Australian gross structure (rent inclusive of outgoings up to a base year).

  • Typical lease length: 7 years.
  • Typical rent-free: 8 months.
  • Vacancy: 11.6%; trend rising.
  • Australian gross structure (rent inclusive of outgoings up to a base year).

Brisbane office lease norms

Australian gross structure (rent inclusive of outgoings up to a base year).

TL;DR

  • Typical lease length: 7 years.
  • Typical rent-free: 8 months.
  • Vacancy: 11.6%; trend rising.
  • Australian gross structure (rent inclusive of outgoings up to a base year).

Structure

Australian gross structure (rent inclusive of outgoings up to a base year). 5-10 year terms standard with options. Reviews to CPI or fixed annual escalations. Rent-free of 6-12 months on 7-year terms plus AUD 1000-2000/sqm TI typical.

Negotiating levers

Free rent and TI remain the most negotiable line items; landlords prefer concessions to face-rent cuts because they preserve headline rent and implied valuation. Always model effective rent (face minus PV of concessions).

Key facts

cityBrisbane
countryAustralia
regionAPAC
classARentLocal720 AUD/sqft/yr
classARentUsd$480/sqft/yr
vacancy11.6%
typicalLeaseYears7
typicalRentFreeMonths8
submarkets5
primeYieldPct5.4%

Frequently asked questions

What's a typical lease term in Brisbane?
7 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.
How is rent quoted in Brisbane?
In AUD/sqft/year. We also publish a USD-normalised view ($480/sqft/yr) for cross-market comparison.

Editorial provenance

Reviewed by Class A Atlas Editorial Desk — House byline · global editorial team. Last updated 2026-04-15. See our methodology and editorial standards.

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