Brisbane · QLD
Commercial Property Loans across Brisbane
Brisbane is the strongest-performing capital city commercial market in Australia heading into the 2032 Olympics. Tight CBD vacancy, infrastructure tailwinds, and migration are pulling lender appetite north.
200+ lenders
On panel
25+ years
In commercial finance
ACL 502091
Australian Credit Licence
ABN 91 135 045 340
Registered broker
Sub-markets covered
20+
CBD, fringe, TradeCoast, southern corridor
CBD office LVR
60–65%
A-grade prime
Industrial LVR
65–70%
TradeCoast / Berrinba
Stamp duty
~5.75%
QLD commercial
The Brisbane decade — financed properly.
Brisbane has shifted from a cyclical follower to a structural leader. CBD office vacancy has fallen below the national average for the first time in over a decade, while industrial absorption around the TradeCoast and Berrinba/Logan corridors is being driven by both population growth and the run-up to the 2032 Olympics.
Lender appetite has followed. The major banks now compete aggressively for prime Brisbane commercial deals, and several specialist non-banks have set up Queensland-specific credit teams to handle the deal flow.
We work with Brisbane business owners purchasing their premises in Eagle Farm and Acacia Ridge, investors acquiring Fortitude Valley and Newstead office assets, and developers funding medium-density product in the inner-city and northside corridors.
Property types we finance in Brisbane
From CBD office floors to suburban warehouses, we structure debt across every commercial asset class active in the Brisbane market.
CBD & Fringe Office
Eagle Street, Spring Hill, Fortitude Valley and Newstead — strong lender appetite as vacancy continues to fall.
TradeCoast Industrial
Eagle Farm, Pinkenba, Hemmant — port-adjacent logistics with structural demand and reliable lender support.
Southern Industrial Corridor
Berrinba, Acacia Ridge, Crestmead, Yatala — deep industrial sub-market serving population growth.
Medical & Childcare
Specialist tenanted assets attract Lease Doc and SMSF lenders at sharper LVRs than generic retail.
Inner-City Development
Medium-density residential and mixed-use sites in the inner north, west and southside.
Retail & Hospitality
Bulky goods, neighbourhood centres, and hospitality freeholds — assessed on tenant covenant and trading history.
Lender appetite in Brisbane
A snapshot of how our panel of 200+ lenders currently view Brisbane scenarios. LVRs are indicative and depend on tenancy strength, location, and borrower profile.
| Scenario | Lender Appetite | Typical LVR | Notes |
|---|---|---|---|
| Brisbane CBD A-grade office | Strong | 60–65% | Major banks competing for prime stock. |
| TradeCoast tenanted industrial | Strong | 65–70% | Port-adjacent logistics is the strongest single asset class. |
| Fringe office (Fortitude Valley, Newstead) | Strong | 60–70% | Owner-occupier loadings available where applicable. |
| Childcare centre, long WALE | Strong | 65–75% | Specialist lender appetite very deep in QLD. |
| Gold-Coast-style hospitality (CBD-adjacent) | Moderate | 55–65% | Trading history scrutinised carefully. |
| Townhouse development, 8–20 lots | Moderate | 65–75% of TDC | Pre-sales increasingly available given population growth. |
Recent Brisbane borrower scenarios
$2.9M owner-occupier industrial — Acacia Ridge
QLD manufacturing business buying its long-leased premises. Full Doc at 75% LVR (owner-occupier loading) with a Big 4 bank, locking in cost certainty ahead of expansion.
$6.5M childcare acquisition — Logan
Investor acquiring a purpose-built childcare centre on a 15-year lease to a national operator. Lease Doc structure at 70% LVR — no personal financials assessed.
$3.4M SMSF medical suite — Spring Hill
Specialist's SMSF acquiring the practice rooms via LRBA at 70% LVR. Coordinated with the client's accountant and SMSF auditor for clean settlement.
$22M townhouse development — Northside
Senior debt facility funding 32 townhouses in a high-growth northside corridor. 65% LVR of TDC with mezzanine cover at 80% LVR. Pre-sale conditions agreed upfront with lender.
Local market context
- Brisbane CBD office vacancy fell below the national average in 2024 for the first time in over a decade — lender appetite has followed.
- The 2032 Olympics has accelerated infrastructure spend across Brisbane, with Cross River Rail and the Olympic precinct improving fundamentals across most sub-markets.
- Queensland stamp duty on commercial property is ~5.75% on a $1M+ purchase. Foreign-purchaser surcharges apply where relevant.
- Industrial absorption in the TradeCoast and Berrinba corridors remains structurally tight, with sub-3% vacancy supporting strong rental growth and lender confidence.
- Queensland's Land Tax regime applies aggregation across all QLD landholdings — multi-asset investors should model this carefully when sizing portfolios.
Brisbane commercial loan FAQs
Ready to fund your next Brisbane commercial property?
Tell us about the deal and we'll match you with the right lender from our panel of 200+. No obligation, no impact on your credit file.