iKey Facts
- •Brisbane BTR committed pipeline: $5.2bn across 21 active projects
- •Total pipeline units: ~12,400 BTR apartments through 2030
- •Active operators: Greystar, Mirvac LIV, Cbus Property, Frasers, Hines, others
- •Geographic concentration: Newstead, South Brisbane, Toowong, Hamilton lead
- •See companion: How Super Funds Are Allocating to Build-to-Rent
Pipeline Overview
Total committed Brisbane BTR pipeline (Feb 2026):
- 21 active projects
- ~12,400 units total pipeline
- $5.2bn committed capital
- Delivery 2026-2031
By Operator
| Operator | Capital | Projects | Units |
|---|---|---|---|
| Greystar / GIC | $1.3bn | 5 | ~3,100 |
| Mirvac LIV | $1.1bn | 4 | ~2,600 |
| Cbus Property | $890m | 3 | ~2,100 |
| Frasers Property / Cbus | $650m | 2 | ~1,500 |
| Hines | $420m | 2 | ~1,000 |
| Others | $830m | 5 | ~2,100 |
By Suburb
| Suburb | Projects | Units |
|---|---|---|
| Newstead / Bowen Hills | 5 | ~3,000 |
| South Brisbane / West End | 4 | ~2,400 |
| Toowong | 3 | ~1,800 |
| Hamilton / Albion | 3 | ~1,700 |
| Kelvin Grove | 2 | ~1,200 |
| Other | 4 | ~2,300 |
Delivery Schedule
- 2026 delivery: ~1,800 units (3 projects)
- 2027 delivery: ~2,400 units (4 projects)
- 2028 delivery: ~2,900 units (5 projects)
- 2029 delivery: ~2,500 units (4 projects)
- 2030+ delivery: ~2,800 units (5 projects)
Site Acquisitions Active
"Longer DD timelines (90-180 days) but high settlement certainty 4."
Speak with our team
ACRES provides expert property advisory across Australia.
Operators actively seeking sites:
- Greystar: 2-3 additional sites targeted 2026
- Mirvac LIV: 2 sites
- Cbus Property: 3-4 sites
- Hines: 2 sites
- New entrants (Sentinel, Local: Be): 1-2 sites each
Combined target: 12-15 new acquisitions in 2026.
Site Profile Sought
Active BTR site briefs:
- 3,000sqm+ scale
- Inner-ring location (within 5km CBD)
- MU1 or Major Centre zoning
- 200-500 unit yield
- Strong transit access
- DA-approved or near-final preferred
What This Means for Vendors
Owners of BTR-suitable sites in Brisbane:
- Active institutional buyer pool — 8-12 credible buyers competing
- Premium pricing — institutional bids 8-15% above mid-tier
- Longer DD timelines (90-180 days) but high settlement certainty
- Operator-led deal structure — operator names on contract
- Specialist advisor essential — BTR buyer pool is concentrated
Contact ACRES 07 3096 0542 for BTR-suitable site advisory.
Data sourced from ACRES proprietary tracking, CoreLogic, Property Council of Australia, RLB, Cushman & Wakefield, JLL, Knight Frank, and public council records as of February 2026. Figures are indicative and not investment advice.
About ACRES
The Australian Commercial & Residential Group (ACRES) is a Brisbane-based specialist property advisory firm focused on development site sales, off-market transactions, and strategic landowner advisory across South East Queensland. ACRES maintains proprietary trackers on Brisbane transaction volume, cap rates, BTR pipelines, foreign capital flows, and corridor activity.
Frequently Asked Questions
Is BTR demand sustainable past 2030?
Yes — federal MIT tax settings + rental demand support long-term pipeline.
Are smaller BTR projects (50-150 units) viable?
Marginal economically. Most institutional operators require 200+ units.
When will Brisbane BTR stabilise?
Pipeline through 2030 will continue building supply. Stabilised market by 2032-2035.
Suburbs Mentioned in This Article
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/brisbane-btr-pipeline-tracker-2026 | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.
Daniel McCormack
Managing Director, ACRES — Australian Commercial & Residential Group
