Brisbane’s commercial property scene is changing fast, with big strategic shifts influencing where businesses decide to set up shop. From Olympic-fueled infrastructure upgrades to booming industrial hotspots, understanding what drives these changes is crucial for property developers, business owners, and investors who want to capitalise on the city’s growth.

The Olympic Effect: A $7 Billion Infrastructure Boost

The 2032 Olympic and Paralympic Games aren’t just a sporting event; they’re reshaping Brisbane’s commercial property market years ahead of the opening ceremony. With $7 billion in Games-related infrastructure investment already underway, the ripple effects are creating unprecedented opportunities across the city.

According to Colliers Queensland Chief Executive Simon Beirne, ‘The Olympics will reshape Brisbane’s inner city with world-class infrastructure, better public transport and an increase in investment. These once overlooked areas will experience unprecedented activation, evolving into high-density, highly connected urban hubs.’ In short, Brisbane will have more options for commercial property, and the city itself will be easier to navigate, making fringe properties and inner city developments alike easier to access for workers.

This transformation extends far beyond temporary venues. The projected impact on Brisbane’s office leasing market alone is substantial, with estimates suggesting the city will require up to 1.9 million square metres of additional office space by 2032.

The Golden Rings: Inner-City Precincts Poised for Growth

Brisbane’s ‘golden rings of opportunity’ encircle key Olympic venues, connecting Fortitude Valley, Spring Hill, Roma Street, Herston and Bowen Hills. These suburbs form an integrated precinct linking the new 63,000-seat Victoria Park Stadium, the Athlete’s Village in Bowen Hills, and the National Aquatic Centre in Spring Hill.

Fortitude Valley and Bowen Hills

The Exhibition Station upgrade is set to dramatically improve connectivity, funnelling increased foot traffic into Fortitude Valley and Bowen Hills. This enhanced accessibility is creating prime opportunities for mixed-use developments along Anderson Street, St Pauls Terrace, Warry Street and Gregory Terrace, blending retail, commercial and high-density residential projects.

For businesses considering relocation or expansion in these areas, the demand for sophisticated office fitouts that balance functionality with impressive design aesthetics has never been higher. As these precincts evolve into highly connected urban hubs, the quality of interior workspace becomes a critical differentiator in attracting and retaining top talent.

Woolloongabba and South Brisbane

Major transformations driven by the Olympics, including new stadiums and mixed-use developments, are positioning Woolloongabba and South Brisbane as key growth precincts. The emerging commercial office corridor stretching from Bowen Hills to Woolloongabba represents a significant shift in Brisbane’s CBD footprint.

Matt Kearney, Colliers Office Leasing National Director, notes that ‘with limited long-term supply and several stock withdrawals adding pressure, demand is already beginning to spill into nearby precincts like Spring Hill, Roma Street, the Urban Renewal precinct and Inner South.’

This expansion into fringe areas provides businesses with opportunities to secure premium office space whilst benefiting from lower rental rates compared to the traditional CBD core. However, the challenge lies in transforming these spaces into functional, design-forward environments that support modern work practices and hybrid workplace models.

Industrial Powerhouses: The South-East Corridor and Beyond

Brisbane’s industrial and logistics sectors are experiencing extraordinary growth, driven by population increases, infrastructure investment and the demands of e-commerce and supply chain efficiency.

Narangba: Queensland’s Next Mega-Precinct

Perhaps the most transformative development on the horizon is the proposed redevelopment of Narangba, north of Brisbane. This controversial yet ambitious plan could see thousands of homes resumed to create a sprawling 3,000-plus hectare industrial and logistics zone, one of the largest employment and warehousing precincts in Queensland.

The Narangba precinct would deliver major logistics, manufacturing and advanced technology zones, strategically linked to the Bruce Highway. Located in the Moreton Bay region, adjacent to Caboolture West and Burpengary industrial growth areas, this development represents a generational shift in Brisbane’s industrial capacity.

Established Industrial Hotspots

Beyond Narangba, several industrial locations are dominating the market due to infrastructure access, available land and strong tenant pre-lease interest:

• Yatala: Remains a powerhouse precinct with multiple new stages underway
• Rochedale: Increasingly favoured for last-mile logistics and urban infill builds
• Park Ridge: An emerging zone for design-and-construct offerings with accelerating land uptake
• Redbank: Amazon and DB Schenker expansion driving cold chain and fulfilment activity

The south-east corridor, including suburbs like Beaudesert, continues to show strong industrial and commercial activity fuelled by booming population growth and infrastructure projects. This has created increased demand for logistics, warehousing and last-mile distribution centres, particularly in areas with improved transport links.

For warehouse and industrial facilities in these high-growth areas, the importance of functional design cannot be overstated. Efficient space planning, proper workflow integration and thoughtful consideration of operational requirements are essential to maximising productivity and return on investment.

What’s Driving Tenant Movement?

Understanding why businesses are relocating or expanding into these hotspots reveals several key trends:

Infrastructure Investment

The 2032 Olympic Games are creating significant opportunities, particularly in logistics, and freeing up large sites for private development. Enhanced transport networks, new rail lines and stations across Brisbane, development of the northern and eastern bus corridors, upgrades to the M1 motorway and the introduction of a rail line linking Maroochydore and the Sunshine Coast Airport are all contributing to improved connectivity and accessibility.

Population Growth and Workforce Expansion

Brisbane’s booming population and workforce are major drivers for commercial property demand across the city. This demographic shift creates opportunities across all sectors, from professional services to logistics and distribution.

Strategic Consolidation

Some businesses are moving to the CBD or fringe areas to consolidate operations, improve their workspace and reduce costs. This signals confidence in the market’s long-term value and reflects a broader trend towards optimising operational efficiency through strategic location decisions.

Comparative Affordability

Brisbane’s commercial property market remains more affordable than Sydney or Melbourne, making it attractive to investors and tenants. This relative affordability, combined with the city’s growth trajectory, positions Brisbane as a compelling alternative for businesses considering expansion or relocation within Australia’s eastern seaboard.

Economic Diversity

Unlike Sydney and Melbourne, which lean heavily on finance and professional services, Brisbane benefits from a more diverse economic base spanning healthcare, construction, education, logistics and professional services. As Matt Kearney notes, ‘That diversity provides a stronger platform for sustainable growth into new and emerging parts of the city.’

The Critical Role of Quality Fitouts in Growth Markets

As Brisbane’s commercial property landscape evolves, one factor remains constant: the critical importance of high-quality fitouts that align with both immediate operational needs and long-term business objectives.

For property developers, delivering turnkey office spaces that appeal to discerning tenants requires more than basic construction. Modern businesses demand workspaces that facilitate collaboration, support hybrid work models and reflect their brand values. The ability to quickly visualise and execute on these requirements can make the difference between a property that leases quickly and one that languishes on the market.

For business owners considering relocation or expansion, the fitout process represents both a significant investment and an opportunity to enhance operational efficiency. Working with experienced fitout specialists who understand Brisbane’s evolving commercial landscape ensures that your space planning, functionality and design execution align with your business goals and budget parameters.

Looking Ahead: Brisbane’s Commercial Future

The confluence of Olympic infrastructure investment, population growth and strategic economic diversification positions Brisbane for sustained commercial property growth through the 2020s and beyond. As Colliers’ analysis of the 2012 London Olympics demonstrates, the benefits can extend well beyond the closing ceremony. Economic activity remained strong more than a decade later.

For forward-thinking businesses and developers, the time to act is now. The precincts experiencing transformation today will define Brisbane’s commercial landscape for generations to come. Success in this environment requires not only strategic location selection but also the ability to execute on fit-for-purpose workspace solutions that meet the evolving demands of modern business.

Brisbane’s commercial property hotspots aren’t just about location; they’re about creating spaces where businesses can thrive. As the city prepares for its Olympic moment, the real winners will be those who recognise that exceptional fitouts and functional design are just as critical as securing the right address.

 

Ready to transform your Brisbane commercial space? Whether you’re a property developer delivering a new building, leasing agent, or a business owner planning your next move, Urban Group’s fitout solutions combine space planning expertise, efficient project management and comprehensive design-and-construct services. From initial concept to furniture installation, we help you create workspaces that work. Contact us to discuss your commercial fitout requirements.