THE CBD WALK
Introducing the third edition of Fitzroys annual Retail Precincts market report detailing how and why Melbourne CBD retail vacancies have continued to decrease over the past 12 months. This year we feature research and insights into 14 of the CBD’s key retail precincts.
WALK THE CBD 2025
A booming night-time economy, world-famous roll call of events, a return to the office and the upcoming completion of the Metro Tunnel are all fuelling Melbourne’s CBD retail rebound, which has seen vacancies reduce for yet another year as the city experiences a generational period of change.
Fitzroys Walk the CBD – the industry standard report for retail vacancies and tenancy mixes within Melbourne CBD’s precincts – vacancies have come down over the past 12 months from 8.0% to 6.1%, and have been slashed by more than half since recording 14.1% two years ago.
Hospitality, food and beverage and entertainment operators again drove the take-up of space over the past 12 months, with the proportion of these spaces increasing from 40.9% to 47.4% - and up further from the 34.1% at the beginning of 2023.
At various points during and in the fall-out of the pandemic there was consternation as to what the role of the CBD might be going forward.
Melbourne’s CBD is showing that it has a vital role to play as the cultural and financial heartbeat of Australia’s largest and fastestgrowing city.
1.https://www.melbourne.vic.gov.au/media/retailers-urged-tap-twilight-trading
Fitzroys 2025 Walk the CBD report also found: Retailers and operators are taking up space in anticipation of the completion of major projects, including the Metro Tunnel in the coming year, as well as the ongoing return to the office.
Swanston Street is now home to the lowest vacancy in the CBD, at just 2.6%, as tenants scramble to find a foothold around the entrances of the brand-new Town Hall and State Library Metro Tunnel stations.
The CBD has a booming a night-time economy.
The high number of international students continues to make its mark on the city.
With a surging proportion of retail shopfronts being for hospitality, food and beverage and entertainment, the proportion of retail space occupied by service retail eased to 14.6%, and by specialty retail to 29.7%. The count takes in all street-facing shops, including those within arcades and shopping centres.
Active development sites as a proportion of retail sites remained elevated at 2.3%.
The post-pandemic period has been one of generational change for the Melbourne CBD. It’s reflected in the vacancy and tenancy mix data, in the shift to a night-time economy, and in the buzz of the city.
Data during the year showed foot traffic in the city was up by 35% after 6pm (1), and anecdotally seen a continuation of this trend.
The recession of the 1990s was followed by innovation across the CBD, and we’re now seeing a similar pattern of new hospitality venues opening, laneways being activated and inner-city living taking off again.
The CBD is again truly a cultural and financial centre.
As well as being Melbourne’s financial hub, people are going to the CBD to eat and drink, to socialise, and for major eventssports, concerts and exhibitions.
One of the CBD’s advantages is that Melbourne’s events are held in or on the edge of the CBD – at the MCG and the sports precinct, Federation Square, Marvel Stadium, the Arts Centre and NGV – so people spend time in the CBD to socialise and eat and drink before and after.
The CBD has seen that to full effect in that past year all the way through from Taylor Swift to the Grand Prix, over the course of the AFL season and AFL Grand Final between Brisbane and Sydney, Melbourne Spring Carnival, Boxing Day test featuring Australia and India, Coldplay and Robbie Williams concerts, major theatre productions Beetlejuice and Wicked and the Australian Open (2).
The events are also major tourism drawcards, adding more buzz and activity to the CBD. STR Travel data showed that Melbourne’s hotels were at 93% occupancy at the midway point of the Australian Open.
Instagram-friendly events such as the NGV’s Yayoi Kusama world premiere exhibition are also bringing more people into the CBD.
Dan McCormack, National Retail Manager at Agence de Parfum, which is expanding its perfume brand offerings in the CBD, said, “We’re seeing a resurgence in foot traffic and customer activity.
The city is coming back to life post-COVID, drawing locals and visitors alike
2. https://www.premier.vic.gov.au/biggest-ever-australian-open-smashes-records
“ This is the best time to reposition ourselves with the Melbourne CBD’s changing landscape.
Zar Lee, Shuji Sushi
The CBD has seen a steady increase in workers coming back to the CBD since the beginning of 2025, especially on Mondays compared to 2024 and 2023.
Shuji Sushi has expanded into three new CBD projects over the past year, with two of deals struck by Fitzroys, at Makers Lane 405 Bourke Street, and at Melbourne Quarter Two 695 Collins Street.
Fitzroys are seeing on the ground that the momentum driven by the night-time economy and these major events is now being carried over into anticipation of the ongoing return of workers to the office.
Companies such as Tabcorp, Amazon, Coles and major banks, mandating a return to the office – ranging from three days a week and up to five. Retailers are taking note.
3. https://www.shoppingcentrenews.com. au/latest-news/industry-news/melbournewalk-tops-out/
Hospitality and food and beverage driving activity.
Hand-in-hand with Melbourne being an events capital is its world-class offering of bars, restaurants, cafés and entertainment venues.
City of Melbourne data in recent months showed permit approvals for alterations to shops and restaurants were up 89% (3), showing new and existing operators have been looking to optimise their offering in response to the growing demand for hospitality and entertainment offerings in the CBD.
Melbourne City Council data showed shoppers were spending 19% more after hours in 2024 compared to a year earlier, and a 34% increase in after-work retail spending compared to pre-pandemic 2019. Meanwhile, pedestrian activity around Melbourne Central is higher between 5pm and 10pm than before 12pm (4).
On the back of working-fromhome arrangements in recent years Thursday became the new Friday, and we continue to see elevated visitation rates to the CBD on Thursday night, Friday nights and across the weekend.
Some operators are opening later and closing later.
Melbourne is becoming a 24hour city.”
Social media is also a driver. Younger consumers are shopping later in the day and love to post their shopping outings and their sessions on rooftop bars to social media.
4. https://mvga-prod-files.s3.ap-southeast-4.amazonaws.com/public/2024-09/ melbourne-economy-snapshot-september-2024.pdf
Melbourne offers a high quality of restaurants and there is a renewal taking place of some iconic locations. Fitzroys recently negotiated the lease of the ex-Izakaya Den space at Basement, 114 Russell Street, which for 15 years was home to the renowned Japanese venue. It will become home to a new high-end Japanese restaurant and bar Miyazaki Gyu, specialising in Wagyu beef.
Fitzroys has negotiated multiple hospitality leases recentlyChilango’s Mexican Cantina and banh mi eatery Crackle Bae have taken spaces in Madame Brussels Lane, while Tori’s Bakery Cafè leased a space on the ground floor at the recentlyrefurbished 124 Exhibition Street, and the ground floor at 136 Exhibition Street has been leased to South East Asian dining restaurant Juni.
These hospitality deals were struck with secure long-term commitments. Operators have seen the shift in balance of the CBD towards a lifestyle playground and are confident in its viability.
Melbourne’s raft of high-end restaurants – such as the Chris Lucas stable of venues – continue to trade well and attract people to the city.
Meanwhile, the growing local population and more people coming into the city to dine at BYO restaurants has driven two new key deals. Fitzroys have leased 1/360 Bourke Street to Bottlestop, while 62 Elizabeth Street has been leased to Endeavour Group-owned BWS. Both deals are moving through the permit phase.
Metro Tunnel shifts retailers’ focus
Swanston Street is now home to the sharpest vacancy rates in the Melbourne CBD, having just a few years ago been overrun by empty shops in the depths of COVID.
Swanston Street extends through the heart of the CBD and has been somewhat of a bellwether for the CBD’s fortunes over the past five years.
The Metro Tunnel has taken some key pockets of Swanston Street out of action for a long time, but these major construction sites are set to become hives of activity nearly overnight that retailers and hospitality operators will really be able to thrive off.
Swanston Street’s vacancy is now just 2.6%, as tenants sought to get in ahead of the opening of the Town Hall and State Library Metro Tunnel stations. Fast food giant Hungry Jack’s opened a new restaurant at 163-165 Swanston Street, and was joined on the street by Japanese steakhouse Yappari Steak, chocolatiers Godiva, bubble tea outlet Tingtea, Waffle Cake, and W Cosmetics.
Major projects are driving leasing deals around the city. The Bourke Street Mall revitalisation continued, and vacancies were kept low for another year at 4.0%. The $150 million Melbourne Walk redevelopment has recently topped out, and will bring two new IHG Hotels to the centre of the city, as well as a JD Sports Australian flagship store. The Mall is also seeing the transformation of the former David Jones menswear store into a Mecca flagship and new Rodd & Gunn concept store, as well as office space that will boost the immediate catchment, while local jeweller Michael Hill has opened a new five-floor flagship store in the Mall across from its existing shop on the corner of Swanston Street.
Perennial contender for the lowest vacancy rate, the east end of Collins Street – famously the “Paris end” – returned a sharp result for yet another year at just 4.1%, attracting Melburnians, interstate and international visitors to its top-line luxury retail offering.
Collins Street west saw Italian food hall Mercato Centrale make its long-awaited debut outside of Italy in the McPherson Building. More centrally, the block immediately west of Swanston Street minted its place as Australia’s premier luxury watch precinct after Swiss watchmaker Swatch opened a flagship store at the front of 260 Collins (formerly St Collins Lane), and Japanese watchmaker Grant Seiko opened a flagship at the Collins Street entrance of the Block Arcade.
Bovet 1822 and Bremont have also opened up in the Arcade. Activity on Little Collins Street was headlined by German camera maker Leica opening its biggest global store at number 267, in a four-storey Art Deco building with 540sqm of space, while hospitality operators Longrain Canteen, Hector’s Deli, FOC and Greenstreat all opened up. Vacancies reduced to 8.2%.
Elizabeth Street has been a major improver in the past two years – sitting at more than 22% at the beginning of 2022 to just 8.1% now.
Melbourne’s famous Chinatown saw the proportion of retail spaces being used for food and beverage and hospitality jump again, ensuring more queues stretching out the door of its famed dumpling houses and eateries that attract visitors from across Melbourne and International tourists.
The influence of international students continues to see the modernising of the food offering, prompting the introduction of Southern Thai cuisine restaurant Nora, among others, and has also effectively encouraged the expansion of the precinct further into the laneways and to the northern end of Swanston Street and around Lonsdale Street, towards the universities and student accommodation precinct.
BOurKE STrEET Mall
The city’s key shopping strip is dominated by major department stores Myer and David Jones, and a specialty offering headlined by the H&M flagship store in the historic GPO building, designated as the true centre of Melbourne.
Bourke Street Mall is currently undergoing a period of transition; David Jones has outlaid $50 million to optimise its store and introduced a Tempus Two bar, sunglasses destination and concessions for luxury brands, while Newmark Capital continues to reposition the former David Jones menswear store across the Mall.
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This will introduce a 4,000sqm Mecca flagship and a Rodd and Gunn concept store, and add to the immediate vicinity 900 staff from marketing giant Clemenger Group’s Melbourne-based companies across 7,500sqm of new office space.
Local jeweller Michael Hill has opened new five-floor flagship store in the Mall across from its existing shop on the corner of Swanston Street, while the $150 million redevelopment of the Walk Arcade will deliver two hotels – a Holiday Inn and Hotel Indigo – and new retail anchored by JD Sports.
New Tenants: Michael Hill, Bevilles, Mecca
tenants: Myer, David Jones, H&M
BOurKE STrEET
The eastern stretch of Bourke Street saw a further decrease in vacancies over the past 12 months. In contrast to Bourke Street Mall, it has a much heavier presence of hospitality tenants, which rose higher again in the past year to 52% of all operators.
Chris Lucas’s high-end four-level Maison Batârd at the corner of Windsor Place has just flung open its doors, as has Brazilianthemed sushi train restaurant Bossa Nova, and chic Korean restaurant SOT Dining.
Thai diner sensation Soi 38 opened up within the $25 million Tivoli Arcade makeover. They join restaurant mainstays Pellegrini’s and The Spaghetti Tree, as well as bars and venues such as The Carlton Club, Imperial Hotel and Springrock.
Activity along Bourke Street is supported by the trendy bars dotted through popular branching laneways such as Meyers Place, Crossley Street and Liverpool Street, and the show crowds going to The Princess Theatre.
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New Tenants: Maison Batard, Bossa Nova, Sot Dining
Established tenants: Pellegrini’s, Grossi Florentino, The Imperial
CHINATOWN
Melbourne’s famous Chinatown – home to the longest continuous Chinese settlement in the western world – saw vacancies fall again over the past year, as the reopening of China’s borders continued to see a steady rebound of tourism inflows. The addition of Juneyao Airlines’ Shanghai to Melbourne routes was expected to support the number of airline seats in the Australia-China market to reach 104% of the pre-pandemic capacity this summer1.
Together with the ongoing return of international students, the proportion of shopfronts being food and beverage and hospitality jumped again, to now
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sit at more than 60%, ensuring queues continued to stretch out the door at the famed dumpling houses and eateries that also attract visitors from across Melbourne.
The influence of international students continues to see the modernising of the Chinatown offering, with Southern Thai cuisine restaurant Nora Thai opening up, while it has also effectively encouraged the expansion of the precinct further into the laneways and the northern end Swanston Street and around Lonsdale Street, towards the universities and student accommodation precinct.
New Tenants: Nora Thai, Reed House, Chillangos, Ab’s Barber, Crackle Bae Established tenants: Shanghai Street, Flower Drum, ShanDong Mama
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The city’s famed Paris End is home to a roll-call of global luxury retailers such as Louis Vuitton, Gucci, Versaci, and Cartier.
The east end of Collins Street again recorded one of the lowest vacancy rates among the CBD precinct, at just 4.1%, with specialty retail accounting for 68.5% of shops – the highest in the city - as highend retail continued its outperformance of recent years, insulated from the global financial instability.
Australia’s favourable exchange rate has attracted more of the tourists visiting Melbourne.
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The Paris End continues to command prime rents with a long list of retailers constantly clambering to get into the precinct. The demand to be in the Paris End and rarity of opportunities has seen the high-end offering continue to creep outwards into Russell Street and Exhibition Street.
The nearing opening of Town Hall station, at the corner of Swanston Street, will bring yet more pedestrian traffic in the years to come.
COLLINS STrEET WEST
Billion-dollar-plus tower builds including the recent completion of Charter Hall’s 555 Collins Street with Hines’ 600 Collins on the way, pulling the office core of the CBD further westwards following the completion of projects such as Collins Arch and Olderfleet.
The ongoing return to the office and future influx of workers to the western half of Collins Street will further underpin its even mix of service, specialty and food and beverage in the coming years. Italian food hall Mercato Centrale made its long-awaited debut outside of Italy in the McPherson’s Building.
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New Tenants: Bovet, Swatch, II Mercato, Bermont, Grand Seiko
Established tenants: IWC, MJ Bale, Freyja
More centrally, the block to the west of Swanston Street, to Elizabeth Street, has minted its place as Australia’s premier luxury watch precinct after Swiss watchmaker Swatch opened a flagship store at 260 Collins (formerly St Collins Lane), and Japanese watchmaker Grant Seiko opened a flagship at the entrance of the Block Arcade. Bovet 1822 and Bremont have also opened up in the Arcade.
ELizABETH STrEET
Elizabeth Street has been one of the biggest improvers in terms of vacancy rates in recent years. At its southern end the strip forms the busy pedestrian trail to and from Flinders Street station, while the northern end has been reshaped into a varied hospitality offering by the international students that attend and live around University of Melbourne and RMIT in particular.
Across its length, Elizabeth Street has one of the higher proportions of specialty retailers in the CBD, with the line-up recently boosted by Norwegian outdoor
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New Tenants: Helly Hansen, Peter Jackson, Zambrero, Barhio Shoes
Established tenants: JB Hi-Fi, Coles, Woolworths
clothing retailer Helly Hansen opening up on the corner of Little Collins Street, menswear brand Peter Jackson relocating for stronger exposure, and leather shoes and accessories retailer Barhion Shoes opening at number 65. Mexican eatery chain Zambrero added to the food and beverage offering.
Rents have stabilised at the southern end, while at the northern end rents can reach as high as $2,000 to $2,500 per sqm.
ExHIBITION STrEET
EXHIBITION STrEET
Exhibition Street has seen a huge transformation in recent years, with a wave of new restaurants, eateries and cafés effectively connecting several hospitality precincts, and bringing vacancies down to among the lowest in the CBD.
The heritage building at the corner of Little Collins Street has been restored to sprawling pub Morris House, home to distinct offerings on each of its four levels, which together with Farmer’s Daughters, Antara, Bossley Bar & Restaurant and recently-hatted Filipino restaurant Askal
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Tenants: Askal, Subway, Tori’s, Bossley Bar & Restaurant
all connect the Flinders Lane precinct, around Chin Chin and Garden State Hotel, through to Bourke Street, near Grossi Florentino, Bottega Restaurant, Pellegrini’s, Fancy Hank’s, and Good Heavens Rooftop, and Little Bourke Street, around Longrain, Bodega Underground and Ho Chi Mama.
Demand to be in the Paris End and rarity of opportunities has also seen the highend retail offering creep outwards onto Exhibition Street.
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The eastern end of Flinders Lane is arguably the CBD’s most sought-after hospitality precinct.
The stretch is dominated by a bevy of well-credentialled, buzzing restaurants and bars such as Chris Lucas’s Chin Chin and Andrew McConnell’s Supernormal, Cumulus Inc., and Gimlet at Cavendish House – joined by sister venue, cocktail bar Apollo Inn just a few doors down – as well as busy Garden State Hotel.
Towards Elizabeth Street is an edgy fashion-dominated offering as well as Melbourne’s archetypal café-dominated laneways Degraves Street and Centre Place, which attract visitors from across Melbourne, Australia and internationally.
New Tenants: Pecks Road, Elios
Established tenants: Kisume, Coda, Brunetti Classico
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FLINDErS STrEET
Flinders Street between Elizabeth and Russell streets spans Melbourne icons Flinders Street station and Federation Square, the latter part of which is due to be revitalised with the opening of the Town Hall Metro station entrance after years of works.
Flinders Street attracts pedestrian traffic at all hours, from visitors, workers and tourists coming to and from the city via Flinders Street station through both the
Elizabeth Street and Swanston Street entrances (and soon at Federation Square), and the multitude of tram lines running along and intersecting it.
This stretch includes historic hotel Young and Jackson, and is bookended at its east by prominent entertainment venue The Forum, which regularly hosts national and international musicians and acts, together with the Duke of Wellington - Melbourne’s oldest licensed pub.
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LiTTLE COLLiNS STrEET
Activity on Little Collins Street over the past year was headlined by German camera maker Leica opening its biggest global store in a four-storey Art Deco building at number 267 with 540sqm of space. Little Collins Street has traditionally been home to a number of fashion boutiques, and specialty retailers today include Seiko Boutique, Patagonia, Sole Motive, and Informale.
Hospitality operators including popular sandwiches spot Hector’s Deli, focaccia sandwich shop Foc, and salad slingers Greenstreat all opened up along Little Collins Street over the past year.
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New Tenants: Greenstreet, Hectors Deli, FOC, Longrain Canteen
Established tenants: Patagonia, Gormon, Nudie Jeans
The heritage building at the corner of Exhibition Street has been restored to sprawling pub Morris House, home to distinct offerings on each of its four levels, anchoring a growing hospitality scene that includes recent entrants Latin American restaurant Morena and modern eatery Maverick Asian, joining native Australian fusion restaurant ARU, Italian restaurant Il Bacaro and steakhouse Meatmaiden, while a number of classic Melbourne laneways home to a bevy of bars and cafés run off Little Collins Street – such as The Causeway, Russell Place and Meyers Place.
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QuEEN STrEET
Reflecting the key trend seen across the CBD, leasing activity on Queen Street in recent times has been dominated by new cafés and eateries. At GPT’s Queen & Collins, new entrants include A25 Pizzeria Melbourne, dessert bar Koi – which had been on the lookout for new premises in the city for six years – and Japanese eatery Ichigo.
Further north, Bailey Espresso Bar opened up at 179, close to fellow new café Peddler, while Japanese shaved ice dessert spot
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New Tenants: Peddler, Bailey Espresso Bar, Sebastian Kakigori, Menswarehouose, Soaz 22 Established tenants:
Sebastian Kakigori has opened at 203, and French and Asian fusion eatery and café Soaz 22 started serving from 170 Queen Street.
Meanwhile, in the specialty retail space, Menswearhouse relocated to 228 Street. Queen Street, following on from the openings of major developments Queen & Collins and nearby 405 Bourke Street, will get a further boost in activity from the completion of Cbus Property’s $1 billion 435 Bourke Street tower.
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Melbourne’s Retail Core takes in major thoroughfares Swanston Street, Bourke Street Mall, Collins Street and Elizabeth Street, and includes Chinatown as well as laneways Crossley Street, Southern Cross Lane and Russell Place. Much like the broader CBD, vacancies came down again over the past year.
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Much of the Retail Core has been in a transition phase with the ongoing development of the Town Hall and State Library Metro train stations, which will soon bring yet more visitors directly to the heart of the CBD and overnight turn construction sites into hives of activity.
ruSSELL STrEET
The eastern edge of the CBD core and gateway to the “East end” has a high proportion of food and beverage operators, supported over the past year by the entrance of Portuguese wood fired restaurant Marmelo, while in a changing of the guard, Miyazaki Gyu is taking over the former Izakaya Den space, which had been home to the popular Japanese restaurant for 15 years.
Momentum is gathering around the Chanel building from the overflow of the luxury brand looking to get into the city’s Paris end.
On the south east corner of the intersection at Flinders Lane, LVMH bought the 145-149 Flinders Lane building where it is proposing to set up a new multi-level Christian Dior flagship.
Russell Street begins from Federation Square and world-class entertainment venue The Forum in the south, and at its north borders QV Village and RMIT University before the street turns into Melbourne’s world-famous “Little Italy”, Lygon Street
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Tenants: Miyazaki Gyu, Lemon Head Hair, Marmelo, Sampheng
tenants: Lune, Culture Kings, China Bar
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SWANSTON STrEET
One of the Melbourne CBD’s main thoroughfares, Swanston Street extends through the heart of the city, northwards from the busy intersection with Flinders Street station.
Having borne the brunt of the absence of workers and tourists during the pandemic, vacancies have been crunched to the lowest in the CBD, at just 2.6%. The sensational result comes on the back of a combination of rents bottoming out and tenants taking up prime opportunities that don’t normally present in the CBD, as well as the anticipation of the opening of the Town Hall and State Library Metro Tunnel stations.
Fast food giant Hungry Jack’s opened a new restaurant at 163-165 Swanston Street, and was joined by international chocolatiers Godiva.
Swanston Street has been in the midst of a major overhaul for years, with vast tracts turned off for construction of two new Metro stations. Their impending openings mid 2025 will see several construction sites turned into hives of activity overnight, adding pedestrian traffic day and night across the entirety of the strip, which already features busy hotspots at Flinders Street station and Melbourne Central, and providing a further boost for retail.
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New Tenants: Godiva, Hungry Jacks, Auspacific, Waffle Cake
Established tenants: Koko Black, Westpac, Chemist Warehouse
FiTzrOyS CBD Retail Leasing Team
Contact us today to discover how we can secure tenants for your property
James Lockwood
DIVISION DIRECTOR - AGENCY
03 9275 7749
0402 824 441
lockwoodj@fitzroys.com.au
Ned Murray
AGENCY EXECUTIVE - AGENCY
03 9275 7797
0404 747 728
murrayn@fitzroys.com.au
Retail Leasing Services
• Clear leasing strategy
Franklin Gikas AGENCY EXECUTIVE - AGENCY
03 9275 7715
0459 180 999
gikasf@fitzroys.com.au
• Leasing of new retail projects, existing developments, creative and heritage space, mixed use developments and specialist property.
• Pre-commitment & pre-development advice
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• Regular client communication
