By Jason Morris – Commercial Partner, MOVABLE

In Newcastle’s dynamic commercial property market, one asset class is proving its value in a big way — without the fanfare it deserves.

We’re talking about sheds — the practical, versatile workhorses of commercial real estate. Long considered the domain of tradies and storage users, sheds are now hot property for businesses across logistics, manufacturing, e-commerce, and renewable energy sectors. In a tightening market, these no-fuss, high-function assets are standing tall as strategic investments.

What’s Driving the Demand for Sheds in Newcastle?

The Newcastle and Hunter region continues to benefit from major infrastructure growth, proximity to Sydney, and expanding logistics routes via the M1, Hunter Expressway and Newcastle Airport.

Several key factors are fuelling the demand for industrial sheds:

• Low vacancy rates: Industrial property availability in Newcastle remains limited, with estimates placing vacancy at or below 2–3% in many key precincts. This is driving competition among tenants.
• Rising rents: The demand–supply imbalance has pushed rental prices for quality industrial sheds into the $160–$190/m² net per annum range, with newer or high-clearance facilities now approaching $200/m².
• Versatility for a wide tenant base: From gyms and trades to national logistics providers, the appeal of sheds spans across business types — particularly those needing cost-effective space with flexibility.
• Strategic locations: Suburbs like Mayfield West, Tomago, Beresfield, Heatherbrae and Rutherford are becoming prime destinations due to their access, zoning, and workforce proximity.

 

What Makes a Great Shed?

Whether for lease or investment, industrial sheds offer major upside — but not all are created equal. The most in-demand sheds tend to have:

• Clear-span interiors with minimum 6m+ clearance
• Wide roller door or drive-through access
• Three-phase power
• Secure yards with B-double accessibility
• Modern amenities for staff and clients

As a result, newer or refurbished properties are achieving standout leasing results — often within days of hitting the market.

Shed Investing: Smarter Than You Think

Sheds may not have the glamour of a glass-fronted office, but they offer:

• Stronger yields than many retail or commercial investments
• Lower ongoing maintenance
• Consistent tenant demand, even during economic uncertainty
• Capital growth, particularly in underdeveloped industrial precincts

In recent years, smaller industrial units — including strata sheds — have become popular among investors and owner-occupiers, particularly those priced under the $1.5 million mark.

Why Work With Jason Morris?

As a dedicated Commercial Agent at MOVABLE, I’ve specialised in connecting businesses with the right industrial properties — and I’ve seen firsthand how Newcastle’s sheds are evolving in value and importance.

I help my clients:

• Secure high-performing sheds across key industrial zones
• Understand zoning, infrastructure, and compliance
• Navigate off-market opportunities
• Maximise their leasing or sale outcomes

Whether you’re looking to lease a shed, purchase an investment, or develop a high-yield industrial asset, I offer grounded advice with real results.

Hot Shed Suburbs in Newcastle:

• Mayfield West – Central, with strong access to port and city
• Beresfield – Popular with logistics and trades
• Tomago – Ideal for large-format industrial
• Cardiff & Boolaroo – Great for mixed industrial and service users
• Heatherbrae & Rutherford – Growing hubs with strong transport links

 

Ready to Talk Sheds?

If you’re searching for the right shed in Newcastle — whether to buy, lease, or invest — I’d love to help. With deep market knowledge and a shed-first approach, I’ll make your next commercial move a smart one.

Contact Jason Morris at MOVABLE
Let’s talk sheds – Newcastle’s most underrated commercial asset.