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Commercial agents will have the opportunity to capitalise on Brisbane’s CBD office market, where low vacancies and rising rents create prime chances to advise clients and close strategic deals before 2026.
According to Real Asset Management (RAM), Brisbane’s CBD office market will offer a rare multi-year opportunity for well-located assets driven by low vacancies, limited supply, and rising demand.
RAM director of funds management Mike Nguyen said that office investors who moved early on purchases in Brisbane would benefit from the city's rapidly improving market.
“Brisbane is emerging as APAC’s fastest-growing office market, driven by rapid population inflows, a rising white-collar workforce and a development pipeline that effectively shuts off after 2026 as the city pivots towards Olympic-related infrastructure,” Nguyen said.
Data showed that Brisbane’s CBD vacancy rates have tightened to around 10 per cent, with prime-grade vacancies at around 8 per cent.
With Brisbane’s CBD physically constrained in growth opportunities and no substantial new supply expected post-2026, Nguyen said investors who acted promptly could capitalise on a rare opportunity.
“Office assets in Brisbane are trading at 15-30 per cent below replacement cost, an extraordinary discount given the long-term demand outlook,” Nguyen said.
“As cap rates stabilise, and REITs and offshore capital re-enter the market, this pricing gap is unlikely to persist.”
RAM said that, with infrastructure set to reshape the city’s transport network, including improved access to the CBD, demand for offices would continue to grow over the coming years.
With the population of south-east Queensland forecasted to grow by almost two million residents by 2040, adding an extra one million jobs, RAM said well-located office assets would continue to experience strong demand.
Additionally, RAM said workplace structures would act as a “tailwind” for the city’s CBD office market, with 87 per cent of jobs requiring office attendance, while only 9.4 per cent offered remote work.
For commercial agents in Brisbane, RAM said the environment has created opportunities to reposition well-located A and B-grade assets and capture rental uplift, with demand focusing on quality properties.
Similarly, the broader Brisbane area has higher office yields for investors nationwide, generally in the 7-8 per cent range, marking a significant premium compared to other major hubs such as Sydney and Melbourne.
Despite the anticipated strong growth of the river city, Nguyen said the growth opportunities weren’t simply in buying premium-grade buildings, but in ensuring they are strategically located where demand is high and supply is constrained.
“Brisbane’s office market is at the beginning of a multi-year tightening phase.”
“The next 12-18 months represent a rare window, and investors who understand the interplay of these forces will be best positioned to benefit,” Nguyen concluded.
ABOUT THE AUTHOR
Mathew Williams
Born in the rural town of Griffith NSW, Mathew Williams is a graduate journalist who has always had a passion for storytelling. Having graduated from the University of Canberra with a Bachelor of Sports Media in 2023, Mathew recently made the move to Sydney from Canberra to pursue a career in journalism and has joined the Momentum Media team, writing for their real estate brands. Outside of journalism, Mathew is an avid fan of all things sports and regularly attends sporting events across Sydney. Get in touch at
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