This site scores well across demand, supply and pipeline dimensions. The site quality score reflects access and parking uncertainties — both resolvable through design. Operator economics are viable with careful rent negotiation. The site warrants further investment in planning, design and operator outreach.

Proposed places of 90–100 is used throughout. A smaller or larger centre would materially change the economics section.

Rent assumption is indicative only. Actual operator rent offer will depend on operator type, lease terms and centre fit-out responsibility.

Catchment population is derived by aggregating ABS 2021 Census SA1-level data for all SA1s with centroids within 2km of the site. SA1 populations are not adjusted for post-2021 growth — growth direction is noted qualitatively.

industry data data is used as a research input to identify existing and pipeline centres. industry data data, screenshots and reports are not reproduced in this document.

This report does not constitute a formal needs assessment, feasibility study or planning opinion.

The 2km catchment for this site was defined by identifying all ABS SA1s whose centroids fall within a 2km straight-line radius of 47 Montague Road. This produced a catchment of approximately 38 SA1 areas spanning West End, South Brisbane, Highgate Hill, Dutton Park and the southern edge of the Brisbane CBD.

Aggregated 2021 Census population across these SA1s is estimated at 28,400–31,200 usual residents. The catchment has experienced meaningful post-2021 residential growth through apartment delivery and densification — the effective 2026 population is likely 5–10% above the 2021 base. This growth adjustment is applied qualitatively, not modelled numerically.

The 0–4 age cohort across the SA1 catchment aggregates to approximately 1,650–1,950 children based on 2021 Census age structure. Applying an estimated 5% growth uplift gives a working estimate of 1,730–2,050 children aged 0–4 within the catchment in 2026.

Inner-city Brisbane SA1s in this catchment show above-average rates of couple families with children, professional occupation classifications and high median household income — all associated with high childcare participation and lower price sensitivity. Fee benchmarking from industry data-identified centres shows daily rates of $155–$185 per child.

Four long day care centres were identified within the 2km SA1 catchment using industry data and cross-referenced against the ACECQA public register. industry data data is used as an internal research input only — centre data below is presented as original scored commentary, not a reproduction of industry data outputs.

The existing supply of 274 licensed places across 4 centres within the 2km SA1 catchment is moderate relative to the estimated 0–4 cohort of 1,730–2,050 children. A rough places-to-cohort ratio of approximately 1:6.3–7.5 suggests meaningful unmet demand remains.

The absence of a dominant premium operator (Exceeding NQS, $180+/day) creates a positioning opportunity for a new centre targeting that tier. Goodstart's national chain positioning does not fill the premium gap.

Estimated blended occupancy across existing centres: 82–88% (indicative, not verified). This implies meaningful unmet demand remains in the primary catchment, particularly for premium long day care.

The map below shows the subject site, existing competitors, pipeline/DA applications and sites under construction within the 2km catchment radius. Competitor locations are derived from industry data (internal research input only).

Pipeline risk is one of the most important variables in a childcare site screen. Approved or imminent centres not yet open can absorb projected demand before a new centre reaches stabilised occupancy.

Pipeline risk for this site is low to medium. There is no confirmed competing development within the primary catchment. The unconfirmed South Brisbane rumour should be monitored via council DA tracker and industry data pipeline data prior to committing to design spend.

The pipeline score of 8/10 reflects a relatively clean catchment at this point in time. This can change — the recommendation is to verify pipeline status again at the point of DA lodgement.

The site quality score of 6/10 reflects design risk, not a fundamental site flaw. Exposure, school proximity and parent trip pattern are positive. Access and parking challenges are typical of inner-city childcare development and can be resolved through design — but this adds cost and complexity. A traffic engineer should be engaged early in the design process.

A 90–100 place centre in this catchment, operated at premium positioning, should expect to achieve $168–$180 per child per day at stabilised occupancy. The following model uses conservative assumptions:

The assumed rent of $320,000–$360,000 per annum represents 8–12% of gross revenue under the modelled scenarios. This is within the typical operator tolerance range of 8–14% for inner-city centres with strong demand fundamentals.

Rent at the top of this range ($360,000+) may require negotiation depending on the operator's occupancy ramp-up timeline. A rent-free or reduced-rent period during the ramp-up phase (typically 6–12 months) is standard for new centre leases and should be factored into development economics.

The economics are viable but not wide-margin. The developer should model for a 12-month ramp-up before demanding full rent.

The site at 47 Montague Road, West End passes the initial commercial screen. Demand is strong, pipeline risk is low and the fee market supports a viable operator economics model. The site quality uncertainties — access, drop-off and parking — are design problems, not site-rejection factors.

Engage a traffic engineer early to assess drop-off bay feasibility on the Montague Road corner. This is the critical design variable.

Confirm BCC parking requirements for a 90–100 place childcare centre. Understand whether basement parking is required and its cost implication.

Verify current industry data pipeline data for the South Brisbane and West End catchment to confirm no new DA approvals since this report.

Obtain a current land value and confirm that the $320,000–$360,000 rent assumption is achievable given acquisition or holding costs.

Prepare a site brief with address, proposed floor plate, proposed places, car parking summary and indicative rent.

Identify 3–5 operator types appropriate for this market: independent premium, regional premium or boutique national chain.

Do not share this report with operators directly. It is a developer screening tool, not an operator pitch document.

This report is a commercial site screen. It is not a formal needs assessment, planning assessment, acoustic or traffic report, building feasibility study, valuation or investment advice. industry data is used as an internal research input. SA1 population data is sourced from the ABS 2021 Census. CentreSignals does not guarantee operator interest, development approval or commercial outcomes.

West End is an established inner-city suburb of Brisbane, approximately 2.5km south-west of the CBD. The area is characterised by high-density residential development, a mixed commercial strip along Boundary Street, and strong connectivity to surrounding suburbs including South Brisbane, Highgate Hill and Dutton Park. The site at 47 Montague Road is on a high-exposure corner block adjacent to the West End riverside precinct. LGA: Brisbane City Council.

These are prompts for investigation — not verdicts. The reviewed report assesses each in depth.