Gold Coast & Brisbane Commercial Market Update – 202
🧭 Introduction: A Changing Landscape for Commercial Real Estate in SEQ
As we step further into 2026, South East Queensland's commercial real estate market continues to show resilience and evolution — shaped by economic shifts, hybrid work trends, rising infrastructure investment, and interstate migration.
From A-grade office towers in Brisbane's CBD to light industrial sites and retail centres on the Gold Coast, buyer demand, rental yields, and development interest remain strong — but are more sector-specific and location-sensitive than ever before.
This in-depth report provides insights into the current state of the market, including:
Leasing trends across key commercial sectors
Rental yields and cap rate movement
Demand from owner-occupiers vs. investors
Suburb and sector hotspots
What to watch in the year ahead
📍 Brisbane Commercial Market Overview (2026)
🔹 Office Space
Brisbane’s office sector has proven surprisingly resilient post-COVID, particularly in the A-grade and Premium Grade categories. While vacancy rates remain higher in B and C-grade buildings, prime assets are now achieving near pre-pandemic occupancy levels.
CBD A-Grade Vacancy (Q1 2026): 9.7% (down from 11.2% in 2024)
Effective Gross Rent (A-Grade CBD): $735/sqm
Net Yields (Prime): 5.2%–5.6%
Demand Drivers: Flight to quality, ESG credentials, proximity to Cross River Rail infrastructure
Sublease space is declining, indicating businesses are locking in longer leases, especially in fitted-out spaces. The shift to hybrid working has stabilised, and tenant expectations have risen for amenities, end-of-trip facilities, and wellness features.
💡 Hot Suburbs: Brisbane CBD fringe (Spring Hill, Fortitude Valley), Bowen Hills, and Woolloongabba (driven by Olympic-related infrastructure upgrades)
🔹 Industrial & Logistics
The industrial sector continues to be SEQ’s best-performing commercial asset class.
Vacancy Rate (Industrial Brisbane Metro): 1.3%
Average Net Rent (Logistics 1,000–5,000 sqm): $155/sqm (up 7.5% YoY)
Prime Yield Range: 4.5%–5.1%
Tenant Sectors: E-commerce, manufacturing, food & beverage, data storage
Strong demand and constrained supply have led to rental growth outperforming forecasts, especially in tightly held precincts like Richlands, Parkinson, and Eagle Farm. Developers are actively pursuing land banking opportunities in Yatala and North Brisbane.
🔹 Retail & Hospitality
Retail continues to bounce back, with particular strength in neighbourhood centres, drive-through sites, and convenience-based shopping strips.
Average Net Rent (Suburban Strip Retail): $825/sqm
Prime Retail Yields (CBD & Inner City): 4.75%–5.5%
Growth Sectors: Health & wellness, fast casual dining, medical, and QSR (Quick Service Restaurants)
Larger retail centres have stabilised post-COVID, but owners are investing in experience-based fit-outs and mixed-use activations to remain competitive.
📍 Gold Coast Commercial Market Overview (2026)
🔹 Office Market
While the Gold Coast is not traditionally known for its commercial office stock, demand for small, strata office spaces and flexible commercial suites has grown significantly — especially in health, finance, and allied services.
Vacancy Rate (Gold Coast Office): 6.8%
Average Rent (A-Grade, Bundall/Southport): $415/sqm
Yields (Prime Office): 5.8%–6.4%
Key Drivers: Local population growth, decentralisation from Brisbane, demand from professionals relocating to coastal suburbs
💡 Suburb Highlights: Bundall (corporate hub), Southport (legal/medical), Robina (tech/startups), Burleigh Heads (creative industries)
🔹 Industrial Property
The industrial sector on the Gold Coast continues to shine — particularly in the northern corridor.
Vacancy Rate: 0.9% (critically low)
Net Rents (1,000–2,000 sqm): $155–$170/sqm
Yields (Prime): 4.75%–5.25%
Buyer Profile: Owner-occupiers, private investors, SMSFs
The Yatala Enterprise Area, Arundel, and Molendinar remain in high demand for small to mid-sized warehousing. Shortage of zoned industrial land has sparked strong interest in off-market sales and land banking.
🔹 Retail & Mixed Use
Lifestyle-based retail precincts like James Street (Burleigh), Tedder Avenue (Main Beach) and parts of Palm Beach continue to draw local and tourism-based spending.
High Street Retail Rents (Beachfront): $1,000–$1,500/sqm
Neighbourhood Centre Rents: $650–$800/sqm
Yields (Prime Coastal Retail): 5.25%–6.2%
Cafés, boutique fitness studios, allied health clinics, and dual-tenancy spaces are in high demand. Mixed-use development sites in lifestyle areas remain attractive to developers and investors seeking long-term rental upside.
🏗️ Development Site Trends (Brisbane & Gold Coast)
Developer interest is rising again, particularly for:
Build-to-Rent (BTR) in inner Brisbane
Vertical mixed-use in coastal zones
Small commercial/retail infill projects in gentrifying corridors
Medical and childcare development in suburban growth areas
Zoning changes, rising land values, and longer construction timelines are pushing many developers toward strategic joint ventures and site amalgamation strategies in 2026.
📈 Buyer Demand – Who’s Active?
🏦 Investors
Private investors and family offices continue to dominate sub-$10M deals
Yield compression has stabilised, but long WALE (weighted average lease expiry) assets remain highly sought
Interstate investors from NSW and VIC view SEQ as a long-term growth market
🧳 Owner-Occupiers
Still very active in industrial and medical sectors
Often buying off-market or through buyer’s agents
Tighter lending has slowed institutional activity, but cash-ready buyers are moving decisively
🏗️ Developers
Focused on urban corridors with zoning potential
Industrial and boutique commercial sites being targeted ahead of 2032 Brisbane Olympics
Looking for flexibility in usage, visibility, and proximity to infrastructure
🧭 Where Are the Opportunities in 2026?
Gold Coast North Industrial: Arundel, Molendinar, Ormeau
Brisbane Inner City Fringe: Spring Hill, West End, Woolloongabba
Strata Office in Southport, Robina & Bowen Hills
Neighbourhood Retail & Medical in Growth Corridors: Coomera, Logan, Ipswich
Tenanted Childcare and NDIS-registered spaces for yield-focused buyers
🧠 Key Takeaways
Industrial remains the strongest-performing asset across SEQ
Office demand is shifting upmarket toward A-grade and fitted space
Lifestyle, medical, and boutique retail assets are performing well with local buyers
Owner-occupiers are highly active in the sub-$5M space
Rental growth is forecast to remain stable to strong in industrial and medical assets
Yields have compressed slightly in prime sectors but remain attractive compared to Sydney/Melbourne
📞 Want Strategic Advice on Selling or Buying Commercial Property?
At Norton Real Estate, we help business owners, investors, and developers navigate the Gold Coast and Brisbane commercial property markets with clarity and confidence.
Whether you're selling a warehouse, leasing a retail space, or purchasing your first investment, we offer:
✅ Suburb-specific insight on price, yield, and demand
✅ Access to off-market commercial opportunities
✅ Expert commercial marketing — signage, digital, investor networks
✅ Valuation support and buyer matching for sellers
Let’s unlock the value of your commercial asset — or help you secure the right one.
⚖️ Disclaimer
This content is provided for general informational purposes only and does not constitute legal, financial, or investment advice. Market trends and figures are current as of 2026 and may be subject to change. Always consult a licensed commercial real estate professional or financial advisor before making decisions. Norton Real Estate accepts no liability for actions taken based on this content.