Greenfield vs Brownfield: Strategic Choices for Australia's Booming Life Sciences Sector
"Life Sciences buildings are highly specialised with material differences to typical office buildings. Greenfield opportunities would best accommodate a life sciences requirement in the majority of cases, where adaptive re-use can often be akin to fitting a square peg in a round hole."
With Australia's life sciences sector surging 43% since 2019, the demand for purpose-built facilities has reached unprecedented levels. Companies now face a crucial strategic decision: build new on untouched greenfield sites or transform existing brownfield infrastructure?
The Greenfield Advantage
Greenfield developments offer unparalleled customisation—purpose-built layouts, integrated utilities, and regulatory compliance by design. These blank-canvas projects deliver:
Operational Excellence: Facilities meticulously designed to maximize research and production efficiency
Regulatory Certainty: Built-in compliance with TGA, FDA, GMP, and ISO requirements without costly retrofitting
Strategic Positioning: Optimised locations for supply chain efficiency and future expansion
Environmental Leadership: Integrated renewable energy and sustainable design from day one
Long-Term Efficiency: New systems mean lower maintenance costs and fewer unexpected repairs
The challenges? Extended timelines, land scarcity, potential talent acquisition difficulties, and significantly higher upfront investment.
The Brownfield Appeal
Brownfield sites accelerate market entry through existing infrastructure, potentially reducing development time by 30%. These repurposed properties provide:
Speed to Market: Pre-existing infrastructure reduces development timelines significantly
Financial Efficiency: Lower capital expenditure, particularly attractive for start-ups and mid-sized firms
Sustainability Through Reuse: Reduced urban sprawl and community revitalisation benefits
Urban Connectivity: Superior access to talent pools, clients, and essential amenities
Reduced Commitment: Shorter lease options offering greater operational flexibility
The Reality Check
While adaptive reuse delivers clear advantages, the specialised nature of life sciences facilities presents significant challenges. The unique demands—higher floor loads, increased HVAC requirements, specialised power systems, and strict safety compliance—make greenfield developments the more straightforward option in many cases.
Tim Farley, National Director, Occupier Services - Head of Strategic Transaction Advisory at Colliers notes: "Less specialised requirements can achieve significant time, environmental and cost benefits through brownfield opportunities compared to greenfield projects that are otherwise subject to lengthier programs, development risk and higher construction costs impacting economic rents."
The decision ultimately hinges on your priorities: customization and scalability versus speed to market and urban connectivity.
In Australia's rapidly expanding life sciences landscape, aligning your facility strategy with business objectives, market demands, and long-term growth plans has never been more critical.