Bartlett Area Guide

Industrial Property in Bartlett – Prime Location for Growth and Logistics Access

Why Bartlett Works for Industrial and Logistics Businesses

Bartlett, in Boksburg on Gauteng’s East Rand, is a proven base for warehousing, light manufacturing, and logistics. With immediate access to the N12 and R21, as well as a sub-10-minute drive to OR Tambo International Airport, companies benefit from the fast movement of goods, efficient operations, and the flexibility to scale. If you’re searching for industrial property in Bartlett or warehouses to let near OR Tambo, this node consistently delivers.

Business Landscape

Sectors Thriving in Bartlett

Over the past two decades, Bartlett has evolved from a residential fringe to a strategic industrial node in Boksburg. Secure parks, reliable utilities, and excellent connectivity attract:

• Logistics and freight forwarding firms leveraging highway and airport proximity

• Warehousing and distribution centres geared for rapid dispatch and regional delivery

• Light manufacturing requiring clean, practical factory space with easy supplier access

• Engineering services supporting maintenance and fabrication

• Last-mile and courier operations serving e-commerce and FMCG

Notable Occupiers & Parks

Prominent names include RTT Logistics, Ram Couriers, Motus, and Babcock, with activity clustered around parks such as N12 Industrial Park and N12 Airport Industrial Park. The tenant mix underscores Bartlett’s ability to support high-volume operations with dependable labour and infrastructure.

Location & Accessibility

Gateway Positioning on the East Rand

• OR Tambo International Airport: <10 minutes for airfreight and executive travel

• Johannesburg CBD: ±30 km via the N12 for client visits and admin

• Sandton: ±35–40 minutes by road (traffic dependent)

• Retail & Services: East Rand Mall is around the corner for staff and client convenience

Public Transport & Connectivity

Access to taxi and bus routes is fair, and Rhodesfield Gautrain Station connects Bartlett to the greater Gauteng area. Many employers supplement this with private staff shuttles for predictable commuting.

Lifestyle and Staff

Amenities that Support Your Team

While primarily industrial, Bartlett benefits from nearby lifestyle nodes that help with staff attraction and retention:

• Retail & Food: East Rand Mall, K90 Centre, Red Pepper Mall; café options like Wimpy and Mugg & Bean

• Daily Needs: Local gyms, clinics, and filling stations close by

• Travel & Meetings: Business-friendly accommodation and conference venues for visiting teams

The result is a functional, service-rich environment that benefits both employees and business visitors alike.

Key Infrastructure Features

Built for Efficiency and Throughput

• Power: Three-phase in most units for manufacturing and distribution

• Access & Volume: Roller shutters, generous stacking heights, and large yards for smooth truck movement

• Security: Access-controlled parks with 24/7 monitoring

• Connectivity: Fibre is widely available to support data-driven operations

• Reliability: Stable municipal services for water and waste

Industrial Property Trends in Bartlett

Demand, Rentals, and Unit Profiles

• Demand: Ongoing interest from logistics and e-commerce for well-located distribution nodes

• Rentals: Generally R60–R75/m² depending on age, spec, access, and park quality

• Vacancies: Typically low, often under 5%, good stock lets quickly

• Unit Sizes: From ±300m² to 10,000m²+, suiting SMEs to national operators

• New Builds: Growing appetite for modern, energy-efficient, future-proof layouts

Zoning & Development

Flexible Industrial Zoning

Bartlett primarily falls under Industrial 1 zoning, allowing a wide range of industrial and commercial activities, from logistics to light manufacturing and hybrid user needs.

Current & Planned Projects

• Anchor Industrial Park: ±360m²–1,100m² units with solid truck access and utilities

• N12 Industrial Park & N12 Airport Industrial Park: Visibility, access control, and operational practicality

• Airport Strategic Park (2025 start): ±30 units from 372m²–550m², expandable to ±4,000m²; each with ~7 parking bays, 1 loading bay, and 60A three-phase power, ideal for scaling businesses

Advantages of Operating in Bartlett

What Sets This Node Apart

• Airport Proximity: Unbeatable for airfreight and travel

• Highway Access: N12 and R21 on your doorstep

• Park Ecosystem: Multiple secure, modern industrial parks enabling scale

• Value: Competitive rentals vs comparable nodes (e.g., Isando, Jet Park)

• Talent: Access to a skilled labour pool from surrounding suburbs and training centres

Challenges or Considerations

Practical Factors to Plan For

• Public Transport: Available but not always walkable, private shuttles help

• Large Format Space: Limited ready-to-occupy big boxes; consider pre-lets or development pipelines

• Peak Congestion: N12/R21 traffic can slow logistics at rush hours

Even so, Bartlett remains one of the East Rand’s most operationally reliable locations for industrial users.

How Anvil Property Smith Can Help

Find the Right Bartlett Industrial Property

Whether you need Bartlett warehouses to rent, a modern distribution hub, or a light-manufacturing facility, Anvil Property Smith will shortlist the best options, arrange site tours, and negotiate favourable terms aligned to your operational profile.

Frequently Asked Questions

What types of industrial properties are available in Bartlett?

A balanced mix of light-industrial units, warehouses, logistics hubs, and courier depots, from ±300m² starter spaces to 10,000m²+ facilities for national operators.

What is the average rental rate in Bartlett?

Expect ±R60–R75/m², driven by unit size, truck access, eave height, power availability, and park security/spec.

Is Bartlett good for logistics businesses?

Yes, its proximity to OR Tambo and the N12/R21 makes it a high-performance node for logistics, warehousing, and regional distribution.

Are new developments available?

Yes. Options include Airport Strategic Park, Anchor Industrial Park, and other secure parks offering modern specs with expansion potential.

Is the transport infrastructure solid?

Roads are excellent, fibre is widely available, and parks are designed to support truck circulation, facilitating both local and national logistics networks.

Who do I contact to lease industrial space in Bartlett?

Contact Anvil Property Smith for current availability, curated shortlists, and guided site tours tailored to your specific operational needs.