What is the average Class A rent in Brisbane?

Around 720 AUD/sqft/yr ($480 USD) across the broader Class A index. Trophy submarkets like CBD / Golden Triangle command 20–40% above that.

How many months of rent-free are normal in Brisbane?

8 months on a 7-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

Are rents rising or falling in Brisbane?

The Brisbane Class A market is currently rising. Vacancy is 11.6%, which sets the negotiating context.

Headline Class A rent in Brisbane is around 720 AUD/sqft/yr ($480 USD), with 8 months of typical rent-free on a 7-year term.

Headline Class A rent: 720 AUD/sqft/yr ($480 USD).
Trophy submarket rents (CBD / Golden Triangle) push to roughly A$540/sqm/yr · ≈ $32.6 PSF/yr USD.
Typical concessions on a 7-year deal: 8 months free rent.
Vacancy stands at 11.6% — market trend is rising.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Brisbane Class A office rents and incentives

Headline Class A rent in Brisbane is around 720 AUD/sqft/yr ($480 USD), with 8 months of typical rent-free on a 7-year term.

TL;DR

Headline Class A rent: 720 AUD/sqft/yr ($480 USD).
Trophy submarket rents (CBD / Golden Triangle) push to roughly A$540/sqm/yr · ≈ $32.6 PSF/yr USD.
Typical concessions on a 7-year deal: 8 months free rent.
Vacancy stands at 11.6% — market trend is rising.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Headline rent vs. effective rent

Asking rents in Brisbane are quoted in AUD per sqft per year. Across the broad Class A index the figure is 720, but the trophy tier in CBD / Golden Triangle reaches roughly A$540/sqm/yr · ≈ $32.6 PSF/yr USD. Always discount headline rent by the present value of free rent and fit-out-capex">tenant improvement allowance to land on effective rent — the only number that compares cleanly across deals.

Rent-free and TI

Standard Brisbane concessions on a 7-year Class A lease run to 8 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — Australian federal corporate tax of 30% (25% small business). Queensland payroll tax. 10% GST.

Where rents land by submarket

CBD / Golden Triangle sits at the top end (~A$540/sqm/yr · ≈ $32.6 PSF/yr USD). Fortitude Valley clears around A$432/sqm/yr · ≈ $26.1 PSF/yr USD as the prime tier. Milton / Toowong represents the value end at ~A$360/sqm/yr · ≈ $21.7 PSF/yr USD. The full submarket map is on the Brisbane city page.

Key facts

city	Brisbane
country	Australia
region	APAC
classARentLocal	720 AUD/sqft/yr
classARentUsd	$480/sqft/yr
vacancy	11.6%
typicalLeaseYears	7
typicalRentFreeMonths	8
submarkets	5
primeYieldPct	5.4%
trophyRent	A$540/sqm/yr · ≈ $32.6 PSF/yr USD
primeRent	A$432/sqm/yr · ≈ $26.1 PSF/yr USD

Frequently asked questions

What is the average Class A rent in Brisbane?: Around 720 AUD/sqft/yr ($480 USD) across the broader Class A index. Trophy submarkets like CBD / Golden Triangle command 20–40% above that.
How many months of rent-free are normal in Brisbane?: 8 months on a 7-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.
Are rents rising or falling in Brisbane?: The Brisbane Class A market is currently rising. Vacancy is 11.6%, which sets the negotiating context.

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.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

Full sources index · Submit a correction