There are over sixty commercial leasing agents active across the Brisbane CBD and CBD Fringe, making it easier than ever to find the right office space for your business. Most commercial office for lease listings are promoted online through portals like realcommercial.com.au and commercialrealestate.com.au, allowing you to directly connect with multiple agents.

While some tenants still explore properties by walking the streets or calling “For Lease” signs, this is far less common than it used to be. Alternatively, you can contact major property services firms and speak directly to their office leasing teams.

By reviewing this FAQ, you’ve already taken the first step in your search for office space Brisbane. At Caden Office Leasing — the largest independent office leasing business in Brisbane — we have access to all commercial properties for lease across the city, from small suites to full-floor offices. Our team can guide you to the right office for lease in Brisbane based on your size, budget, and timing requirements.

→ Start your search with our Office Space Listings for up-to-date commercial office options in Brisbane.

Not at all. In today’s commercial office market in Brisbane, many landlords prefer to secure a tenant for their office space for lease even if the lease commencement date is several months away. It’s common for landlords to lock in a lease with a start date 4–6 months beyond when a tenant is ready to move in, and sometimes longer if the space has been vacant for a while.

Larger tenants seeking full-floor or multi-floor office space Brisbane often find that landlords are willing to commit to leases further in advance than they would for smaller suites. Starting your search early gives you more choice, flexibility, and negotiating power.

An experienced leasing agent can guide you through available options and timing, ensuring you secure the right commercial property for lease Brisbane without rushing your decision.

→ Browse our Office Space Listings to see current office spaces for rent in Brisbane.

Every business has unique requirements, but many companies today prefer open-plan, collaborative working environments. Most open-plan office spaces in Brisbane are designed to accommodate 1 person per 10–12m², while businesses requiring more private offices (like legal or professional firms) may allocate 1 person per 15–18m².

Start by determining how many staff members you need to accommodate. An experienced leasing agent can then provide a size range to focus your search for office space for rent in Brisbane. Visiting properties early in your search also helps you visualise space and understand what layout works best for your team.

If you plan to fit out a space rather than lease a pre-fitted office, a designer can create an indicative space plan to ensure you focus only on commercial properties for lease in Brisbane that match your size and layout requirements.

Use Caden’s Office Space Calculator to get an instant estimate of your space needs and start exploring the right office space Brisbane has to offer.

The number of commercial properties for lease in Brisbane you should inspect depends on your business needs and the current market. Some tenants prefer to review a wide range of office space for rent in Brisbane, while others focus on just a few carefully selected options. Market conditions play a key role: low vacancy rates may limit choices, whereas higher vacancy — like the current trend in the Brisbane CBD — provides plenty of options.

Many tenants start their search without a precise brief, making inspections an essential step to understand space sizing, layout, and budget. There is no single “right” number of properties to view — it’s about finding enough options to make a confident, informed decision. An experienced leasing agent can guide you through suitable commercial office for lease Brisbane, showing only spaces that match your size, budget, and business requirements.

→ Start exploring available commercial properties for lease in Brisbane today to see what suits your business.

Car parking is generally an additional cost when leasing office space in Brisbane. Prices vary depending on the building and location, and some landlords lease their car park to operators such as Wilson Parking or Secure Parking, who then control availability and pricing.

As a tenant, you are not obligated to use parking within your leased building — there are plenty of nearby car parks to choose from. It’s important to research car parking options and costs early in your search to ensure the total expense fits within your budget for commercial office for lease in Brisbane.

For guidance on finding the right office space and amenities, explore our Office Space Listings and see available commercial properties for lease in Brisbane.

When leasing commercial office space in Brisbane, tenants should be aware of several upfront costs beyond the base rent. These costs can vary depending on the size of the tenancy, the landlord’s requirements, and whether a fit-out is planned.

Typical Initial Costs

1. Legal fees: Most tenants engage a solicitor to review and negotiate their commercial lease Brisbane, which will incur legal costs.
2. Title Searches and supporting documentation: Some leases require the tenant to cover these administrative expenses.
3. Bank guarantee: Landlords usually require a bank guarantee as security for the lease. Financial institutions often charge a fee to issue and coordinate the guarantee.
4. Insurance: Updating insurance policies to comply with the lease may incur fees from your insurance provider.

Note: Always confirm with your landlord if any additional payments are required, especially if you are undertaking a fit-out in the office space for rent Brisbane. Similarly, consult your solicitor to ensure all potential costs are accounted for before signing a lease.

→ Browse our commercial office for lease Brisbane listings to explore options and understand potential upfront costs.

In the Brisbane commercial property market, leasing incentives are financial benefits offered by landlords to attract tenants to their office space for lease Brisbane. The level of incentives largely depends on supply and demand. If vacancy rates are high and competition for tenants is strong, landlords may offer more generous incentives. Conversely, in a tight market with low vacancy, incentives may be minimal or unavailable.

How Incentives Work
A lease incentive is typically calculated by taking the first year’s rent, multiplying it by the total lease term, and applying a percentage discount. For example:

• Office space: 100m² at $600/sqm gross
• Lease term: 5 years
• Total term value: $300,000 + GST
• Incentive: 20% = $60,000 + GST

These incentive funds can be used by the tenant for:

• Fit out contributions to customise the office space
• Rental abatement or rent-free periods
• Advisory fees or other negotiated expenses

The incentive effectively reduces your effective rent over the lease term and is a key factor to consider when comparing commercial office for lease Brisbane options.

Key Points for Tenants

• Incentives are common across mature office markets in Australia, including Brisbane.
• They are not guaranteed and fluctuate with market conditions.
• Tenants should always confirm the quantum and application of incentives with their leasing agent before signing a lease.

→ Browse our Brisbane Office Space Listings to see commercial properties for lease Brisbane and the potential incentives available.

Yes, most tenants leasing office space in Brisbane are required to pay a deposit. This usually occurs after signing the Heads of Agreement and once the landlord has formally accepted it. The deposit is typically required before the landlord instructs their solicitors to draft the commercial lease Brisbane documentation.

The standard deposit amount is generally one month’s rent plus GST, although this can vary depending on the property and landlord. These funds are held in trust while the lease is negotiated. Once the lease is executed, the deposit is usually applied towards the first month’s rent.

Paying a deposit is a standard step when securing office space for rent Brisbane. It demonstrates your commitment to the tenancy and enables the landlord to proceed with preparing the formal lease. Always confirm the deposit amount, timing, and terms with your leasing agent to avoid surprises.

→ Browse our Office Space Listings to explore commercial properties for lease in Brisbane and start your search with confidence.

When negotiating a commercial lease in Brisbane, one of the first concepts tenants should understand is the difference between a gross lease and a net lease. These terms determine how outgoings and operating expenses are allocated between the tenant and landlord — and they directly impact your total occupancy cost.

Gross Lease (or Semi-Gross Lease)

A gross lease means the tenant pays a single rental amount, and the landlord covers the building’s operating expenses (known as outgoings). These outgoings usually include:

• Council rates, water, and sewerage charges
• Land tax (where applicable)
• Building insurance
• Body corporate fees
• Property management fees
• Common area cleaning, gardening, repairs, and maintenance (excluding capital works and upgrades)

However, most “gross leases” in Brisbane are actually semi-gross leases. This is because while the initial rent figure includes outgoings, landlords typically have a clause that allows them to recover any increases in outgoings above the base year. For tenants, this means your rent may rise if building costs go up.

Net Lease

A net lease structure is different. Here, the tenant pays a base rental rate plus all operating expenses for the property. This can include the same outgoings listed above, but in this case, they are paid separately by the tenant. There are variations of net leases (such as single net, double net, and triple net leases), so it’s important to confirm exactly which costs you are responsible for.

Why It Matters

Understanding the difference between gross and net leases is crucial when comparing Brisbane office spaces. A property with a lower “net” rent may actually end up costing more than a higher “gross” rent once outgoings are factored in. Always clarify with your leasing agent whether the quoted rent is gross, semi-gross, or net, and request a breakdown of estimated outgoings before committing.

→ See our Brisbane Office Listings to compare gross and net lease opportunities across the CBD.

When reviewing a commercial lease Brisbane, you may hear the term “increases in outgoings over base year”. This typically applies to leases that are quoted as gross leases. While they may appear to be “all inclusive”, in practice many are semi-gross leases rather than fully gross.

Here’s how it works: the landlord sets a base year (usually the first year of the lease), which establishes the benchmark for recoverable outgoings. If building outgoings — such as rates, insurance, or operating expenses — increase in subsequent years, the tenant is required to pay the difference above that base year level.

For example, if your gross rent is quoted at $600 per sqm and the landlord’s outgoings increase by $10 per sqm compared to the base year, you will be liable for that additional $10 per sqm on top of your rent.

Because this can significantly impact your total occupancy cost, it’s important to clarify upfront whether the lease is truly gross or semi-gross, and to understand exactly how outgoing increases are calculated. Always ask your leasing agent or review the lease clause carefully so there are no surprises.

→ Explore our Commercial Office Listings to compare gross and net lease structures across Brisbane’s CBD.

Whether the landlord or tenant pays for fit out works in a commercial lease Brisbane depends on how the lease has been negotiated and on current market conditions. In most cases, landlords offer an incentive to attract tenants — this may be provided as a fit out contribution, rental abatement, or a combination of both.

The incentive may or may not cover the full cost of your office fit out. That’s why it’s important for tenants to understand the likely costs before signing a commercial property for lease Brisbane. The level of incentive applied directly impacts your “effective rent” (after incentives are factored in).

Typically, landlords prefer tenants to engage the fit out contractor directly, pay for the works, and then seek reimbursement once the project is completed to the tenant’s satisfaction. In some cases, the landlord may instead fund works via progress claims during construction.

In recent years, favourable tenant market conditions have seen many landlords deliver turn-key office space Brisbane solutions by managing fit outs themselves. However, this trend may shift if conditions become more favourable for landlords. The specific structure — including how the fit out is funded and reimbursed — should always be clearly outlined in the incentive deed, which forms part of the lease.

To avoid surprises, make sure you confirm with your leasing agent and landlord exactly who is responsible for funding fit out works before committing to a commercial office for lease Brisbane.

→ Start your search with our Office Space Listings to view fitted and unfitted commercial properties for lease in Brisbane.

Ownership of a fit out in a commercial lease Brisbane usually depends on who paid for it. In most cases, the landlord will retain ownership of the portion of the fit out they have funded, typically through a leasing incentive. For example, if a tenant takes an unfitted office space Brisbane and uses the landlord’s incentive to build the fit out, the landlord is effectively funding those works. As a result, the landlord owns that proportion and has the right to depreciate it.

On the other hand, if a tenant chooses to fund part or all of the fit out themselves, they retain ownership of that proportion and can depreciate it accordingly. This is an important consideration when negotiating incentives, as it impacts both financial benefits and long-term control of the space.

An experienced leasing agent can guide you through fit out ownership structures, ensuring your commercial property for lease Brisbane works for both your immediate needs and your financial strategy.

→ View our Office Space Listings to explore fitted and unfitted commercial office for lease Brisbane.

When leasing commercial office space in Brisbane, tenants may want to know how much the landlord has invested in a spec fit-out to calculate the total value of incentives offered for the office space for rent Brisbane.

Key Points

• At the landlord’s discretion: Some landlords consider fit-out costs sensitive and are not obliged to provide full disclosure.
• Ownership of the fit-out: In most cases, the landlord retains ownership of the fit-out, which may influence their willingness to share cost information.
• Tenant choice: Ultimately, it is up to the tenant to decide whether they require this level of transparency when negotiating their commercial lease Brisbane.

Understanding fit-out contributions and incentives can help tenants assess the true value of a commercial property for lease in Brisbane and make informed leasing decisions.

→ Browse commercial office for lease Brisbane to see available office spaces with existing or spec fit-outs.

A Heads of Agreement (HOA) is a non-binding document that outlines the key terms of a proposed agreement between a tenant and a landlord for commercial office space in Brisbane. It acts as a roadmap for the lease negotiation, ensuring both parties are aligned on the major terms before formal documentation is prepared.

Landlords typically require a signed Heads of Agreement before instructing their solicitors to draft the full commercial lease Brisbane. It usually covers key aspects such as:

• Lease term and commencement date
• Rent and outgoings
• Incentives or fit-out contributions
• Special conditions relevant to the tenancy

While non-binding, signing the HOA demonstrates your commitment to leasing the office space and sets the foundation for the formal lease agreement.

→ Want to understand more about the leasing process or current market opportunities? Contact Caden Office Leasing today to speak with our team.

Yes. When leasing commercial office space in Brisbane, most landlords will perform due diligence to assess the financial stability of your business before entering into a commercial lease Brisbane.

What Landlords Typically Request

• Financial statements: ATO-approved statements for the past 2–3 financial years to understand your company’s financial position.
• Company records: Information on incorporation date, current directors, and any insolvency or legal proceedings.
• Personal finance statements: Particularly if the lease involves personal guarantees.
• Business plans: Especially for younger or fast-growing companies to demonstrate viability.

The goal is to assess your company’s assets versus liabilities and ensure you can meet the obligations of the lease. Landlords may also request additional information at their discretion to satisfy themselves of the tenant’s reliability.

Key Tip
Providing clear, accurate, and timely information can streamline the leasing process and strengthen your position when negotiating office space for rent Brisbane.

→ Contact Caden Office Leasing today to speak with our team to learn more about leasing processes and explore commercial office for lease Brisbane opportunities.

When leasing commercial office space in Brisbane, landlords conduct due diligence to ensure tenants can meet their obligations under a commercial lease Brisbane. If a landlord is not fully satisfied with the financial or business information provided, several outcomes are possible:

Possible Landlord Actions

1. Request a meeting: The landlord may arrange a discussion to better understand your business, operations, and financial position.
2. Additional security requirements: The landlord may request increased security, such as a larger bank guarantee, personal guarantees, or both.
3. Lease decline: If concerns remain unresolved, the landlord may decide not to proceed with the lease.

Key Tip
Providing transparent and accurate information upfront can help streamline the lease approval process and strengthen your position when securing office space for rent in Brisbane.

→ Explore commercial office for lease Brisbane to see properties that match your business needs.

In most cases, once you have signed a commercial lease in Brisbane, you are legally obligated to fulfil its terms. There is generally no straightforward way to walk away unless you can:

1. Assign the lease to another company on the same (or better) terms, and
2. Obtain the landlord’s agreement to release you from your obligations.

Options for Exiting a Lease

• Subleasing: Tenants can sublease their office space for rent Brisbane to recover some costs. However, subleasing is usually at a discount to the existing passing rent.
• Landlord Take-Back: In a rising market, a landlord may be willing to take the space back if another tenant is ready to lease it on better terms (higher rent or longer lease). Even then, a penalty or break fee may apply.

Key Tip
If you anticipate needing flexibility, communicate early with your landlord. They may have other tenants interested in the space or alternative uses planned, such as creating a business centre or shared amenities. Proactive discussion can sometimes lead to a more favourable outcome.

→ Explore our Brisbane Office Space Listings to see flexible commercial properties for lease Brisbane and plan for potential future needs.

Most tenants looking for office space in Brisbane engage a solicitor after signing the Offer to Lease (also known as the Heads of Agreement). At this point, the landlord’s solicitor prepares the formal lease document, which your lawyer can then review to ensure the terms are fair and consistent with what was agreed.

That said, tenants are well within their rights to engage a solicitor earlier in the process. Some choose to have their lawyer review the Offer to Lease itself, particularly when leasing larger commercial properties for lease Brisbane or entering into complex agreements. While this may increase upfront legal costs, it can also provide extra protection and peace of mind.

Ultimately, the timing depends on the size of your lease, the complexity of the deal, and your business’s risk tolerance. An experienced leasing agent and solicitor working together can help you navigate the commercial lease Brisbane process with confidence.

→ Explore our Office Space Listings to find commercial office for lease Brisbane and start your search with the right advice.

In most cases, landlords in Brisbane are reluctant to grant an option to renew once the initial commercial lease term has finished — particularly for smaller tenants occupying say less than 500m². Many landlords prefer flexibility and will avoid including renewal options where possible.

That said, options to renew can sometimes be negotiated if the tenant pushes for it and the landlord is motivated to secure the deal. Larger tenants may have more leverage in negotiating renewal rights.

If having long-term security is important to your business, it’s best to raise the request for an option to renew early in negotiations. An experienced leasing agent can guide you on what’s realistic and help you negotiate the strongest possible terms for your commercial office for lease Brisbane.

→ Explore our Office Space Listings to find commercial properties for lease in Brisbane and discuss renewal options with our leasing team.

In many cases, yes. Whether or not you secure better terms will though depend on the landlord’s leasing strategy, but often landlords prefer the security of longer commitments. As a result, they are often willing to offer more competitive rental terms or incentives to tenants who sign longer leases.

For a typical commercial lease Brisbane, five years or more is considered long-term. By committing to this timeframe, you may be able to negotiate stronger incentives such as rent-free periods, contribution to fit outs, or more favourable rent reviews. However, it’s important to balance flexibility with savings — a longer lease locks you in, so it’s crucial to ensure the office space Brisbane meets your long-term business needs.

→ Browse our Office Space Listings to explore commercial office for lease Brisbane and compare the benefits of short vs. long-term options.

In most cases, tenants leasing office space in Brisbane can expect to be given early access to their tenancy before the official lease commencement date. This time is typically used to move in furniture, install IT infrastructure, or set up the space to suit your business needs. The length of this access period is subject to negotiation with the landlord and should ideally be confirmed during lease discussions.

Some landlords may also allow tenants to begin occupying the commercial property for lease Brisbane before the lease officially starts, but this is not guaranteed. Unless it is written into the lease, early occupation is usually at the landlord’s discretion and often depends on goodwill.

To avoid uncertainty, always raise the question of early access with your leasing agent during negotiations. They can ensure the terms are clear and protect your interests before you commit to an office space for rent Brisbane.

→ Browse our Office Space Listings to explore commercial office for lease Brisbane and learn more about early access options.

When leasing commercial office space in Brisbane, access passes (or security cards) are generally provided at the discretion of the landlord. Most tenants can expect an initial allocation of passes free of charge, typically based on the size of the tenancy or the Net Lettable Area (NLA).

Key Points

• Initial allocation: The number of free access passes is usually proportional to the office space for lease size.
• Additional passes: Any extra passes beyond the initial allocation are generally charged to the tenant.
• Confirm with your agent: Access pass policies can vary between commercial properties Brisbane, so it’s important to check with your leasing agent to know exactly what is included in your lease.

Understanding the access pass allocation is an important part of planning for staff entry and building security in your commercial office for lease.

→ Browse commercial office for lease Brisbane to see listings with access pass policies and amenities.

When leasing commercial office space in Brisbane, End of Trip (EOT) facilities such as showers, lockers, and bike storage are sometimes offered as part of the building’s amenities.

Key Points

• Possible fees: Some landlords charge a monthly fee for locker usage or certain EOT services.
• Included amenities: Other landlords may provide EOT facilities at no additional cost, either as part of the lease or included in the building outgoings.
• Confirm with your agent: Policies vary between commercial properties Brisbane, so always check with your leasing agent to understand what’s included in your office space for lease.

EOT facilities can significantly enhance staff convenience and wellbeing, so it’s worth clarifying costs and access before signing your commercial lease.

→ Explore commercial office for lease Brisbane to see properties with End of Trip facilities included.

When leasing commercial office space in Brisbane, it’s important to verify that essential building services—including air-conditioning, lifts, and other facilities—are reliable and well-maintained. This is critical whether you’re leasing a full floor in a prime building or a smaller tenancy in a secondary property.

Key Points

• Due diligence: Tenants should check the quality and reliability of building services before committing to a commercial lease Brisbane.
• Property manager insights: The building’s property manager can provide details on maintenance contracts, recent CAPEX expenditure, and the overall condition of services.
• Direct verification: If more detailed information is needed, the property manager can usually connect the tenant with service contractors for direct inquiries.

Doing this due diligence ensures your team experiences minimal disruptions and that your office space for rent Brisbane operates smoothly from day one.

→ Browse commercial office for lease Brisbane to view properties with fully maintained building services.

When you lease commercial office space in Brisbane, it’s essential to know who to contact for ongoing building and facility management. This ensures any maintenance, service, or operational issues are resolved quickly and efficiently.

Key Points

• Primary contacts: Your leasing agent can provide the contact details for the building manager and the facility manager for your chosen commercial property for lease Brisbane.
• Support services: These managers handle all aspects of building operations, from air-conditioning and lifts to cleaning and general maintenance.
• Plan ahead: It’s recommended to establish contact with building and facilities management before your move-in date to ensure a smooth transition into your office space for rent Brisbane.

Having these contacts on hand will help your team settle in quickly and maintain a seamless workflow within your new office space Brisbane.

→ Learn more about offices for lease in Brisbane with dedicated building management support.