2026-05-15-莱坊-Brisbane_CBD_Full_Floor_Report_Q1_2026_4页_1mb

报告摘要

Brisbane CBD Full Floors Summary - Q1 2026

Core Content Overview

This document provides an analysis of full and contiguous floor availability in the Brisbane CBD as it transitions into a period of lower supply. It highlights the current and future supply of office space, tenant behavior, fitout trends, and the impact of new developments on the market.

Key Market Statistics

Current Full Floor Vacancy

Total vacant full and contiguous floors: 148 (up from 112 a year ago)
Prime floors: 58 (47% of total)
Premium floors: 12 (only 58% of total)
NABERS rating: 81% of available full floors have a rating of 5 or higher
Office assets with 5.5 star rating: 96,210sqm
Office assets with 5.0 star rating: 91,837sqm

Full Floor Availability by Size

Prime floors (1,000–1,500sqm): 40 floors (69% of prime availability)
Prime floors (>1,500sqm): 33% of prime floors available by 2028
Secondary floors: 86 floors (69,200sqm), with some contiguous options available

Full Floor Availability by Precinct

Precinct	Currently Available	Remain 2026-2028
Financial Triangle	50 floors	65 floors
North Quarter	35 floors	5 floors
Uptown	25 floors	5 floors
Retail	15 floors	15 floors
Midtown	10 floors	0 floors
Government	10 floors	0 floors

Full Floor Take-Up in 2025

Category	Prime	Secondary
Leased as multiple floors	48	2
Leased as single floor	23	13
Split into smaller tenancies	8	7
Withdrawn or expired sublease	11	0
Other	2	0

Fitout Type Distribution (2025)

Category	Percentage (%)
Existing	48
Refurb Existing	3
Spec Fitout	4
2nd gen spec	1
Warm Shell	14
Cold Shell	30

Main Points

New Supply and Market Impact

Two major CBD buildings completed in 2025: Mid-year 2025 - 202 North Quay and Late 2025 - 360 Queen St
These buildings were pre-committed to tenants, limiting immediate opportunities for new tenants to secure space
Backfill space from tenant relocations has provided relief to the market

Future Supply Outlook

Prime full floors available from now to 2028: 33% are 1,500sqm+ (mainly triggered by Waterfront North completion in late 2028)
Premium vacancy rate rose to 8.2% in January 2026 from 3.8% in July 2025
Contiguous space is limited until late 2028, with only a few large spaces available in the interim

Tenant Behavior and Preferences

Larger tenants are seeking space with 1,600sqm+ floorplates due to evolving preferences for task-based, collaborative, and meeting/AV workspaces
Renewal activity is ongoing as tenants extend current terms to focus on long-term relocation and workplace refresh

Secondary Floor Market

Secondary full floors are more project-based and suitable for smaller users
Some larger secondary tenants (e.g., administration-based) are emerging due to major development and infrastructure projects

Market Trends and Challenges

Fitted space dominates full floor take-up (55% of space leased in 2025), up from 51% in 2024
Capital constraints and rising fitout costs influence tenant decisions
The market will be limited to refurbished projects until late 2028

Conclusion

The Brisbane CBD office market is experiencing a temporary increase in full and contiguous floor availability due to recent completions. While the prime market has a higher concentration of larger floorplates, most are not available until late 2028. Secondary floors offer more immediate options but are generally smaller and less suited for larger tenants. The trend towards fitted spaces and the need for long-term planning are shaping the market dynamics. As the supply of quality space diminishes, the competition for available floors is expected to intensify.