What drives the cost of an industrial warehouse in South East Queensland?
By Brenscot Builders | Last reviewed September 2026
The first question most people ask is "what's the rate per square metre?". It is a reasonable question with an unhelpful answer, because two warehouses of the same floor area on different sites, with different heights, walls, hardstand and fire services, can differ in cost by a wide margin.
We don't publish rates. Construction costs are still moving quickly and any figure we printed would soon be wrong. What we can do is explain what drives the cost, so you can make informed decisions early and compare prices properly.
The short answer
The building itself is only part of the cost. Ground conditions, site levels, hardstand area, stormwater treatment, fire services, services connections and government charges can together rival the cost of the structure. Most of these are set by the site and by early design decisions, particularly building height, floor area and wall system. The cheapest time to reduce cost is before the design is fixed.
What does a "rate per m2" include?
Published and quoted rates use different measures. Some are per m2 of gross floor area, some per m2 of warehouse floor only. More importantly, they include different things. Rates published by quantity surveyors typically cover the building only and exclude items such as site works and drainage, professional fees, tenancy fitout, land and GST. Always check the exclusions list.
When you compare prices, separate the cost into these groups and check what each price includes:
| Cost group | What it covers |
|---|---|
| Building | Slab, structure, walls, roof, doors, base office and amenities |
| Site and external works | Earthworks, retaining walls, hardstand, car parking, crossovers, fencing, landscaping, stormwater drainage and treatment |
| Services | Power supply and any transformer or network upgrade, water, sewer, fire services, communications |
| Design and approvals | Consultants, certifier, application fees |
| Government charges and levies | Infrastructure charges, QLeave levies, utility connection fees |
| Owner's costs | Land, finance and holding costs, legal fees, fitout, racking and equipment |
The drivers that move the cost most
Ground conditions and foundations
The geotechnical report determines the foundation system and the slab design. Shallow pad footings on good ground cost far less than piles through soft clay or uncontrolled fill. This is the largest site-specific unknown on most projects, which is why the investigation should happen before the budget is set. See footings and foundations.
Site levels, earthworks and retaining
A warehouse needs a large, near-level platform. On a sloping site that means cut and fill, imported or exported material, and retaining walls. Fill that will support the building must be placed and tested as controlled fill. Earthworks at this scale usually need their own operational works approval, which carries its own civil design cost and its own assessment period. See how long a warehouse build takes.
Height and volume
Every extra metre of clear height adds wall area, heavier structure and higher wind loads. It also adds volume. Under the National Construction Code (NCC) 2022, Table C3D3, a Type C warehouse fire compartment is limited to 2,000 m2 and 12,000 m3. A taller building reaches the volume limit at a smaller floor area, which can trigger fire walls, a higher type of construction or sprinklers. See construction Types A, B and C.
Wall system
Full-height concrete tilt panels, concrete dado panels with metal cladding above, and steel framing with metal cladding all have different costs, and the right answer depends partly on how close the walls are to the boundaries. See wall systems compared.
Slab design
Slab thickness, reinforcement, concrete strength and joint layout depend on the racking, forklifts and vehicles the floor will carry. A slab designed for high racking with heavy post loads costs more than a general-purpose floor, and is expensive to upgrade later.
Hardstand and truck access
The vehicles you need to accommodate set the area and the strength of the pavement. B-double access needs more space and heavier pavement than rigid trucks. Concrete generally costs more than asphalt upfront but is preferred where heavy trucks turn tightly or loads are concentrated. See hardstand options.
Fire services
Under NCC 2022 clause E1D2, a building with a total floor area over 500 m2 needs a fire hydrant system where a fire brigade station is within 50 km by road. Whether the town water main can supply the required flow and pressure decides whether you need on-site tanks and pumps. Sprinklers, where required, add capital cost and an ongoing maintenance obligation. See fire services and fire walls and compartments.
Stormwater treatment and detention
Most new industrial sites need stormwater quality treatment, and many need detention. Bioretention basins take up site area; underground proprietary systems and tanks save space but cost more to install and maintain. See stormwater management.
Office and amenities
Air-conditioned office space costs considerably more per square metre than warehouse space. Glazing, ceilings, air conditioning, kitchens, amenities, accessibility requirements and energy efficiency provisions all apply. The size and specification of the office has a larger effect on total cost than most people expect.
Services connections
The available power supply is a common surprise. If the business needs more capacity than the street network can provide, the electricity distributor may require a transformer or network upgrade at the developer's cost. Water, sewer and communications connections each carry their own fees.
Government charges that are often overlooked
Infrastructure charges. Councils levy infrastructure charges on new development under the Planning Act 2016, to fund trunk roads, stormwater, parks and (through Urban Utilities or Unitywater) water and sewer networks. The Planning Regulation 2017, Schedule 16, sets the maximum a council can charge. For warehouse and low and medium impact industry uses, the charge has two parts: an amount per m2 of gross floor area, and an amount per m2 of impervious area for stormwater. Each council sets its actual charges in a charges resolution, and they are indexed over time. Credits usually apply for existing lawful uses on the site.
QLeave levies. In Queensland, combined levies of 0.575% of the cost of work (portable long service leave, work health and safety, and construction training) apply to building and construction work costing $150,000 or more (excluding GST). They are collected by QLeave and must be paid before the development permit for the building work is issued.
Application and connection fees. Council application fees, certifier fees, Queensland Fire Department referral and inspection fees, and utility connection fees all apply.
How to keep costs under control
- Commission the survey and geotechnical investigation before setting the budget
- Settle the vehicles, the clear height and the storage method first, because they drive everything else
- Resolve the fire strategy at concept stage, together with height and floor area
- Design the stormwater and site levels alongside the building, not after it
- Compare prices on a like-for-like scope, with the exclusions listed
- Hold a contingency for ground conditions and authority requirements until they are resolved
Frequently asked questions
How much does it cost to build a warehouse per square metre in Brisbane?
We don't publish a rate, because costs are changing quickly and the answer depends heavily on the site and specification. Quantity surveying firms publish indicative ranges each year. If you use them, read the exclusions, which commonly include site works, professional fees and GST.
What is usually not included in a builder's warehouse price?
Common exclusions are land, finance, infrastructure charges, utility network upgrades, tenant fitout, racking, and latent conditions such as rock or unsuitable fill. Ask every builder for a written list of inclusions and exclusions.
Is tilt panel more expensive than metal cladding?
Generally the concrete wall costs more than metal cladding for the same area, but it may remove other costs. A concrete wall can provide the fire resistance needed near a boundary, where a metal-clad wall could not be used without further treatment.
Does a taller warehouse cost much more?
Height adds cost directly through walls and structure, and indirectly through fire requirements, because NCC fire compartment limits apply to volume as well as floor area.
What are infrastructure charges?
They are charges levied by the council (and the water distributor-retailer) on new development to fund trunk infrastructure. They are calculated mainly on gross floor area and impervious area for industrial uses, and are stated in an infrastructure charges notice issued with the development approval. See infrastructure charges explained.
Sources
- National Construction Code 2022, Volume One, Table C3D3 and clause E1D2, Australian Building Codes Board, ncc.abcb.gov.au
- Planning Act 2016 (Qld), Chapter 4; Planning Regulation 2017 (Qld), Schedule 16 (prescribed amounts)
- QLeave, building and construction industry levy, qleave.qld.gov.au
General information only
This article is general information, current as at September 2026. It is not a quotation or financial advice. Costs depend on the site, the brief, the design and market conditions at the time of pricing.
Planning an industrial warehouse?
Talk to Brenscot about your site or your requirements. Call 0480 800 077, email enquiries@brenscot.com.au, or start an enquiry. You can also read how we work.