constraints, improving infrastructure and sustained occupier demand as Brisbane continues preparing for 2032 and beyond.

Position your project ahead of the market

Whether you’re marketing an industrial estate, commercial development, logistics facility or mixed-use precinct, presenting the opportunity clearly can have a measurable impact on project performance.

At Commercial Property Marketing, we help developers, landowners and agencies showcase projects with market-leading visualisation, strategic marketing and digital tools designed to:

• Increase land values.
• Accelerate pre-sales and pre-leasing.
• Generate higher-quality buyer enquiries.
• Secure tenants sooner.
• Support development approvals and stakeholder engagement.
• Improve investor confidence.
• Differentiate projects in competitive markets.
• Maximise the long-term value of commercial property assets.