Is sublease space cheap in Melbourne?

Sublease typically trades 15–30% below direct asks for equivalent specification. The total economics depend on remaining term, TI condition, and the assignment/sublet provisions in the prime lease.

Can I convert a sublease to a direct lease in Melbourne?

Sometimes. On longer-horizon takes, ask the landlord to write a fresh direct lease at sublease commencement — they get a creditworthy long-term tenant; you get rent-free and TI.

Sublease availability in Melbourne is concentrated in older Class B and lower-tier Class A stock; trophy assets like CBD East (Collins Street) clear quickly even when the broader market shows 18.4% vacancy.

Direct vacancy is 18.4%; sublease overhang is concentrated outside the trophy tier.
Sublease space typically prices 15–30% below direct asks for equivalent specification.
Term-take risk and limited TI are the two biggest sublease tradeoffs.
Trophy submarket (CBD East (Collins Street)) has the thinnest sublease overhang.

Melbourne Class A sublease market

sublease">Sublease availability in Melbourne is concentrated in older Class B and lower-tier Class A stock; trophy assets like CBD East (Collins Street) clear quickly even when the broader market shows 18.4% vacancy.

TL;DR

Direct vacancy is 18.4%; sublease overhang is concentrated outside the trophy tier.
Sublease space typically prices 15–30% below direct asks for equivalent specification.
Term-take risk and limited TI are the two biggest sublease tradeoffs.
Trophy submarket (CBD East (Collins Street)) has the thinnest sublease overhang.

Where the sublease overhang sits

In Melbourne, sublease availability concentrates in the older Class A and Class B segments — not in trophy product. Vacancy across the broad Class A index is 18.4%; the trophy tier in CBD East (Collins Street) is structurally tighter.

What you give up

Subleases trade at a discount, but you inherit the prime tenant's term, get limited or no TI, and live with whatever fit-out">fit-out exists. For occupiers under a 24-month horizon, that tradeoff usually wins. For multi-year HQs, direct deals with rent-free and TI almost always produce better effective economics.

Negotiating points

Look for direct deals with the landlord at sublease commencement (a "bypass" structure) — landlords will sometimes write a fresh long-term lease to take a problem space off the prime tenant's books. Net leases. 7-10 year terms standard. Incentives of 30-45% (combination of free rent, fitout, and rent abatement) typical on a 10-year Class A deal.

Key facts

city	Melbourne
country	Australia
region	APAC
classARentLocal	720 AUD/sqft/yr
classARentUsd	$468/sqft/yr
vacancy	18.4%
typicalLeaseYears	7
typicalRentFreeMonths	14
submarkets	5
primeYieldPct	5.4%

Frequently asked questions

Is sublease space cheap in Melbourne?: Sublease typically trades 15–30% below direct asks for equivalent specification. The total economics depend on remaining term, TI condition, and the assignment/sublet provisions in the prime lease.
Can I convert a sublease to a direct lease in Melbourne?: Sometimes. On longer-horizon takes, ask the landlord to write a fresh direct lease at sublease commencement — they get a creditworthy long-term tenant; you get rent-free and TI.

Editorial provenance

Reviewed by Kenji Watanabe — APAC contributing editor. 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

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