Mirvac has agreed to sell a twin-tower office complex and adjoining public car park on the northern edge of Brisbane’s city centre to local investment manager Alceon for A$124 million ($87 million).

Alceon announced on Wednesday that contracts have been exchanged for 410 Ann Street and the neighbouring Cathedral Square car park at a fully leased yield of 11 percent. The transaction prices the asset at about A$6,000 per square metre, falling below A$4,000 per square metre once the excess car parking is stripped out. Mirvac is exiting the property through a separately managed account.

Marking Alceon’s 15th Brisbane office purchase, the deal expands its bet on secondary-grade buildings as city-centre vacancy dropped to 10.2 percent in July. Prime space in the city saw gross effective rents rise 11.8 percent in the third quarter from a year earlier, lifting cumulative gains since 2022 to 47 percent.

The pricing gap between institutional prime towers and secondary stock in the city has widened sharply. Institutional buyers have paid roughly double the square-metre rate for premium assets, while secondary properties trade at heavy discounts to replacement cost. With 10-year bond rates hovering near 5.35 per cent, buyers of older stock rely on double-digit yields and hands-on leasing turnarounds to make underwriting hurdles pencil out.

For office landlords and commercial operators, the transaction demonstrates that capital liquidity remains selective rather than frozen. Private syndicators and high-net-worth capital pools are absorbing secondary buildings that institutional funds are paring back. The core risk rests in capital expenditure demands, as incoming landlords must commit fresh funds to older floorplates to compete against premium stock offering stronger sustainability credentials.

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