MARKET INSIGHTS - COMMERCIAL
BURLEIGH HEADS
PROUDLY PRESENTED BY
James Mulholland + Jacob Wallace COMMERCIAL DIVISION
Ray White Tugun Commercial: Burleigh Heads Market Insights
GOLD COAST COMMERCIAL: A MARKET ON THE RISE FROM THE DESK OF JAMES MULHOLLAND & JACOB WALLACE As we progress through 2026, the Burleigh Heads commercial property market is experiencing a massive uptick in activity, accelerating well beyond initial expectations. A powerful convergence of state and federal budget policy changes, a resilient local labour market, and record capital deployment through Self-Managed Super Funds (SMSFs) has driven unprecedented demand across this tightly held precinct. Key structural drivers shaping the market include: Budget & SMSF Capital Shift: Federal tax adjustments and shifts in residential investment settings have accelerated a major capital pivot toward commercial assets. Commercial borrowing within SMSFs has surged as trustees aggressively pursue tax-effective structures, long-term lease stability, and higher risk-adjusted yields. Labour Market & Occupier Strength: A strong employment market and expanding regional workforce continue to boost business confidence and tenant expansion. High-performing operators are competing fiercely for limited space, sustaining historically low vacancies across prime retail and central industrial corridors. With severe supply constraints and elevated construction costs restricting new stock, rental and capital growth remain exceptionally firm. Whether you are a business owner securing your operational base, an SMSF investor targeting resilient yields, or a developer assessing tightly held opportunities, Burleigh Heads offers an unmatched commercial proposition in 2026.
James Mulholland
Jacob Wallace
0431 307 129
0401 208 979
james.mulholland@raywhite.com
jacob.wallace@raywhite.com
Ray White Tugun Commercial: Burleigh Heads Market Insights
MEET THE COMMERCIAL TEAM
JAMES MULHOLLAND
JACOB WALLACE
COMMERCIAL SALES & LEASING
COMMERCIAL SALES & LEASING
Since moving to the Gold Coast to attend university
Jacob is known for being genuine, honest and solutions-
8 years ago, James has worked in the sports management
focused. He takes pride in understanding each client’s
landscape with a customer service and membership sales
individual goals and tailoring his advice accordingly. His
role at the Gold Coast Suns prior to pursuing a career in
strong communication and organisational skills allow him
Real Estate. Having had an interest in the Real Estate
to confidently navigate the complexities of commercial
industry for many years, James took the plunge with a
sales and leasing, maintaining a calm and professional
career change after receiving what he felt was below
demeanour throughout every campaign and negotiation.
average service from an agent when purchasing his first home. Jacob graduated from Queensland University of Since then, James has been working tirelessly to make his
Technology with a Bachelor of Property Economics,
mark on the industry on the Southern Gold Coast. James is
majoring in Urban and Regional Town Planning. Before
results driven and has an unwavering enthusiasm for both
joining Ray White, he worked with JLL across South East
people and property, known for always going above and
Queensland, gaining extensive experience in managing and
beyond to exceed expectations and make your property
completing projects for a large and diverse range of
management experience seamless.
commercial assets.
0431 307 129
james.mulholland@raywhite.com
0401 208 979 - jacob.wallace@raywhite.com
MIA RODOREDA
ZOE PERRY
TUP CURTIS
COURTNEY TYMON
COMMERCIAL ASSET MANAGER
ADMINISTRATION SUPPORT
OPERATIONS & EA TO COURTNEY TYMON
PRINCIPAL
Our Quarterly Overview so Far...
81
O U R C LO S E S T CO M P E T I TO R S M E D I A N D AY S O N M A R K E T
110
O U R C LO S E S T CO M P E T I TO R S AV E R A G E B U Y E R E N Q U I R I E S
VS
23
R AY W H I T E T U G U N M E D I A N D AY S O N M A R K E T
175
R AY W H I T E T U G U N AV E R A G E BUYER ENQURIES
Ray White Tugun Commercial: Burleigh Heads Market Insights
Burleigh Heads Relevant Sales INDUSTRIAL 9/17 ROTHCOTE COURT SALE PRICE: $875,000 2
INDUSTRIAL 5/11 RAMLY DRIVE SALE PRICE: $1,050,000 2
150m
227m
SALE DATE: JUN 2026 $5,883/M2
SALE DATE: AUG 2026 $4,626/M2
INDUSTRIAL 6/80 DOVER DRIVE SALE PRICE: $760,000 2
INDUSTRIAL 1/2 BEE COURT SALE PRICE: $900,000 2
118m
149m
SALE DATE: JUN 2026 $6,4410/M2
SALE DATE: JUN 2026 $6,040/M2
INDUSTRIAL 3/20 DOVER DRIVE SALE PRICE: $1,750,000 2
INDUSTRIAL 1/9 GREG CHAPPELL DRIVE SALE PRICE: $1,975,000 2
362m
453m
SALE DATE: JUL 2026 $4,834/M2
SALE DATE: MAY 2026 $4,360/M2
INDUSTRIAL 2/7 HUTCHINSON STREET SALE PRICE: $890,000 2
INDUSTRIAL 40 KORTUM DRIVE SALE PRICE: $9,400,000 2
174m
4,589m
SALE DATE: JUL 2026 $5,115/M2
SALE DATE: MARCH 2026 $2,048/M2
INDUSTRIAL 2 PENNY LANE SALE PRICE: $10,000,000 2
INDUSTRIAL 3/16 DOVER DRIVE SALE PRICE: $982,000 2
10,400m
216m
SALE DATE: JUN 2026 $962/M2
SALE DATE: JUN 2026 $4,546/M2
Ray White Tugun Commercial: Burleigh Heads Market Insights
Burleigh Heads Relevant Leases BURLEIGH HEADS RELEVANT LEASES INDUSTRIAL
INDUSTRIAL
3 DAVO COURT $250,000 PA + GST + OUTS 2
14/1 FREMANTLE STREET $30,000 PA + GST + OUTS 2
LEASE DATE: APR 2026 $255/M2
LEASE DATE: AUG 2026 $282/M2
146m
INDUSTRIAL
117m
INDUSTRIAL
4/3 RUDMAN PARADE $38,000 PA + GST + OUTS 2
9/51 TOWNSHIP DRIVE $60,000 PA + GST + OUTS 2
LEASE DATE: APR 2026 $309/M2
LEASE DATE: APR 2026 $222/M2
123m
INDUSTRIAL
270m
INDUSTRIAL
2/76 TOWNSHIP DRIVE $37,000 PA + GST + OUTS 2
1/94-96 KORTUM DRIVE $90,423 PA + GST + OUTS 2
LEASE DATE: JUL 2026 $274/M2
LEASE DATE: JUN 2026 $162/M2
135m
INDUSTRIAL
559m
INDUSTRIAL
1/33 TOWNSHIP DRIVE $37,517 PA + GST + OUTS 2
1/49 LEDA DRIVE $47,000 PA + GST + OUTS 2
LEASE DATE: JUN 2026 $308/M2
LEASE DATE: JAN 2026 $307/M2
166m
INDUSTRIAL
153m
INDUSTRIAL
10/15-17 RAMLY DRIVE
12 LEDA DRIVE
$30,282 PA + GST + OUTS
$235,200 PA + GST + OUTS
92m
2
900m2
LEASE DATE: JAN 2026
LEASE DATE: NOV 2026
$330/M2
$261/M2
Ray White Tugun Commercial: Burleigh Heads Market Insights
RWT Commercial Case Studies LEASED by Ray White Tugun IN DSUT R S ITARL I A L IN DU 5/14 FREMANTLE STREET
BURLEIGH HEADS
146m2 LEASED FOR FOR $255 PER M2 NET I couldn’t be happier with the outstanding service provided by James and Jacob in the lease of my commercial property in Burleigh Heads. From the very beginning, they took the time to understand my goals and developed a strategy that delivered a fantastic result. Thank you both for an exceptional experience!
SOLD by Ray White Tugun IN DSUT R S ITARL I A L IN DU 3/16 DOVER DRIVE
BURLEIGH HEADS
216m2 SOLD FOR $982,000 @ 5.29% YIELD! A massive thank you to James and Jacob for their brilliant work selling my commercial property in Burleigh Heads. They listened to what I wanted to achieve and delivered a fantastic outcome through sheer dedication and a well-executed plan. Working with them was an absolute pleasure!
SOLD
by Ray White Tugun INDUSTRIAL 6/80 DOVER DRIVE
BURLEIGH HEADS
118m2 SOLD FOR $760,000 James and Jacob were just amazing from start to finish. We are so pleased with their effort, expertise, professionalism, as well as the way they treated us every time we needed help. You both deserve accolades in the industry and we hope you both enjoy many more successful sales & leases. Thank you both, and Ray White Tugun for going the extra mile!
Ray White Tugun Commercial: Burleigh Heads Market Insights
Industrial Market - South Gold Coast Industrial continues to be the region's most competitive commercial sector.
Increase
Rents PERIOD
RENT RANGE (P.A)
MIDPOINT
Previous Period
$120-130/m2
$125/m2
2025
$170-180/m2
$175/m2
Figure 1: Comparing Previous and 2025 Stock Rent Prices per square meter
Prime sub-5,000 m2 stock has moved from an average of $125/m2 in previous years, to an average of $175/m2 in 2025 (See Figure 1).
Vacancy Sub-2% in key precincts such as Burleigh Heads, Currumbin Waters, Miami, and Tweed Heads South.
180 160
Rent ($/m2)
140 120 100 80
Most new vacant listings lease within 12-28 days if priced correctly.
60 40 20 0
2020
2021
2022
2023
2024
Year
Figure 2 - Gold Coast Industrial Rent Growth (2020-2025) Rents have increased ~45% across the cycle, driven by structural undersupply
2025
Yields Prime yield range: 5.5% - 6.5% (See Figure 2).
7
Ray White Tugun Commercial: Burleigh Heads Market Insights
Outlooks for 2026 An overview of retail, rent, and investment expectations for 2026, considering 2025's review.
Industrial Rents likely to have modest increases but remain high Vacancy to stay very tight Construction costs limit new supply → ongoing landlord advantage
Office Modest rent growth expected Suburban office to outperform CBD-style formats
Retail Essential-service retail remains strong Tourism-lead retial to recover significatnly in second half of 2026
Investment Yield stabilisation now largely complete Expect Higher deal volume in 2026 Sub-$2M assets to remain most liquid Increased interest in development sites if infrastructure timelines progress
Ray White Tugun Commercial: Burleigh Heads Market Insights
From the RWC Corporate Desk Top five commercial property predictions for 2026 Living sectors become the new institutional darling Build-to-rent will enter the institutional mainstream in 2026 as investors seek residential exposure with defensive, inflation-linked income. Student accommodation, co-living and modern boarding houses will gain traction amid housing undersupply, while government support accelerates capital deployment. As commercial and residential lines blur, major super funds and offshore investors will validate the sector’s maturity. Retails resurgence continues to surprise
Vanessa Rader Head of Research vrader@raywhite.com
Retail is set to sustain its recovery through 2026, supported by limited new supply and stabilising consumer spending. Neighbourhood, supermarket-anchored, and experience-led centres will outperform, benefiting from essential retail demand and experiential trends. Improving foot traffic, rental growth, and renewed investor confidence are expected to drive increased transactions and yield compression, positioning retail as a strong performer in 2026. Construction sector rebound unblocks development opportunities After an extended construction slowdown driven by high costs and funding constraints, development activity is expected to cautiously resume in 2026 as feasibility conditions improve. Stabilising construction costs, easing labour pressures and stronger occupier pre-commitments will support selective projects across industrial, premium office and retail sectors. While not a boom, this signals a disciplined normalisation of development activity, underpinned by renewed lender confidence. Construction sector rebound unblocks development opportunities From 2026, the Sustainable Finance Taxonomy will reshape commercial property finance and valuation. Access to capital will increasingly depend on NABERS ratings, net zero pathways, or proven sustainability improvements. Assets with weak ESG credentials will face higher borrowing costs, reduced investor demand, and widening value gaps. Sustainability will become a core pricing driver, with properties that fail to meet evolving standards facing structural devaluation. The great office seperation continues In 2026, the gap between premium and secondary office assets will widen. Premium buildings with strong ESG credentials, modern amenities, and prime locations will continue to attract tenants and maintain low vacancies. Well-located, high-quality B-grade assets may benefit from affordability-driven demand, while lower-quality secondary stock risks obsolescence. Vacancy and capital value gaps will grow, amplified by rising sustainability requirements and tenant demand for NABERS-rated spaces, creating a nuanced market beyond a simple A-grade versus secondary divide.
Ray White Tugun Commercial Hub Scan the QR code to visit our commercial hub & for more information
Obligation Free Appraisal Scan the QR code for an obligation free appraisal
Welcome to the family... PROUDLY PRESENTED BY
James Mulholland + Jacob Wallace COMMERCIAL DIVISION
423 GOLDEN FOUR DRIVE TUGUN QLD 4224 (07) 5598 2577