The supply picture
New industrial supply in Brisbane is building (+14% year-on-year). A rising pipeline is the risk to watch: more product competing for the same tenants pressures rents and values.
Precinct by precinct
Across 58 Brisbane industrial precincts, the current tilt is 25 tightening · 5 demand-led · 21 quiet · 7 oversupply risk (median supply change -68% year-on-year). This is a stock-picker's market: the pressure is uneven, not uniform.
Tightening / demand-led: Brisbane Port - Lytton, Wynnum West - Hemmant, Rocklea - Acacia Ridge, Algester
Watch (oversupply risk): Brisbane Inner - North, Coorparoo, Kedron - Gordon Park, Hendra
The sector backdrop
Some softening already priced in; income carries the return. Industrial cap rates sit around 5.40% on our national read. Conditions are neutral / transitional on our macro read.
Cap rate = the yearly income as a share of price (a higher number is cheaper). The number above is a market read; where our model puts fair value, and the five-year return forecast, are in the report.
The full Brisbane industrial read
Fair-value cap rate, the five-year total-return forecast and the downside range — plus the precinct data in full — sit in the Brisbane Industrial report, refreshed every edition.
See the report →Source: ABS building approvals (supply), MPLC precinct model to SA2 (demand tilt), RBA (rates, yields) and the MPLC valuation model. As at September 2026. Information & forecasts only — not advice.