Commercial Property Investment · Australia Wide
Higher income, tighter supply: why commercial property deserves a place in your strategy
Residential prices have run hard. Gross yields now sit around 3.5–4% and capital growth has slowed. Commercial property is moving the other way. In the well-located, infrastructure-rich precincts we research, rental yields are typically 4.5–6% and climbing, and capital growth is matching or beating residential.
It also remains one of the few ways a self-managed super fund can still borrow to buy property.
Why now
The numbers have flipped
For most of the last decade, the rule of thumb was simple. Residential gave you growth and commercial gave you income. That trade-off has narrowed sharply.
Small-format industrial in particular (strata warehouses, micro warehouses and storage) has been the standout. One recent economist’s outlook for Melbourne put strata warehouse prices up about 89% and rents up about 69% over four to five years. The same analysis put industrial’s combined income-plus-capital return at just under 25%, against under 10% for residential.
The fundamentals have not changed. We still look at location, demand, supply, infrastructure, tenant appeal and asset quality. What has changed is the price you pay for each dollar of rent. We compare the two asset classes in more detail in Commercial Property vs Residential Property.
Cash flow matters more than ever. With the negative gearing changes due in 2027, a positively geared asset can do a lot of the heavy lifting in a portfolio. See the cash flow problem most investors are missing and our Positive Income approach.
Strategy before property. Commercial is not for everyone. That is why every option on this page starts with a conversation about your goals, not a sales pitch. Read our Strategy Before Property approach →
| Residential | Commercial | |
|---|---|---|
| Typical yield | 3.5–4% gross | 4.5–6%, often net |
| Lease length | 6–12 months | 3–5+ years with fixed annual reviews |
| Outgoings | Paid by the owner | Often paid by the tenant (rates, insurance, body corporate) |
| Cash flow | Usually negatively geared | Usually positively geared |
| SMSF borrowing | New residential LRBAs closed (Aug 2026) | Still available for business real property |
| Entry price | ~$600k+ for new stock | Storage from ~$117k, warehouses from ~$400k |
| Deposit | From 5–20% | Typically 20–35% |
| Vacancy risk | Shorter re-letting periods | Can be longer between tenants |
The market case
Supply and demand, plain and simple
Commercial property, and small-format industrial in particular, comes down to economics 101. Demand is rising faster than useable supply can be delivered.
People a year
Victoria adds more than 120,000 residents a year, and over 100,000 of them settle in Melbourne. Jobs and businesses follow population, and Geelong, Bendigo and Albury–Wodonga are growing faster in percentage terms.
Small-business led
Almost all new business growth comes from enterprises with fewer than 20 staff, and they need small premises. Melbourne added about 22,000 logistics businesses between 2021 and 2025.
Small lots filling up
Occupied industrial lots under 1,000 m² have risen about 35% in recent years. Larger sites are being subdivided into strata warehouses and storage to keep up.
Real land supply
Official figures suggest about 14 years of zoned industrial land. Strip out sites without roads or water, operating quarries and wetlands, and useable supply is closer to three to five years.
Established-area vacancy
Inner and middle-ring industrial land is not being created, and you can rarely build up. Vacancy below 2% keeps pressure on rents and values.
Growth heading inward
Melbourne’s planning direction aims for 70% of new dwellings in established areas. Denser catchments need more local trades, services and storage close by. More on why infrastructure drives growth.
“Proximity is critical. Established areas offer the amenity, transport and infrastructure occupiers want, and that land is scarce.”Key takeaway, industrial market outlook, Melbourne, October 2026
Property types
What we look at in commercial
Select a type to see the matching options on the map and in the list below.
Storage Units & Micro Warehouses
Small, low-maintenance strata spaces leased to trades, online sellers and households that are downsizing. The lowest entry point into commercial property, which suits smaller SMSF balances and first-time commercial investors.
View options →From ~$400,000Warehouse & Industrial Units
Strata warehouses of roughly 80–330 m², usually with a mezzanine, roller door, 3-phase power and on-title parking. Demand comes from the small businesses that are driving most new business formation, and they are the core of what we are seeing.
View options →From ~$650,000Office, Showroom & Mixed-Use
Office-warehouse hybrids, showrooms and ground-floor offices in growth corridors and established centres. Tenant quality and fit-out matter more here, and so does choosing the right location.
View options →Current opportunities
Commercial property options across Australia
A snapshot of what is potentially available through our network right now. Select a region on the map or use the filters. Availability changes weekly, so ask us for the current list, full pricing and our assessment of each option.
- Melbourne & Peninsula 19
- Geelong 2
- Sydney & Central Coast 2
- Newcastle & Hunter 2
- Canberra 1
- South East Queensland 3
- Adelaide 1
Perth, Darwin, Bendigo and Albury–Wodonga are on our research list. Register your interest →
Looking for residential instead? See Investment Property Australia Wide and all investment property types.
Coburg North
Storage units
$117,000 – $491,700
- Size
- 16–94 m²
- Status
- Completed & Q4 2026 stages
- Yield
- Approx. 4.5–6.5% on est. rent
The lowest entry point we are seeing into commercial property. Inner-north industrial pocket close to Sydney Rd, Bell St, CityLink and the M80.
Enquire about this option →Coburg
Warehouse units + mezzanine
$678,700 – $1,073,600 incl. GST
- Size
- 119–220 m²
- Status
- Completed
- Yield
- Approx. 4.2–5.2% gross on est. rent
12 km from the CBD. Every unit has a mezzanine, with cold or warm shell options and on-title parking.
Enquire about this option →Campbellfield
Warehouse units
$749,000
- Size
- 180–188 m²
- Status
- Completed & titled
- Yield
- Est. 5–5.5%*
Larger floor plates in an established northern industrial corridor, ready to lease now.
Enquire about this option →Epping
Compact warehouse + mezzanine
From $499,900
- Size
- Approx. 91 m²
- Status
- Est. completion Dec 2026
- Yield
- Approx. 5% + 2-year rental guarantee
Sub-$500k entry with kitchenette, bathroom, 3-phase power and a dedicated car space.
Enquire about this option →Heidelberg West
Warehouse units
$896,500 – $1,222,100 incl. GST
- Size
- 163–202 m²
- Status
- Completed
- Yield
- Approx. 4.9–5.0% gross on est. rent
Close to Northland, La Trobe University and Austin Hospital, and set to benefit from the North East Link.
Enquire about this option →Mentone
Storage & warehouse units
From $440,000 (to approx. $1.47m)
- Size
- 67–333 m²
- Status
- Est. completion Q1 2028
- Yield
- Approx. 4.8–5.4% on est. rent; 5% net guarantee in year 1 (advertised)
Inside the Moorabbin–Cheltenham–Dandenong corridor, where industrial land is finite and small-format stock rarely comes up. Our preferred South-East example.
Enquire about this option →Highett
Warehouse units
$788,800
- Size
- 136 m²
- Status
- Completed & titled
- Yield
- Est. 5–5.5%*
Bayside location with a deep residential catchment. Complete, so no construction risk.
Enquire about this option →Huntingdale / Oakleigh South
Storage units
$199,000 – $575,000
- Size
- 31–104 m²
- Status
- Completed
- Yield
- Approx. 5.2–5.7% gross on est. rent
Entry-level storage in the established Monash employment cluster.
Enquire about this option →Huntingdale
Office suites
$682,000 – $786,500 incl. GST
- Size
- 128–136 m²
- Status
- Completed
- Yield
- Approx. 5.6–6.0% gross on est. rent
Completed first-floor offices within a storage and business complex, with 1–3 car parks each.
Enquire about this option →Cheltenham
Storage units
From $140,000
- Size
- On request
- Status
- Selling now
- Yield
- 6.3% gross (advertised)
Cheltenham sits in the same land-constrained South-East industrial corridor as Mentone.
Enquire about this option →Seaford
Warehouse units + mezzanine
$768,212 – $1,063,686 incl. GST
- Size
- 190–285 m²
- Status
- Completed
- Yield
- Approx. 4.1–4.4% gross on est. rent
Completed, larger-format warehouses with 3–4 car parks each, close to the Frankston catchment.
Enquire about this option →Mulgrave
Office & warehouse units
$843,250 – $1,665,100 + GST
- Size
- 117–261 m²
- Status
- Selling now
- Yield
- Est. 5–5.5%*
Office-warehouse format suited to trades, distribution and service businesses.
Enquire about this option →Pakenham
Warehouse units
$555,000 – $675,000
- Size
- 141–213 m²
- Status
- Completion Oct 2026
- Yield
- 5.6% appraised + 6-month guarantee
South-east growth corridor with multiple car parks per unit.
Enquire about this option →Mornington
Micro warehouses & warehouses
$316,800 – $1,239,040 incl. GST
- Size
- 48–256 m²
- Status
- Est. completion Q3 2026
- Yield
- Approx. 4.5–5.0% on est. rent (5–7% advertised)
Built for local trades and retail businesses, about 3 km from Main Street.
Enquire about this option →Tyabb
Warehouse units + mezzanine
$797,500 – $874,500 incl. GST
- Size
- 193–215 m²
- Status
- Completed
- Yield
- Approx. 4.0–4.1% gross on est. rent
Completed Peninsula warehouses with 3 car parks each. Currently being offered for a quick sale, so there may be room to negotiate.
Enquire about this option →Truganina
Warehouse units
$777,000 + GST
- Size
- 196 m², 2 car spaces
- Status
- Completing
- Yield
- 4.79% gross (estimated)
Western logistics belt. Aim to have a lease in place before settlement.
Enquire about this option →Laverton North
Warehouse units + mezzanine
$907,500 – $951,500 incl. GST
- Size
- 197–206 m²
- Status
- Completion Oct 2026
- Yield
- Approx. 5.5% gross on est. rent
Established western industrial precinct close to the Princes and Western Ring Road freeways.
Enquire about this option →Williamstown North
Two-level warehouse + office (leased)
$735,000
- Size
- 143 m²
- Status
- Tenanted, 3-year lease from Oct 2024
- Yield
- 5.95% gross (actual rent)
Already income-producing in a tightly held inner-west precinct near the West Gate.
Enquire about this option →Werribee
Ground-floor offices
From $650,000
- Size
- 46–125 m²
- Status
- Selling now
- Yield
- Approx. 5.5% + 6-month guarantee
Office suites in the Wyndham growth area, sold as empty shells for the tenant to fit out.
Enquire about this option →Breakwater
Small-format storage & workspace
$161,250 – $567,000
- Size
- 25–111 m²
- Status
- Selling now
- Yield
- 5.0% gross (advertised)
Regional entry point into small-format industrial in Victoria’s second city.
Enquire about this option →Bell Park
Industrial warehouse units
$1,015,000 – $1,095,000 + GST
- Size
- 245–261 m²
- Status
- Selling now
- Yield
- Est. 5–5.5%*
Larger warehouses in Geelong’s northern industrial area.
Enquire about this option →Jilliby / Warnervale
Warehouse units
$499,900 – $703,900
- Size
- 80–103 m²
- Status
- Titles Q4 2026, completion Q3 2027
- Yield
- Approx. 5.0% gross on 12-month guaranteed rent
Lower-priced NSW entry with a leaseback offered on selected units.
Enquire about this option →Brookvale
Storage units
$312,800 – $675,450 + GST
- Size
- 23–57 m²
- Status
- Selling now
- Yield
- Est. 5–5.5%*
Scarce storage in a land-locked Sydney industrial pocket.
Enquire about this option →Black Hill
Warehouse units
$539,900 – $895,900
- Size
- 96–200 m²
- Status
- Completion Q3 2027, several lots sold
- Yield
- Approx. 5.0% gross; 12-month leaseback on selected units
Near the M1 Black Hill interchange, close to the Beresfield and Tomago industrial precincts.
Enquire about this option →Thornton (Maitland)
Strata industrial units + mezzanine
$674,000 – $874,000 incl. GST
- Size
- 162–227 m²
- Status
- Completed & registered
- Yield
- 4% rental offer for 12 months (advertised)
E3 zoning allows a broad tenant mix. Maitland LGA passed 100,000 residents in 2025.
Enquire about this option →Hume
Industrial warehouse units
$393,900 – $613,782 + GST
- Size
- 101–157 m² (larger units to 342 m²)
- Status
- Completed Feb 2026
- Yield
- 6.39–6.41% gross guarantee, 12 months paid upfront (advertised)
Completed stock, and advertised as stamp-duty free at these price points. Confirm the duty position with your conveyancer.
Enquire about this option →Brendale
Strata industrial units
$625,687 – $1,481,977
- Size
- 94–448 m²
- Status
- Est. completion Q3–Q4 2026
- Yield
- 6% rental guarantee for 6 months (advertised)
Established employment precinct 20 km north of Brisbane. The lease is structured so the tenant pays rates, body corporate and insurance.
Enquire about this option →North Lakes
Commercial unit
$800,000 + GST
- Size
- On request
- Status
- New build
- Yield
- 18-month vendor rental guarantee (advertised)
One of the longest rental-support periods we are seeing.
Enquire about this option →Park Ridge
Warm-shell commercial units
From $836,516
- Size
- On request
- Status
- Selling now
- Yield
- 5.5% net (appraised approx. $890/wk)
Warm-shell tenancies in one of Logan’s largest growth corridors. Logan expects about 209,000 more residents by 2041, 97.6% of local businesses have fewer than 20 staff, and Brisbane prime industrial yields sit around 5.5–6.5%.
Enquire about this option →Port Adelaide
Commercial unit
$1,050,000 + GST
- Size
- On request
- Status
- New build
- Yield
- 6-month leaseback (advertised)
Port Adelaide renewal precinct.
Enquire about this option →Yields marked “on est. rent” are calculated from the estimated market rent on the GST-exclusive price, because most commercial buyers can claim the GST back. *Where no rent or yield is published, we show the 5–5.5% range we typically see for comparable new commercial stock. Prices are from stocklists dated late October 2026 and may include or exclude GST as shown. Rental guarantees and leasebacks are advertised offers subject to their own terms, so we review them carefully. A guarantee can be priced into the purchase price. Locations are general and individual properties are disclosed on enquiry.
Run the numbers
Income now, growth later: an illustration
Move the sliders to compare first-year income against an equivalent residential property at 3.75% gross, and see what conservative growth assumptions could mean over ten years. Commercial values have recently grown at around 12% a year, but we deliberately model lower.
Illustration only. It ignores purchase costs, loan interest, tax, vacancy and rent reviews. We prepare a full cash-flow and after-tax projection for any property you are seriously considering.
Who it suits
Is commercial property right for you?
SMSF trustees
New residential LRBAs closed in August 2026, but an SMSF can still borrow to buy business real property. Higher yields support repayments and suit the fund’s income needs. Read SMSF Property Investment in 2026: What Has Changed?, our SMSF property page, or SMSF options after the LRBA change.
Investors at their residential limit
Lenders weight commercial property more heavily on its income. If your serviceability is stretched but you have equity or savings, positive cash flow can keep your portfolio growing. See the Power of Leverage.
Smaller budgets
Storage and micro warehouses start well under $500k, and some storage units start near $120k. That puts direct property within reach without an oversized loan. If even that is too much, fractional property investment is another way in.
Diversifiers & business owners
A different tenant market, lease structure and cycle from your residential holdings. Business owners can also hold their own premises in super on arm’s-length terms.
The risks we will walk you through
- Vacancy. Re-letting a commercial unit can take months, not weeks. Your buffers need to allow for it.
- Bigger deposits. Lenders typically want 20–35% down, with shorter loan terms and different rates.
- GST. New commercial property usually attracts GST. Registration and the going-concern rules matter.
- Rental guarantees. They give certainty in year one but can be built into the price. We look at the rent the market will pay after the guarantee ends.
- Tenant and lease quality. In commercial property, the value follows the lease. Lease term, reviews and who pays outgoings all matter.
- Liquidity. Commercial property can take longer to sell. It should fit a long-term plan, not a short-term punt.
FAQ
Commercial property questions we get asked
Can my SMSF still borrow to buy property?
Yes, for commercial property. From August 2026, SMSFs can no longer set up new limited recourse borrowing arrangements for residential property, but business real property such as warehouses, offices and storage units can still be financed. Your fund’s trust deed and investment strategy need to allow it, and you should get advice specific to your fund.
What yield should I expect?
Across the current stock we review, yields run from about 4.5% to 6%, and a few options are advertised higher. Commercial yields are often quoted net, because the tenant pays many of the outgoings. That makes them stronger than they look next to a residential gross yield.
Does commercial property grow in value like residential?
Historically residential grew faster, but that has reversed recently in small-format industrial. Growth has been running around 12% a year in the examples we have reviewed. We plan around a more conservative 5–7%, because past performance does not guarantee future returns.
What is the smallest amount I can start with?
Storage units can start from about $117,000–$200,000, and micro warehouses from roughly $300,000. Full warehouse units generally start around $400,000–$500,000.
Why don’t you name the developer or exact address?
We show what is potentially available so you can see real prices and yields. Full details, our independent assessment and the numbers are shared once we understand your goals, so the property fits your strategy rather than the other way around.
How does properT network help with commercial property?
We start with your strategy: your goals, budget, structure (personal name, trust or SMSF) and risk profile. Then we shortlist suitable options, model the cash flow and growth, and help you through due diligence, finance and settlement.
Make an enquiry
Ask about commercial property options
Tell us your budget, structure and what you want the property to do. We will come back to you with the current list, full pricing and our honest assessment of the options that fit, including when residential is the better choice.
- No obligation
- Strategy first, then property type, then location
- Personal name, SMSF, trust or company purchases
- Commercial and residential compared side by side
Prefer to talk it through? Book a free strategy call or call 0413 108 125.
Commercial Property Enquiry
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Next step
Let’s see if commercial property fits your plan
Book a complimentary strategy call. We will compare commercial and residential side by side using your own numbers.
General information only. This page does not take into account your objectives, financial situation or needs and is not financial, tax or legal advice. Prices, yields, rental guarantees and availability are indicative, sourced in October 2026 and subject to change. Past performance is not a reliable indicator of future performance. Seek independent advice before acting. Full disclaimer.
