Industrial property — Outer South-West / Growth, Brisbane

The corridor

Why this corridor matters

The Outer South-West is where Brisbane's industrial market goes when it needs room to move. The corridor sits at the convergence of the Ipswich Motorway, the Centenary Motorway and — a short run south — the Logan Motorway, the three arterials that together carry the bulk of South-East Queensland's road freight. For an occupier whose business depends on moving goods, few addresses in the metropolitan area offer comparable reach to the Port of Brisbane, the airport, the western growth front and the interstate highway network from a single location.

What distinguishes this corridor from the rest of Brisbane is the continued availability of scale. The inner southern and Trade Coast precincts are largely built out and tightly held; here, by contrast, the south-west has accounted for a disproportionate share of greater Brisbane's industrial land take-up over the past decade and a half, supported by a deep pipeline of estates across Wacol, Heathwood, Redbank and Darra. That is why institutional capital has arrived in force — Charter Hall, ISPT, Aliro, Logos and the property arm of e-commerce giant JD.com have all committed substantial capital. It remains one of the few parts of Brisbane where a genuinely large, modern, single-tenant facility can still be delivered.

The demand drivers are structural rather than cyclical. Brisbane's industrial vacancy sat around 5 per cent at the end of 2025, with the South precinct recording the single largest fall in available space over the quarter — a market still absorbing stock faster than it can be delivered. Prime rents grew roughly 6 per cent over 2025 as incentives compressed. Behind those numbers is a durable shift: the growth of e-commerce and third-party logistics, the modernisation of manufacturing, the cold-chain and food-distribution networks feeding a fast-growing South-East Queensland population, and the infrastructure dividend of Inland Rail terminating at nearby Acacia Ridge.

For a permanent-hold investor, that combination — business-critical occupiers, hard-to-replicate locations, and a corridor that still produces the scale modern logistics requires — is precisely the point. Walter Taylor's interest in the Outer South-West is in the single-tenant industrial assets that sit at the centre of an operator's supply chain: the distribution centre, the manufacturing plant, the cold store, the trade-and-service facility a business cannot easily walk away from. We acquire through sale-and-leaseback, fund purpose-built development, and buy established assets, then hold and actively manage them for the long term.