THE LINCOLN ON LUTWYCHE
LRP Developments · Project Presentation
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THE LINCOLN
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The Lincoln
on Lutwyche

A boutique collection of seven commercial units in Brisbane's inner north. 171 Lutwyche Road, Windsor.

LRP Developments Future Space Collection The Urban Developer Summit · July 2026
01 The address

Five kilometres from the CBD, on one of the inner north's busiest arterials.

The Lincoln sits on the corner of Lutwyche Road and Bryden Street, Windsor. Strong exposure to the Lutwyche Road traffic corridor, Windsor rail and the Brisbane Metro corridor at the door, and the Royal Brisbane and Women's Hospital one kilometre away.

5 km
To the Brisbane CBD
1 km
To the Royal Brisbane and Women's Hospital
17
Undercroft car spaces on site
02 The project

Seven units. Nothing else like it on the corridor.

UnitsGround floor plus mezzanine to each7
Unit sizeTotal lettable area 1,657 m²216 to 253 m²
Approved usesBrisbane City Council approval A006810951, approved 28 October 2025Health care · Office · Showroom · Veterinary
ParkingUndercroft, sheltered, on title17 spaces
Approved trading hours6:00 AM to 10:00 PM
TitleCommunity titles scheme over Lot 26 on SP248945Strata
Source: BCC Approved Conditions A006810951; Information Memorandum; Budget and Lot Entitlements.
171 Lutwyche Road · Windsor
An arched colonnade on one of the inner north's main arterials.

The facade is the marketing. Exposure to Lutwyche Road is a permanent asset, not a media buy.

03 The architecture

Built to read as an address, not an estate.

Two storeys, a corner site, an arched brick and concrete facade with tall glazing to the street, and a sheltered undercroft beneath. Each of the seven tenancies carries its own interior palette while the architectural language holds across the whole building.

The envelope
  • Cream and grey concrete tilt panels with white face brick
  • Tall arched windows, laminated glass, powdercoat frames
  • Sheltered undercroft with slatted screening
  • Planted terraces to the upper level
The interiors
  • Honed concrete floors throughout
  • Walnut and oak joinery, individual per tenancy
  • Brushed gold metal accents
  • Crystal travertine and spotted gum timber stairs
Source: Project Finishes Schedule; tenancy visual direction, LRP, July 2026.
The undercroft
Seventeen sheltered spaces under the building.

Parking is the constraint that kills most inner-north commercial. Here it is on title and out of the weather.

04 The market

Demand is outrunning stock, and nothing is coming until 2028.

Windsor sits inside Brisbane's Fringe and Urban Renewal market. Prime vacancy is at a twelve year low, net absorption is strongly positive, and there has been no new supply since late 2023 with nothing under construction until roughly 2028.

8.3%
Prime vacancy, a twelve year low
+15,963 m²
FY25 net absorption across the market
2028
The earliest new supply can arrive
Source: Knight Frank, Brisbane Fringe and Urban Renewal, December 2025.
05 Who it is for

Three buyers, one building.

OccupyThe owner operator buying their own premium headquarters on an inner north address, instead of paying someone else's mortgage on an outer suburb estate. The strongest buyer in this segment right now.
LeaseThe tenant who wants the fit-out quality and the address without the balance sheet. Lease rates run roughly $590 to $608 per square metre per year.
InvestA flat 6.0% net indicative yield across every unit, with depreciation, low maintenance strata, and an inner north growth story behind it.
Source: Herron Todd White, March 2025; Sales and Leasing Brochure, LRP.
06 The health opportunity

Health care is an approved use, one kilometre from the RBWH.

The Brisbane City Council permit approves health care service, office, showroom and veterinary use. Zoned medical space near a major hospital is scarce, medical leases run ten to fifteen years, and the tenants fit out heavily and stay. Premium private health already takes small premium strata in the inner north.

5.5%
Annual growth in healthcare spending, against 2.4% GDP growth
10 to 15 yrs
Typical medical lease term
7.47%
College Junction, Clayfield, the inner north medical strata comparison
Source: Westbridge, July 2025; gatherproperty, February 2026; BCC Approved Conditions A006810951.
07 The numbers

A flat 6.0% net yield across every unit.

UnitGroundMezzanineGFACarsPriceNet return
Unit 183 m²133 m²216 m²2$2,190,000$131,400
Unit 291 m²143 m²234 m²2$2,370,000$142,200
Unit 393 m²145 m²238 m²3$2,400,000$144,000
Unit 491 m²144 m²235 m²3$2,350,000$141,000
Unit 591 m²144 m²235 m²3$2,350,000$141,000
Unit 694 m²146 m²240 m²2$2,410,000$144,600
Unit 7110 m²143 m²253 m²2$2,490,000$149,400
Source: Sales and Leasing Brochure, LRP Developments. Body corporate $6,619 to $7,682 per lot per year. Unit availability and GST basis to be confirmed by LRP before this is presented.
08 Construction and delivery

Adam's section.

Left open for your content, Adam. Whatever you want the room to know about how this gets built and delivered goes here. Some prompts, use or ignore:

To come from LRP
  • Prekaro as the delivery partner, and what that means for programme certainty
  • Construction status today and the completion date
  • The build programme and key milestones
  • LRP's delivery record on completed projects
  • Anything on procurement, trades or cost certainty worth saying to this room
Send the content across and we will set it in the deck before the 24th.
09 The rollout

Rebranded, then to market on 1 August.

Friday 17 JulyBrand identity, renders, floorplans, tenancy moodboards, this presentationInitial drafts
Monday 20 JulyConsolidated across LRPFeedback
Wednesday 22 to Thursday 23 JulyFinal materials
Friday 24 JulyAdam Robson presentingThe Urban Developer Summit
Saturday 1 AugustLaunch to market
Timeline per LRP, 10 July 2026.
10 The Lincoln on Lutwyche
Seven units. One inner north address. Nothing new until 2028.

An LRP Developments project. Part of the Future Space Collection. 171 Lutwyche Road, Windsor.

LRP Developments · lrp.com.au · 1300 773 527