Industrial Properties Brisbane: A Guide to the High Stakes of Sale, Lease, and Portfolio Growth

Industrial Properties Brisbane: A Guide to the High Stakes of Sale, Lease, and Portfolio Growth

Industrial properties in Queensland have become the most reliably performing assets in your property portfolio. In industrial real estate, a gross lease means the landlord pays the property expenses from the rent received. A net lease requires the tenant to pay those expenses through "variable outgoings".

In a net lease, the tenant pays for the property's running costs on top of their rent. This includes land tax, council rates, water, and insurance.

For you as the owner, this is the preferred setup. Because the tenant covers these bills, your rental income stays the same even if the council raises rates or maintenance costs go up. It makes your profit more predictable.

In a gross lease, you receive one larger payment from the tenant, but you are responsible for paying all the property expenses yourself.

Experienced investors still use this method by making sure the rent is high enough to cover all those costs. The goal is to set a price that protects your profit after all the bills are paid.

Major e-commerce companies and car wholesalers are looking for warehouse space across Brisbane. At the same time, small industry manufacturers and concreters need distribution centres that suit their operations.

Industrial properties Brisbane has to offer come in a wide range of size and layouts. These properties are positioned for growth, as long as you have the market knowledge to find the right ones.

1. The Versatile Warehouse and Distribution Centre

This is the blue chip of the industrial world. Driven by the relentless march of e-commerce, these facilities are designed for the storage and rapid movement of goods.

• The Anatomy: Three concrete panels by "tilt-up" concrete construction and a massive roller door.

• The Key Metric: Cubic capacity. In these buildings, you are not just leasing floor space; you are leasing air. High internal clearance (roof height) is everything.

• The Vital Sign: Proximity to major highways, freeways, and ports. If a semi-trailer cannot get in, get out, and get to the motorway in minutes, the building is a failure.

2. Manufacturing Facilities

These are the laboratories of industry, where raw materials are hammered, melted, or assembled into products.

• The Office Ratio: Unlike a warehouse, these often require more desk space, up to 20 per cent, to house designers and engineers.

• Technical Demands: You must look for heavy-duty electrical capacity and thick, reinforced concrete floors to support massive machinery.

• The Strategy: In Australia, stick to "high-stakes" manufacturing. Facilities for medical products or food require a level of quality control that low-cost overseas competitors cannot match. This is where the security lies.

3. Storage Properties (The Recession-Proof Hedge)

Self-storage is the ultimate "set and forget" investment. It is a high-yield business that thrives even when the economy shudders.

• The Warning: Because they are easy to build, competitors can spring up like mushrooms. Ensure your location is not "saturated" before you commit your capital.

4. Mixed-Use Industrial

These are the chameleons of the sector. They often combine a warehouse or workshop with a retail showroom or a significant office component.

• The Advantage: They appeal to a broader range of tenants - from a high-end kitchen renovator who needs a showroom to a boutique coffee roaster.

• The Requirement: High "retail exposure" and plenty of onsite parking for clients are mandatory here.

Brisbane Industrial Market: Location and Strategy

Location matters. In Queensland (QLD), the availability of quality industrial land is tightening. If you are looking for logistics efficiency, the Australia TradeCoast and the Southern Industrial Corridor are the engines of this city.

Pinkenba and Eagle Farm are critical for those who require proximity to the airport. Lytton and Hemmant serve as the gateway to the Port. In the south, Acacia Ridge and Rocklea remain the heavyweights of rail and road. These areas are not just suburbs; they are the arteries of Brisbane commerce.

Key Transport Hubs Summary

Building Your Industrial Property Portfolio

To build a property portfolio that survives the decades, you must diversify. You need a variety of assets: logistics hubs, manufacturing sites, and warehouse spaces. Success in this market is not an accident; it is the result of developing an extensive network of investors and professionals.

In 2025-2026, the Brisbane industrial sector is defined by a low vacancy rate of 3.1%. This high demand and limited supply have caused a sharp increase in rent. At McGees Property, we are proud to be shaping the market by helping our clients navigate these opportunities. We ensure that every site is managed with a focus on value and performance.

Real Estate Expertise and Due Diligence

When you search for an agent, remember to ask about their recent results. Ask how they ensure trust. A professional team should provide every date and document, title searches, zoning certificates, and environmental checks with absolute transparency.

Our team at McGees Property offers the expertise required to handle the most complex real estate transactions. Whether it is Cleveland or the inner North, we provide the leasing options and market insight that businesses need to grow.

Just in case you are interested, our current name is McGees Property, but back in the old days, we used to trade as Isles Love & Co Auctioneers. You can see our past listings online (at the QLD State Library) by clicking here.

Investment Analysis: The Science of Value

Valuation is not guesswork. It is a reflecting of recent sale data and yield sensitivity. With speculative development down this year, the price of existing industrial assets is under significant upward pressure. We utilise our market knowledge to conduct thorough analyses, ensuring your industrial properties are priced to reflect their true value in the current Brisbane market.

Sometimes, you can do a quick estimate (which is not as accurate as our professional service). Click here to learn more (for education purposes only).

Featured Industrial for Sale in Brisbane

If you have a property ready for the market, or if you wish to find your next investment, the time to act is now. Please contact an agent to discuss how we can achieve the results you deserve.

Frequently Asked Questions

• What are typical rent expectations? For 500-2000m², expect $110 to $180 per m². Please note this is an indication only; the lease is subject to market value. Contact us if you need more information. We provide professional rent assessment services.

• Should I lease or buy? Buying builds value but it requires upfront capital; leasing offers innovation and flexibility.

  Factor	Leasing	Buying
  Upfront Cost	Affordable (Bond and leasing deposit up to 2-month rent)	High (Deposit, stamp duty, legal fees)
  Flexibility	High (Easier to move or scale)	Low (Selling takes time)
  Tax Impact	Rent is a deductible expense	Depreciation and interest deductions
  Responsibility	Landlord often handles major repairs	You are responsible for all maintenance

• How long does a sale take? Usually 6-12 weeks, depending on the real estate team involved.

Industrial properties are the backbone of the economy. If you own industrial assets and desire a team that treats your investment with the respect it deserves, contact us today.

Call us on 07 3231 9777
Email: agency.admin@bne.mcgees.com.au

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Industrial For Sale | McGees Property Brisbane

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