Woolloongabba’s Logan Road retail strip hit with 5 closures in 3 years

A “unique” Brisbane retail strip has been hit with five closures within three years but retailers remain confident they can battle through a period one called “harder than Covid”.

A “unique” Brisbane retail strip has been hit with drastic change after five closures within three years but retailers remain confident they can battle through a period one called “harder than Covid”.

The Logan Road precinct at Woolloongabba is an area full of vibrant venues, including some of Brisbane’s top restaurants and bars.

But the precinct has experienced significant turnover since January 2021 with five venues shutting their doors for good.

Closures in the precinct include popular cafe The Baker’s Arms, which shut its doors for good last October, while Thai Rose Cafe served its final meal in October, 2022 after more than 20 years on the strip.

Adding to concerns was the closure of two burger joints, Burger PL8 and Mac From Way Back, at the same location on the street within 18 months of each other.

The retail strip at Logan Road at Woolloongabba.

As a result of the turnover, there have been reports of “unreasonable” rent spikes of up to $1000 per month from landlords.

Robert Koster from Elders Commercial, who have the listings for most of the sites on the strip, said recent closures were not a concern because all except one have been filled.

“With the exception of the old Thai Rose tenancy, all the retail is full, there are new exiting food-based tenants opening soon in the old burger joint and the old Baker’s Arms tenancies,” he said.

“With commercial leasing being very competitive, landlords can only really lease their properties at a market rate that is competitive, even though government expenses across the board have gone up exponentially.

Robert Koster, left, and Ben Hackett in Logan Road. Picture: Tertius Pickard

“Landlords have had to absorb most of these costs. If tenants are struggling, I would put it down to external pressures like cost of living, uber eats and possibly tenants personal situations.”

Mr Koster said he did not believe rent demands had increased as much as reported but if they had, the requested amount would still be way under consumer price index (CPI) and the increases to outgoings the Landlords have had to cop would have a trickle-down effect.

Tenants in the precinct, including Greg Kimmings from Easy Times Brewing and Dan Rodriguez (Mr Badgers, Canvas Club and Electric Ave), believed cost of living pressures and the uncertainty around The Gabba stadium rebuild posed the biggest threats for local businesses.

The site of the closed Burger PL8 and The Baker's Arms Cafe at Woolloongabba.

“It’s not like we are any less busy but the cost of everything has gone up – wages, rent, insurance, alcohol and food – everything is going up,” Mr Rodriguez said.

“People are looking at their budget more with the cost of living pressures, so much you can really charge so much.

“I’ve been in this precinct and it’s quite a unique area for Brisbane and it has its ups and downs but if we were operating at what we were before Covid, we’d be in a great position.

“The Covid period was hard but this period we’re in now, I’d say is harder.”

Mr Kimmings said people can’t afford to go out anymore and huge part of why some businesses are closing in hospitality.

“Our demographic is that 25 to 55 years range and we still have our regulars but they come in every fortnight now, instead of every week,” he said.

Greg Kimmings, the co-owner of Easy Times Brewing.

“We know it’s not our offering because the feedback we get from customers is really good and our game days when there’s an event at The Gabba are still really good.

“Obviously the uncertainty around the (Gabba) rebuild and the government yet to make a formal decision on that does still leave us in the lurch a little bit around what our strategy may look like if the 20-odd game days we have aren’t there anymore.

“Businesses like us, right now, just don’t know whether The Gabba is going to be a construction site for several years or not and that’ll have a huge impact on the future of our business.”

The site of the closed Burger PL8 at Woolloongabba.

Mr Kimmings and Mr Rodriguez both said if The Gabba being in operation consistency made a big impact on the future of their businesses.

Mr Kimmings also said there were no issues with rent prices or landlords for most tenants on the strip but if the current climate continues, landlords may have to “come to the party” to ensure the strip stays alive.

“I really hope the economic conditions improve to allow small independent businesses like us to continue to thrive,” he said.

Mr Koster said he had high hopes for the precinct, with more high-rise residential developments approved and proposed for the area, when the Cross River Rail is finished and even if The Gabba rebuild goes ahead.

“I can see this hub being a major Brisbane entertainment precinct,” he said.

Mr Kimmings said he was confident, with all the tenants in the area working together, they could get through the tough periods.

He also suggested making the strip into a Manly harbour-style area with more outdoor dining and renaming it Gabba Lane would attract more customers to the precinct.

RECENT CLOSURES AT LOGAN ROAD, WOOLLOONGABBA

The Baker’s Arm Cafe – October, 2023

Burger PL8 – November, 2023

Thai Rose Cafe – September, 2022

Mac From Way Back – May, 2022

The Pearl Cafe – January, 2021