COMMERCIAL MARKET INSIGHTS
TWEED HEADS & TWEED HEADS SOUTH
PROUDLY PRESENTED BY
James Mulholland + Jacob Wallace COMMERCIAL DIVISION
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South Market Insights
NORTHERN NSW: A MARKET ON THE RISE FROM THE DESK OF JAMES MULHOLLAND & JACOB WALLACE As we progress through 2026, the Tweed Heads South 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, Tweed Heads South 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: Tweed Heads & Tweed Heads South 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
8 years ago, James has worked in the sports
solutions-focused. He takes pride in understanding
management landscape with a customer service and
each client’s individual goals and tailoring his advice
membership sales role at the Gold Coast Suns prior to
accordingly. His strong communication and
pursuing a career in Real Estate. Having had an
organisational skills allow him to confidently navigate
interest in the Real Estate industry for many years,
the complexities of commercial sales and leasing,
James took the plunge with a career change after
maintaining a calm and professional demeanour
receiving what he felt was below average service from
throughout every campaign and negotiation.
an agent when purchasing his first home. Jacob graduated from Queensland University of Since then, James has been working tirelessly to make
Technology with a Bachelor of Property Economics,
his mark on the industry on the Southern Gold Coast.
majoring in Urban and Regional Town Planning.
James is results driven and has an unwavering
Before joining Ray White, he worked with JLL across
enthusiasm for both people and property, known for
South East Queensland, gaining extensive experience
always going above and beyond to exceed
in managing and transacting a large and diverse range
expectations and make your property management
of commercial assets.
experience seamless.
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
ADMINISTRATION SUPPORT
PRINCIPLE
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South Market Insights
Tweed Heads Relevant Sales INDUSTRIAL 27-47 OURIMBAH ROAD SALE PRICE: $9,325,000 2
INDUSTRIAL 11/25 OURIMBAH ROAD SALE PRICE: $810,000 2
15,800m
161m
SALE DATE: JUN 2026 $590/M2
SALE DATE: APR 2026 $5,031/M2
INDUSTRIAL 2 INDUSTRY DRIVE SALE PRICE: $2,100,000 2
INDUSTRIAL 51 MINJUNGBAL DRIVE SALE PRICE: $3,050,000 2
938m
930m
SALE DATE: JUN 2026 $2,240/M2
SALE DATE: JUN 2026 $3,283/M2
INDUSTRIAL 149-151 MINJUNGBAL DRIVE SALE PRICE: $3,200,000 2
INDUSTRIAL 1/6-8 AMBER ROAD SALE PRICE: $830,000 2
1,755m
215m
SALE DATE: JUL 2026 $2,252/M2
SALE DATE: JUL 2026 $3,860/M2
INDUSTRIAL 7/1 MACHINERY DRIVE SALE PRICE: $660,000 2
INDUSTRIAL 30 INDUSTRY DRIVE SALE PRICE: $2,500,000 2
100m
1,110m
SALE DATE: AUG 2026 $6,600/M2
SALE DATE: JUN 2026 $2,252/M2
INDUSTRIAL 36-38 GREENWAY DRIVE SALE PRICE: $8,750,000 2
INDUSTRIAL 3/6-8 AMBER ROAD SALE PRICE: $1,250,000 2
3,600m
320m
SALE DATE: FEB 2026 $2,431/M2
SALE DATE: JAN 2026 $3,906/M2
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South Market Insights
Tweed Heads Relevant Leases BURLEIGH HEADS RELEVANT LEASES INDUSTRIAL
INDUSTRIAL
6/1-9 OURIMBAH ROAD $43,000 PA + GST + OUTS 2
1/25 OURIMBAH ROAD $51,585 PA + GST + OUTS 2
LEASE DATE: FEB 2026 $323/M2
LEASE DATE: MARCH 2026 $181/M2
133m
INDUSTRIAL
285m
INDUSTRIAL
9/1-9 OURIMBAH ROAD $49,200 PA + GST 2
10/11-13 OURIMBAH ROAD $40,241 PA + GST + OUTS 2
LEASE DATE: MARCH 2026 $364/M2
LEASE DATE: MAY 2026 $272/M2
135m
INDUSTRIAL
148m
INDUSTRIAL
1/6-8 AMBER ROAD $41,731 PA + GST + OUTS 2
5/1 MACHINERY DRIVE
LEASE DATE: JUNE 2026 $195/M2
LEASE DATE: DEC 2025
214m
INDUSTRIAL
$27,344 PA + GST + OUTS 2
108m
$253/M2
INDUSTRIAL
8/38 MACHINERY DRIVE $45,160 PA + GST 2
1/6-8 AMBER ROAD $41,730 PA + GST + OUTS 2
LEASE DATE: JAN 2026 $352/M2
LEASE DATE: JUN 2026 $195/M2
100m
INDUSTRIAL
215m
INDUSTRIAL
2/22 INDUSTRY DRIVE $52,480 PA + GST 2
3/52 MACHINERY DRIVE $33,600 PA + GST + OUTS 2
LEASE DATE: APR 2026 $372/M2
LEASE DATE: APR 2026 $207/M2
141m
162m
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South Market Insights
RWT Commercial Case Studies SOLD by Ray White Tugun IN DSUT R S ITARL I A L IN DU 20/39-41 CORPORATION CIRCUIT
TWEED HEADS SOUTH
365m2 MARKETING INVESTMENT: $3,850 SOLD FOR FOR $1,000,000 I couldn’t be happier with the outstanding service provided by James and Jacob in the sale of my commercial property in Tweed Heads South. 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!
LEASED by Ray White Tugun INDUSTRIAL 6/1-9 OURIMBAH ROAD
TWEED HEADS
133m2 MARKETING INVESTMENT: $825 LEASED FOR $43,000 PA + GST + OUTS James and Jacob were fantastic from the first meeting through to the successful lease of our industrial property in Tweed Heads. We were extremely impressed with their knowledge, professionalism and the way they kept us informed every step of the campaign. Nothing was ever too much trouble. Thank you both and the Ray White team for delivering a great result.
LEASED by Ray White Tugun IN DSUT R S ITARL I A L IN DU 3/84-86 INDUSTRY DRIVE
TWEED HEADS
335m2 MARKETING INVESTMENT: $825 LEASED FOR $70,000 GROSS James and his team made the lease process of our industrial property a really straightforward experience. They were organised, proactive and kept everything running smoothly from start to finish. The process was clearly explained and the result came together quickly without any issues. We truly appreciated their support and look forward to working with them again in the future.
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South Market Insights
Industrial Market Northern NSW Northern NSW saw the biggest structural shift in 2025.
Investor Preference
PRICE BAND
PREVIOUS YEAR
2024/2025
CHANGE
< $2M
32 deals
52 deals
+63%
> $2M
24 deals
23 deals
-4%
Figure 3: The Influx of Deals < $2M Between 2023-2025
Transaction vs Volume
Value
Total sales value: 149M (-18% YOY) Number of transactions: 75 deals (+74% YOY)
Southern GC & Northern NSW Buyer Composition
This confirms a repriced market, not a distressed one.
Private Investors 38%
Deal Size Trends Owner-Occupiers 48%
The sub-@2M segment was dominant
Interpretation:
Syndicates/Funds 14%
Figure 4: Southern Gold Coast & Northern New South Wales Buyer Composition
This reflects investor preference for liquid, manageable asset sizes especially strata industrial and neighbourhood retail.
Ray White Tugun Commercial: Tweed Heads & Tweed Heads South 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 retail to recover significantly 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: Tweed Heads & Tweed Heads South 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.
Vanessa Rader Head of Research vrader@raywhite.com
Retails resurgence continues to surprise 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.
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Welcome to the family...
James Mulholland 0431 307 129
Jacob Wallace 0401 208 979