Brisbane Cap Rate Survey 2026

Q: What does ACRES do?

ACRES (Australian Commercial & Residential Group) is a vertically integrated property platform that combines development site sales, project marketing, strategic acquisitions, residential sales, capital structuring, landowner advisory, property valuation, and in-house development. The business operates across South-East Queensland including Brisbane, Gold Coast, and the Sunshine Coast.

Q: What areas does ACRES cover?

ACRES operates across South-East Queensland covering Brisbane, Gold Coast, Sunshine Coast, Ipswich, Logan, Moreton Bay, and the Redlands. The business maintains suburb intelligence profiles for over 100 suburbs with detailed market data, median prices, growth trends, and planning overlays.

Q: How does ACRES sell development sites?

ACRES operates upstream of traditional agency. The acquisitions team identifies sites through door knocking, data analysis, and referral networks. Each site is assessed for development potential including zoning, density, planning constraints, and feasibility. Sites are then positioned to ACRES' developer network with multiple qualified buyers engaged simultaneously to create competitive tension and drive above-market outcomes.

Q: What is ACRES' commission structure?

ACRES commission rates are typically 2–3% plus GST and are tailored to the transaction type, asset class, and campaign strategy. Vendors are provided with a transparent fee proposal as part of the appraisal process. Contact ACRES for a tailored quote.

Q: Does ACRES offer free property valuations?

Yes. ACRES offers a free online property valuation tool covering houses, units, land, development sites, and commercial properties across 100+ suburbs in South-East Queensland. The tool provides estimated value ranges based on property type, location, block size, and zoning. For development sites, the tool assesses potential for 1 to 7+ lot subdivisions.

Q: Who are the directors of ACRES?

ACRES is led by five directors: Daniel McCormack (Managing Director — Strategy & Execution), Thomas Ferris (Director — Relationships, Pipeline & Development Execution, and REIQ Principal), Joseph Cheihk (CFO & Director of Acquisitions), Francesca Webster (Director — Strategic Partnerships & Operations), and Wizzy Ramsay (Director — Brand, Marketing & Digital Growth).

ACRES Advisory Team

iSummary

Brisbane property cap rate survey 2026 — office, industrial, retail, BTR, healthcare, PBSA, hotels yield ranges and forecasts.

Source: ACRES — Australian Commercial & Residential Group | acres.au

Current Cap Rate Ranges (Feb 2026)

Office

Prime CBD A-grade: 5.75-6.0%
Premium fringe (Newstead, South Brisbane): 6.0-6.5%
B-grade secondary CBD: 7.5-8.5%
Suburban office: 7.0-8.5%

Industrial / Logistics

Prime CBD-adjacent: 5.25-5.5%
Prime outer (Yatala, Crestmead): 5.5-5.75%
Secondary: 6.0-7.0%
Cold storage / specialist: 5.5-6.0%

Retail

Premium street retail (James St, Bulimba): 5.5-6.0%
Sub-regional shopping centres: 6.0-6.5%
Convenience retail: 6.5-7.5%
Large-format: 6.0-6.5%

Residential / BTR

BTR (stabilised institutional): 5.5-5.75%
Boutique BTR: 5.75-6.25%
PBSA prime: 5.5-5.75%
Co-living: 6.0-6.5%

Healthcare / Aged Care

Hospitals (long-WALE): 4.75-5.25%
Medical centres: 5.25-5.75%
Aged care: 5.75-6.5%
SDA: 6.5-8.0%

Hotels

Prime CBD branded: 5.5-6.0%
Secondary CBD: 6.5-7.5%
Suburban: 7.5-9.0%

Sydney Comparison

Brisbane cap rate premium vs Sydney equivalent:
- Office: +75-100bps (Brisbane wider)
- Industrial: +50-75bps
- Retail: +50-75bps
- BTR: +50bps
- Healthcare: +25-50bps

12-24 Month Forecast

ACRES forecast direction:
- Office: stable
- Industrial: 25-50bps further compression
- Retail: stable to modest compression
- BTR: stable
- Healthcare: stable
- Hotels: 25-50bps compression (pre-Olympic)
- PBSA: stable

Drivers

Compression drivers:
- Institutional capital allocation increasing
- Olympic-precinct catalyst
- Population growth fundamentals
- Yield arbitrage vs Sydney/Melbourne

Expansion risks:
- Interest rate shock
- Construction cost re-acceleration
- Recession scenario
- Federal policy changes

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

Are Brisbane cap rates "too tight"?

Tight by historical Brisbane standards; comparable to historical Sydney. Supported by structural fundamentals.

Will cap rates expand if rates rise?

Marginal expansion likely; institutional appetite remains regardless of marginal-rate moves.

What sector offers best risk-adjusted yield?

Industrial currently; healthcare on long-WALE basis; BTR on long-duration basis. Depends on investor mandate.

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/brisbane-cap-rate-survey-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

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