Brisbane is one of Australia’s fastest-growing cities—and that makes it a great place to grow your business. We are here to help you tap into that momentum with the right commercial lease. Whether you are after a small startup hub or a high-profile corner office, we have built strong relationships with property owners across the city to give you access to a wide range of options.

We know the local business districts inside and out—from the energy of the CBD to the prestige of the Golden Triangle. These are the areas where location can make a real difference, offering the visibility, access, and buzz that help businesses thrive.

We focus on matching you with spaces that do not just look good on paper—they work for you in the real world.

Growth and Demand in Brisbane and Surrounding Areas

Ongoing infrastructure upgrades and major developments are driving strong commercial growth in Brisbane, with properties strategically positioned in prime commercial areas. From modern office towers to vibrant retail precincts, there is no shortage of leasing opportunities. A number of available properties cater to various business needs, enhancing the appeal for prospective tenants.

Here are ten properties recently leased by our team:

139 Gotha Street, Fortitude Valley, Queensland

Type: Office space
Floor Area: 153 square metres
Details: Fully fitted office space in a premium location in Brisbane City, QLD.

Suite 2, Level 1 / 165 Moggill Road, Taringa, Queensland

Type: Office tenancy
Floor Area: 92 square metres
Details: Fitted tenancy in Taringa Central, QLD, with excellent parking.

Basement / 811-815 Stanley Street, Woolloongabba, Queensland

Type: Heritage space
Floor Area: 38 square metres
Details: Unique space in a heritage-listed building in Brisbane City, QLD.

447 Nerang Road, Molendinar, Queensland

Type: Showroom, office, and warehouse
Floor Area: 231 square metres
Details: Great exposure, mixed-use functionality in Brisbane City, QLD.

T2 / 160 Queen Street, Brisbane, Queensland

Type: Retail space
Floor Area: 103 square metres
Details: High-traffic location on Queen Street Mall, Brisbane City, QLD.

Shop T22, 247 Wickham Street, Fortitude Valley, Queensland

Type: Retail
Floor Area: 131 square metres
Details: Former Hungry Jack’s site in Brunswick Mall, Brisbane City, QLD.

1-3 / 31 Springfield Lakes Boulevard, Springfield Lakes, Queensland

Type: Retail
Floor Area: 716 square metres
Details: Large tenancy in the Springfield Lakes Centre, QLD.

8 / 145 Charlotte Street, Brisbane City, Queensland

Type: Ground-floor retail
Floor Area: 90 square metres
Details: Retail unit in a heritage building located in Brisbane City, QLD.

54 Old Bay Road, Deception Bay, Queensland

Type: Industrial property
Building Size: 9,772 square metres
Floor Area: 1,500 square metres
Details: Large industrial site in Deception Bay, QLD.

40 / 302-304 South Pine Road, Brendale, Queensland

Type: Takeaway tenancy
Floor Area: 110 square metres
Details: Ideal location for food business in Southpine Central, QLD.

Why Are Businesses Choosing Brisbane?

Brisbane is becoming a go-to city for businesses, and a big reason is cost. Compared to Sydney and Melbourne, setting up in Brisbane is simply more affordable — whether it is leasing an office, hiring staff, or managing day-to-day expenses. That means companies can do more with their budget. But it is not just about money. The city has a positive, business-friendly vibe, backed by solid infrastructure, government support, and a real push for growth. On top of that, Brisbane’s population keeps rising, which means more customers and more talent. There’s a strong pool of skilled workers here, thanks to local universities and training programs, and people are moving to the city for the lifestyle. Altogether, it’s a smart place to build or grow a business — affordable, well-connected, and full of opportunity.

Understanding Commercial Leases in Brisbane

We are pleased to highlight how important it is to understand the key terms and conditions of any lease or rental agreement—it is a vital step in protecting your business.

Key Lease Terms and Conditions Explained

Leases usually cover:

Duration
Maintenance responsibilities
Outgoings (shared building costs)
Permitted business use

Lease vs Rent: What Is the Difference?

Rent: The amount you pay.
Lease: The legal document that defines how, when, and why you use the space.

20 Common Commercial Leasing Terms

Lease Term – How long the lease runs (e.g., three or five years).
Base Rent – Your monthly payment.
Outgoings – Costs like rates, water, and insurance.
Option to Renew – Your right to extend the lease.
Make Good Obligation – Returning the space to its original condition.
Fit-Out – Customisation of the space to suit your business.
Rent Review – Periodic rent increases.
Security Deposit / Bank Guarantee – Held as protection for the landlord.
Permitted Use – Approved business types for the space.
Sublease / Assignment – Transferring your lease rights.
Gross Lease – Rent includes outgoings.
Net Lease – You pay rent and outgoings separately.
Common Area Maintenance (CAM) – Costs for shared areas.
Indemnity Clause – You agree to cover damages you cause.
Exclusive Use Clause – Prevents similar businesses from leasing nearby.
Zoning – Local government rules for permitted business types.
Heads of Agreement – Initial summary of lease terms.
Termination Clause – How and when the lease can end early.
Condition Report – A documented snapshot of the property’s condition.
Relocation Clause – Allows the landlord to move your tenancy.

Types of Commercial Properties for Lease in Brisbane

Office Spaces Designed for Productivity

Modern office spaces in Brisbane are built for the way people work today. They offer open-plan layouts, collaborative zones, private meeting rooms, and reliable high-speed internet—essentials for hybrid and remote-friendly teams. Suburbs like Fortitude Valley, Spring Hill, Milton, and the Brisbane Central Business District are especially popular, combining proximity to transport, dining, and other amenities that make day-to-day operations smoother. These areas are in high demand for businesses looking to position themselves close to major clients and talent pools.

Explore available office leasing opportunities with McGees Property Brisbane.

Retail Shops in High-Traffic Locations

Retail thrives where people gather—and Brisbane offers no shortage of high-traffic locations. Queen Street Mall, Fortitude Valley, and James Street are standout precincts where foot traffic is steady and visibility is high. These areas are hotspots for fashion retailers, health and beauty services, cafes, and boutique businesses looking to attract both local and tourist shoppers. Suburbs like Indooroopilly and Carindale, anchored by major shopping centres, also offer strong opportunities for suburban retail success.

Find current retail leasing options at McGees Property Brisbane.

Industrial and Warehouse Facilities for Heavy-Duty Operations

When it comes to warehousing, logistics, and large-scale operations, Brisbane’s outer-ring suburbs are leading the way. Acacia Ridge, Rocklea, and Brendale are consistently in demand thanks to their strategic locations near major highways, freight routes, and the airport. These areas provide high-clearance warehouses, truck access, container set-downs, and ample space for manufacturing or storage. Businesses in e-commerce, transport, and distribution are especially active in these precincts.

Search industrial and warehouse properties through McGees Property Brisbane.

Prime Commercial Leasing Areas in Brisbane

Brisbane's CBD is the city's commercial heart, offering prestige, connectivity, and top-tier amenities. Key areas like Edward and Eagle Streets are renowned for their concentration of premium office spaces and proximity to major financial institutions. Notable developments include the Gold Tower at 10 Eagle Street, a 32-storey office tower providing direct access to the city's best amenities.

Edward Street is also experiencing a revival, with long-term lease commitments from global luxury brands and major hospitality venues, enhancing its appeal for businesses seeking a prominent location.

High-Growth Suburbs

Fortitude Valley

Adjacent to the CBD, Fortitude Valley is a vibrant precinct known for its nightlife, retail, and entertainment venues.

Brendale

Located in Brisbane's north, Brendale is a key industrial hub offering a mix of warehouses, factories, and distribution centres. The suburb's strategic location and infrastructure make it ideal for businesses in logistics and manufacturing.

Chermside

Chermside is a major commercial centre in Brisbane's north, home to Westfield Chermside, one of Australia's largest shopping centres. The area offers a variety of retail and office spaces, attracting businesses seeking high foot traffic and accessibility.

Springwood

Situated in Brisbane's south, Springwood is emerging as a commercial hotspot due to its affordability and transport links. The suburb offers a range of office spaces suitable for small to medium-sized enterprises.

Eight Mile Plains

Eight Mile Plains hosts the Brisbane Technology Park, Queensland's largest business park, accommodating over 200 companies. The area is ideal for businesses in the technology and innovation sectors, offering modern facilities and a collaborative environment.

How to Find the Right Commercial Property

Define Your Requirements

Consider size, layout, customer access, parking, zoning, and competition.

For example, if you want to set up a cafe

Business type:
Small café offering dine-in and takeaway.

Ideal size:
80–120 sqm (enough for kitchen, counter, and 20–30 seats).
Layout needs:
- Open-plan front-of-house
- Rear kitchen with exhaust and plumbing
- Room for food prep and storage
Customer access:
- High foot traffic
- Near train station, offices, or a shopping strip
- Ground floor visibility
Parking:
- At least 2 off-street spaces for staff
- Street or public parking for customers
Zoning:
- Property must allow food service under local council zoning rules
Competition considerations:
- Avoid areas with many cafés unless traffic volume supports it
- Prefer locations with complementary, not competing, businesses

Inspect Carefully

Review fit-out needs, compliance, and shared facilities.

Fit-Out Needs

Commercial kitchen layout with:
- Rangehood and compliant exhaust system
- Grease trap (check if installed or tenant must install)
Plumbing for:
- Hand wash basin, dishwashing sink, and coffee machine
Service counter with point-of-sale system and display area
Dining area with seating for 20–30 customers
Durable, slip-resistant, and non-absorbent flooring
Air conditioning and appropriate ventilation

Compliance Checks

Confirm property is zoned for food and beverage use under local planning scheme
Check if a development application (DA) or council approval is required for intended use
Ensure kitchen layout and finishes meet food safety and hygiene standards
Confirm fire safety compliance including emergency exits, extinguishers, and signage
Apply for food business licence through local council (e.g. Brisbane City Council)

Shared Facilities

Confirm use of common toilets for customers (as required for dine-in)
Access to shared bin room or external waste disposal area
Rear access or loading zone for deliveries
Clarify maintenance responsibilities for shared areas (e.g. cleaning of hallways or toilets)
Confirm any restrictions or rules for outdoor seating (e.g. footpath dining permits)

Use Online Tools and Local Experts

Websites like realcommercial.com.au and Queensland agencies provide detailed listings.

Understand Zoning

Make sure your business type is allowed. Some properties may require council approval for use changes.

Financial Considerations

Base Rent + Outgoings: Know the full cost.
Fit-Out: Account for setup costs.
Security Bond: Typically three to six months' rent.
Legal Fees: Include lease review costs.
Rent Increases: Check review frequency and method.
Hidden Costs: Include signage, utilities, cleaning, and end-of-lease restoration.

Brisbane Commercial Leasing Market Trends for 2025

Price and Vacancy Forecasts

Office

Moderate rent growth expected in high-quality city buildings.
Vacancy rates are improving for A-grade spaces.

Retail

Stable rents with modest growth in busy suburban areas.

Industrial

Strongest segment.
Vacancies below two per cent.
Rent increases are driven by demand and limited supply.

Sector Highlights

Industrial: Dominated by e-commerce and logistics demand.
Retail: Driven by fitness, medical, and service businesses.
Office: Shift toward flexible, technology-enabled spaces.

Tips for Negotiating a Commercial Lease

Leasing a commercial space is a big step. Smart negotiation can save you money and protect your long-term interests. Here’s what to focus on before signing.

What You Can Ask For in Lease Negotiations

Don’t be afraid to negotiate—many landlords expect it. Here are some common concessions tenants can request:

• Rent-Free Period

Gives you a few months without rent to help with fit-out and opening costs.

• Fit-Out Contribution

Ask if the landlord will pay part of the cost to customise the premises for your business (e.g. kitchen setup, shelving, flooring).

• Discounted Startup Rent

You may be able to agree on lower rent at the beginning, with gradual increases over time.

Legal Advice Matters

Always have a solicitor or commercial lease specialist review your lease before you sign. This helps you avoid nasty surprises and ensures your rights are protected.

Key Clauses to Review in Your Lease

1. Make Good Clause

Risk: You might have to return the premises to its original condition at the end of the lease, which can be expensive.
Solution: Negotiate clear terms so you know exactly what must be removed, repaired, or restored.

2. Outgoings Clause

Risk: You could be charged extra costs like council rates, insurance, or maintenance—without knowing the full breakdown.
Solution: Ask for a detailed list of outgoings and try to place a cap on your share.

3. Use of Premises

Risk: Your type of business may not be allowed under local zoning rules.
Solution: Check with council and make sure the lease permits your specific business activity.

4. Relocation or Demolition Clause

Risk: The landlord could relocate you within the building or end the lease early for renovations or redevelopment.
Solution: Negotiate for a long notice period or have this clause removed if possible.

5. Rent Review Terms

Risk: Rent could increase suddenly if the lease allows market-based or discretionary reviews.
Solution: Lock in fixed annual increases or CPI-based adjustments so you can plan with certainty.

Interested in leasing a commercial property in Brisbane areas?

Brisbane and its surrounding suburbs are not just growing—they are thriving. With strong demand, smart infrastructure investments, and a wide range of commercial properties available, the city offers real opportunities for businesses ready to take the next step. Whether you are launching a new venture, expanding your operations, or relocating for better value, now is a great time to make your move.

We are here to help you find the right space—one that fits your goals, supports your growth, and puts you in a position to succeed. From inner-city offices to suburban warehouses and high-traffic retail locations, we know the Brisbane market and how to navigate it.

If you are thinking about leasing in Brisbane, talk to us. Let’s find a space that works as hard as you do.

Contact Us

Level 5, 410 Queen Street Brisbane QLD 4000
07 3231 9777
07 3831 2312
brisbane@bne.mcgees.com.au

For a complete list of weekly commercial transactions in Queensland, visit McGees Wrap Up | McGees Property Brisbane

Disclaimer: The information provided in this blog is for general informational purposes only and does not constitute legal, financial, or professional advice. While we strive for accuracy, we make no guarantees regarding the completeness or timeliness of the content. Always seek independent advice before making any financial or real estate decisions. We are not liable for any loss or damages arising from your reliance on the information provided.

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Introduction to Commercial Real Estate Lease Brisbane