South East Queensland · Industrial & Commercial · 2026
Commercial Property Investment Queensland
Brisbane, Moreton Bay & Logan
Strata industrial units, warm-shell commercial suites and small-business premises in South East Queensland’s tightest employment corridors. We check each one against the lease, the local numbers and your strategy, whether you buy in your own name, a trust or an SMSF.
Why Queensland, Why Now
The East Coast Industrial Market Still Filling Up Faster Than It’s Built
Through 2025–26, Brisbane was the only east coast industrial market where occupied space kept growing. Sydney and Melbourne went backwards. Add a growing population and the build-up to the 2032 Olympic and Paralympic Games, and well-located small-business space in South East Queensland is hard to come by.
Commercial property is a different investment from a house or a unit. The rent comes from a business, the lease can run for years, and the tenant often pays the rates, insurance and body corporate. It also means the quality of the tenant and the lease matter as much as the building.
At properT network, we don’t start with a listing. We start with what you need the property to do, whether that’s income, growth, a home for your own business or a geared asset inside super. Then we look for stock that fits.
Most of what we see in Queensland right now is small-format: strata industrial units north of Brisbane, warm-shell suites in Logan’s growth corridor and new commercial units around North Lakes.
Each one gets the same checks: price per m² against the precinct, the rent the market will pay once any guarantee ends, who pays the outgoings, and who is likely to buy it from you later.
Brisbane Industrial · The 2026 Numbers
What The Latest Queensland Research Shows
Knight Frank’s mid-2026 Brisbane industrial data and the Property Council’s 2026 land supply study, prepared by SA1 Property, point the same way: tight vacancy, rising rents and land running out.
Sources: Knight Frank, Brisbane Industrial State of the Market, Q2 2026 (vacancy and rents cover tenancies of 3,000 m² and above); Property Council of Australia and SA1 Property, Industrial Land Supply and Vacancy Outlook 2026.
Buy the lease.
Then the building.
Supply
Brisbane’s Established Industrial Land Is Almost Gone
The Property Council’s 2026 outlook found Greater Brisbane is absorbing about 205 hectares of industrial land a year. At that pace, the current supply runs out within about five years. The City of Moreton Bay has said it turns away most industrial land enquiries because there’s nowhere to put them.
Most new land is in Ipswich. The council there has close to 8,000 hectares of future industrial land, more than the other South East Queensland councils combined. That supply suits large distribution centres. It does little for a plumber, an online seller or a fit-out business that needs 150 m² close to its customers in the north or south of Brisbane.
That’s why we focus on small strata units and warm-shell suites in established, serviced corridors. They’re the hardest space to replace.
What tight supply means for an investor
- Vacancies tend to be filled faster in established corridors
- Rents have room to rise at review
- New competing space is slow and expensive to add
- Buyers on resale are often owner-occupiers, not just investors
- Large greenfield estates further out compete for big tenants, not small ones
Precinct By Precinct
How Brisbane’s Industrial Precincts Compare
Rents, vacancy and yields vary a lot across Brisbane. These benchmarks help us sense-check any Queensland option before you look at it seriously.
| Precinct | Prime rent ($/m² p.a.) | Vacancy | Prime yield |
|---|---|---|---|
| Trade Coast | $226 | 2.4% | 5.78% |
| Northern (incl. Brendale & North Lakes) | $195 | 4.1% | 5.99% |
| South (incl. Logan corridor) | $170 | 3.1% | 6.10% |
| South West | $180 | 4.4% | 6.13% |
| South East | $188 | 6.3% | 6.10% |
| Brisbane overall | $192 | 3.7% | 6.02% |
Source: Knight Frank, Brisbane Industrial State of the Market, Q2 2026. Rents are prime net face rents. Vacancy covers tenancies of 3,000 m² and above; small strata units trade in their own sub-market, so treat these as a guide rather than a direct comparison.
Property Types
Which Kind Of Commercial Property Fits Your Plan?
Each type has its own tenants, lease terms and risks. Here’s how we think about the ones we see most often in Queensland.
From ~$625,000
Strata Industrial Units
Roughly 90–450 m² with a roller door, high clearance and a small office or mezzanine. Tenants are trades, manufacturers, wholesalers and online sellers who want to be close to the Bruce Highway or the Gateway.
From ~$835,000
Warm-Shell Commercial Suites
Built with services in and ready for the tenant’s fit-out, in new town-centre and growth-corridor developments. The tenant’s spend on fitting out makes them more likely to stay.
From ~$800,000 + GST
Office, Showroom & Mixed-Use
New commercial units near regional centres such as North Lakes. The location and the tenant’s business carry most of the risk here, so we look closely at both.
Storage & Micro Warehouses
The lowest-cost way into commercial property. We aren’t seeing many in Queensland yet. Current national options are on the properT network map.
View storage optionsFor Business Owners
Business Real Property
Premises used wholly and exclusively in a business. An SMSF can own it and, on genuine arm’s-length terms, lease it to a member’s own business.
Still Weighing It Up?
We’ll run commercial and residential side by side on your own numbers before we talk about any property.
Talk to usCurrent South East Queensland Options
What We’re Seeing In Queensland Right Now
From our late-October 2026 stocklists. Stock changes every week, so ask us for the latest list, full pricing and our view on each one before you decide.
Moreton Bay · Northern
Brendale
- Type
- Strata industrial units, 94–448 m²
- Price range
- $625,687 – $1,481,977
- Income
- 6% rental guarantee for 6 months (advertised)
- Status
- Est. completion Q3–Q4 2026
An established employment precinct about 20 km north of the Brisbane CBD. The tenant pays rates, body corporate and insurance.
Moreton Bay · Northern
North Lakes
- Type
- New commercial unit
- Price
- $800,000 + GST
- Income
- 18-month vendor rental guarantee (advertised)
- Status
- New build
One of the longest rental-support periods we’re seeing. We check what the rent should be once the guarantee ends.
Logan · South
Park Ridge
- Type
- Warm-shell commercial units
- Price
- From $836,516
- Income
- About 5.5% net (appraised approx. $890 a week)
- Status
- Selling now
In one of Logan’s largest growth corridors, where the population is growing fast and most local businesses are small.
Prices may include or exclude GST. Income figures are advertised or appraised and some rely on rental guarantees, which can be built into the price. Locations are general, and full details are provided on enquiry. Options in Victoria, NSW, the ACT and South Australia are on the national map.
The Other Side
What To Watch In Queensland
A strong market still has weak properties. These are the issues we raise most often with Queensland commercial buyers.
Rental Guarantees
A 6- or 18-month guarantee can make the yield look better than the market rent. We work out the yield without it.
Precinct Vacancy
The Northern precinct had the softest vacancy among Brisbane’s big-tenancy markets in 2026. Small units behave differently, but it’s worth knowing.
Incentives
Prime industrial leasing incentives averaged around 12.6% in mid-2026. A headline rent with a large incentive is worth less than it looks.
Yields Have Stopped Firming
Brisbane prime yields eased slightly in 2026, to about 6%. We don’t count on yields falling further to lift values.
GST & Duty
Whether GST applies and can be claimed back, and the transfer duty position, can change the real cost by tens of thousands of dollars.
Growth Assumptions
Recent rent growth is history, not a forecast. When we model commercial property for clients, we use 5–7% a year.
Vacancy, incentive and yield figures: Knight Frank, Brisbane Industrial State of the Market, Q2 2026.
Super Can Still Borrow For This
Queensland Commercial Property In An SMSF
Since 10 August 2026, SMSFs can’t take out new borrowings to buy residential property. Commercial, industrial and business real property weren’t included in that ban, so a fund can still use a limited recourse borrowing arrangement to buy them.
Lenders will now consider SMSF commercial loans at up to 80% LVR, where 70% used to be the norm. That puts a well-leased Queensland industrial unit within reach of more funds, provided there’s enough cash left for costs and a vacancy buffer.
Questions to settle with your adviser
- Does your fund’s investment strategy allow for one large, less liquid asset?
- Could the fund cover repayments if the unit sat empty for six months or more?
- Is the property genuine business real property?
- If your own business would be the tenant, is the lease at market rent?
General information only, not personal financial, legal, tax or lending advice. Lending criteria vary between lenders and properties. Talk to your accountant, financial planner or SMSF specialist before your fund commits to any purchase.
How We Work
From First Call To Settlement
Your Goals And Structure
Income, growth, premises for your business, or a geared asset in super, and which entity should own it.
Budget And Borrowing
We confirm what you or your fund can borrow before you look, through our finance broker referral if needed.
Shortlist
Queensland and national options that match your budget, property type and income needs.
Run The Numbers
Price per m², market rent without any guarantee, outgoings, GST and holding costs.
Due Diligence And Decision
The lease, the tenant, the contract and the precinct, so you can make an informed decision.
Commercial Property In Queensland
Let’s Work Out If Commercial Suits You
Tell us your budget, how you’d own it (personally, through a trust or in an SMSF) and what you want it to achieve. We’ll show you what’s available across South East Queensland and the rest of Australia.
Enquire About Commercial PropertyCommon Questions
Queensland Commercial Property FAQs
Is Brisbane industrial property still in demand?
Yes. Knight Frank put Brisbane industrial vacancy at 3.7% in mid-2026, with prime rents up about 10% over the year. The Property Council’s 2026 outlook expects Greater Brisbane’s current industrial land to be used up within about five years.
What yield can I expect from a Queensland commercial property?
Brisbane prime industrial yields averaged about 6% in mid-2026, from about 5.8% on the Trade Coast to just over 6.1% in the south and south-west. The Queensland options we’re currently seeing range from about 5.5% net to 6% with a rental guarantee. Always check the yield without the guarantee.
Why Moreton Bay and Logan rather than Ipswich?
Ipswich has most of South East Queensland’s new industrial land, which suits large distribution centres. Moreton Bay and Logan have established, serviced corridors close to fast-growing populations, where small businesses want to be and little new land is left.
Can my SMSF buy a Queensland commercial property?
Yes. The August 2026 ban only stops new SMSF borrowing for residential property. Commercial and business real property can still be bought with a limited recourse borrowing arrangement, and lenders will now consider up to 80% LVR. Speak with your adviser about whether it suits your fund.
What is a warm-shell commercial unit?
It’s a unit handed over with services connected and basic finishes, ready for the tenant to complete their own fit-out. Tenants who spend on their fit-out are generally less likely to move.
Do you give financial or lending advice?
properT network doesn’t provide personal financial, legal, tax or lending advice. We research and assess commercial opportunities against your strategy, and work alongside your accountant, planner or SMSF specialist.
Keep Exploring
Related Commercial & Queensland Resources
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Investment Property Queensland is one specialist site within the properT network group — the same independent advisory approach, applied across states and property types.
