Insighted from the ground – what occupiers really want this year. 

Leasing an office isn’t just about square metres and price Brisbane’s office market is shifting – and the tenants are leading the charge. In 2025. Occupiers aren’t just looking for square metres; they’re seeking flexibility, experience, and strategic value. At Broekred, we work exclusively with tenants, giving us a front-row seat to what’s driving demand across the City.

Here’s what’s shaping the conversation this year:

Smarter Space Planning

Tenants are seeking: “How much space do we really need?” With hybrid work now embedded, businesses are recalibrating their footprints. The focus is on:

• Efficient layouts over excess sqm

• Collaborative zones balanced with quiet areas

• Desk sharing and hotdesking to reduce density

Tool Tip: Brokered’s Office Space Calculator helps occupiers estimate ideal sqm based on team size and workstyle.

Quality Over Quantity

Vacancy continues to tighten, but demand for premium assets remain strong. Tenants are prioritising:

• Natural lght and high ceilings

• End-of-trip facilities and wellness features

• Building with strong ESG credentials

• Third spaces and casual meeting spaces

According to CBRE, Prime effective rental growth slowed in Q1 2025, but incentives remain high – making quality space more accessible. 

Flexibility is Non- Negotiable

Occupiers want kease terms that reflect business agility. That means:

• Shorter initial commitments

• Expansion and contraction rights

• Options for managed suites or turnkey fitouts

Brisbane remains a “high rent, high incentive” market, with Landlords offering generous packages to secure long-term tenants.  However as vacancy continues to tighten, we expect incentives to decrease as well. 

Experience -Driven Workplaces

The office is now a destination – not a default. Tenants are asking for:

• Hospitality-style lobbies

• Shared amenities life cafes and lounges

• Proximity to transport, retail and green space.

Southbank, Eagle Street and the Midtown precinct continue to attract interest for their lifestyle integration. 

Data-Led Decision Making

Tenants want transparency. They’re asking:

• “What’s the effective rent after incentives?”

• “How does this compare to similar deals?”

• “What’s the total cost over the lease term?”

At Brokered, we model occupancy costs across multiple scenarios – helping tenants compare apples with apples. 

The Brokered Perspective

In 2025, tenants are more informed, more strategic, and more selective. They’re not just leasing space – they’re shaping culture, brand and performance. 

Want to explore what’s trending for your team? Book a discovery Call and lets map your next move.