Longmeadow Area Guide

TABLE OF CONTENTS

1. Overview of Longmeadow as an Industrial and Commercial Hub

2. Why Rent Warehouse Space in Longmeadow Business Estate?

3. Types of Warehouses in Longmeadow Business Estate

4. The Guide to Renting Warehouse Space in Longmeadow Business Estate

5. Longmeadow Business Estate Industrial and Commercial Rental Rates

6. Tips for Getting the Best Value for Your Investment

7. Featured Warehouses for Rent in Longmeadow

8. Conclusion

Longmeadow Business Estate has established itself as one of Johannesburg’s most strategically positioned and infrastructure-rich industrial nodes. Located in the northern corridor of the city, with direct access to the N3 highway and close proximity to OR Tambo International Airport, the estate is ideally suited for businesses in logistics, light manufacturing, and distribution that demand efficiency and connectivity.

Home to a diverse range of businesses — from multinational FMCG corporations to agile local distributors and tech-driven enterprises — Longmeadow offers modern infrastructure, A-grade facilities, and a layout designed to support high-performance operations. Its appeal lies in the synergy it fosters between various sectors, including logistics, warehousing, manufacturing, and e-commerce.

The area continues to attract significant interest from both local and international investors, driven by sustained demand for premium industrial space and planned infrastructure enhancements. As one of Gauteng’s most active and functional business ecosystems, Longmeadow is exceptionally well-positioned for long-term, sustainable growth.

WHY RENT WAREHOUSE SPACE IN LONGMEADOW BUSINESS ESTATE?

Longmeadow Business Estate stands out as one of the most sought-after industrial locations in Johannesburg’s East Rand — and for good reason. Its strategic positioning, robust infrastructure, and high-quality facilities make it a premier choice for businesses across multiple sectors.

Key Advantages of Renting in Longmeadow:

• Strategic Location: Situated just off the N3 and R25, with seamless freeway access and only 15 minutes from OR Tambo International Airport, Longmeadow ensures efficient regional and national distribution.

• Diverse Business Ecosystem: The estate hosts a balanced mix of industries — including logistics, manufacturing, retail, and tech — encouraging collaboration and operational synergy rather than direct competition.

• Modern Infrastructure: Properties within the estate feature A-grade warehousing, solar-ready roofing, high-speed fibre connectivity, and stable, high-capacity power supply.

• Security & Access Control: Tenants benefit from 24/7 security with manned access points, monitored surveillance, and strict tenant management protocols, ensuring peace of mind for operations and personnel.

• Convenient Amenities: Close proximity to Greenstone Mall and other retail centres provides access to restaurants, banking services, fitness centres, and more — with some buildings featuring on-site cafés and gyms.

• Sustainable Development: A growing number of facilities are designed with environmental responsibility in mind, including green building certifications and renewable energy integration such as solar power.

• Pro-Business Environment: Supportive local governance and proactive estate management reduce red tape and streamline the process of setting up and scaling your business.

• Brand Exposure: Many units offer road frontage and prominent signage opportunities — a valuable visibility advantage for brand-oriented businesses.

• Scalability & Flexibility: Longmeadow offers space options that can grow with your business, including the potential to expand within the same site without the need to relocate.

Types of Warehouses Available in Longmeadow Business Estate

Whether you're running a high-volume distribution network or a specialised manufacturing line, Longmeadow caters to a variety of operational needs with versatile warehouse configurations:

• Distribution Centres: Optimised for rapid throughput and regional dispatching.

• Fulfilment Centres: Tailored to e-commerce and online retail models, supporting pick, pack, and ship operations.

• Cold Storage Facilities: Purpose-built for temperature-sensitive goods — limited in number but highly sought after.

• Manufacturing Warehouses: Designed with increased power supply and yard space for operational efficiency.

• Bulk Storage Units: High-capacity spaces suited to racking or open-plan layouts for FMCG and industrial materials.

• Bonded Warehouses: Customs-compliant storage ideal for import/export businesses requiring secure, regulated environments.

• Cross-Docking Facilities: Layouts that streamline goods transfer from inbound to outbound trucks, minimising handling and storage time.

• High-Tech Warehouses: Incorporating advanced systems like AS/RS (automated storage and retrieval), robotics, and IoT for smart logistics.

• Retail Warehouses: Flexible space solutions ideal for wholesale or showroom-style businesses needing accessibility and visibility.

• Hybrid Units: Integrated spaces that combine warehousing with offices and/or showrooms — perfect for customer-facing logistics, distributors, or tech-driven enterprises.

THE GUIDE TO RENTING WAREHOUSE SPACE IN LONGMEADOW BUSINESS ESTATE

Leasing warehouse space in Longmeadow Business Estate is more than just securing a roof over your operations — it's about making a strategic business decision that supports growth, efficiency, and long-term value. Here’s how to navigate the process effectively:

1. Clarify Your Operational Requirements
Start by defining your key criteria:

• Warehouse size

• Height to eaves and loading bay requirements

• Power supply (especially for manufacturing)

• Dock levellers or on-grade access

• Cold storage or hazardous goods compliance if applicable

2. Assess Property Specifications Thoroughly
Beyond location, look at:

• Flooring load capacity

• Sprinkler and fire suppression systems

• Yard size for truck circulation

• IT connectivity and backup power provisions

3. Understand the Full Cost Picture
Base rent is only the beginning. Be sure to account for:

• Operational costs (rates, levies)

• Park security contributions

• Utilities and waste removal

• Maintenance and compliance costs

4. Conduct a Physical Site Inspection
Always visit the site before committing:

• Test truck access and circulation

• Assess exposure and signage visibility

• Check finishes, natural light, and office layout

5. Work with an Area Specialist
Partnering with a broker who understands Longmeadow — like Wayne Gono from Anvil Property Smith — can streamline the process and uncover opportunities you might miss. They’ll know which landlords are negotiable, what’s coming to market, and how to position your deal.

6. Review Lease Terms Carefully
Pay close attention to:

• Annual escalation percentages

• Repair and maintenance obligations

• Notice periods and early termination clauses

• Tenant installation (TI) contributions or rent-free periods

7. Plan for Scalability
Choose a facility that aligns with your growth trajectory. Properties with expansion potential or modular space configurations provide operational flexibility.

8. Seek Feedback from Existing Tenants
Other occupants can offer valuable insight into:

• Estate management efficiency

• Security reliability

• Maintenance responsiveness

Current Rental Rates in Longmeadow Business Estate

Indicative monthly rates per square metre (excl. VAT):

• Industrial Warehousing: R75 – R85/m²

• Commercial Office Space: R110 – R150/m²

Rental fluctuations are influenced by:

• Proximity to major highways (e.g., N3, R25)

• Building age, condition, and design specs

• Height to eaves and number of roller doors

• Yard availability and truck access

• Security provisions and shared park amenities

• General market trends (supply vs. demand)

• Energy efficiency certifications (Green Star, solar integration)

• Fibre connectivity and backup utilities

Tips to Maximise Value from Your Lease

To optimise your warehousing investment in Longmeadow, consider the following:

• Understand Market Trends: Keep an eye on vacancies, rental trends, and development pipelines. Oversupply creates negotiating leverage.

• Secure Longer Leases: Landlords are more open to incentives — such as TI allowances or rental discounts — for tenants willing to commit long-term.

• Request Fit-Out Contributions: Ask for tenant installation allowances for office customization or racking systems.

• Benchmark Against Other Nodes: Compare value-for-money between Longmeadow, Linbro Park, Meadowdale, and Isando to ensure you're getting the best fit.

• Look for Future-Ready Features: Properties with solar installations, EV charging stations, or energy-saving technologies often deliver better long-term cost control.

• Maintain Negotiation Flexibility: Being prepared to walk away can help you secure better terms when negotiations stall.

• Leverage a Specialist Broker: A local expert can identify hidden costs, unlock overlooked benefits, and ensure your lease aligns with your operational needs.

• Prioritise Operational Efficiency: The right location can reduce delivery times, fuel costs, and overall logistics spend — significantly impacting your bottom line.

FEATURED WAREHOUSES FOR RENT IN LONGMEADOW

Some top picks currently on the market:

• 53 Lake Road – Modern warehouse with excellent truck access and upmarket offices.

• 10 Friesland Crescent – Full-building lease opportunity. Top security and flexible configuration.

• 46 Lake Road – Great combo of warehouse and office space for a mid-sized operation.

• Merck Building – Corporate-grade ground-floor offices. Ideal for regional HQs.

• 35 Westfield Drive – Well-priced upper-floor office suites with generous parking.

• 20 Hereford Road – Large format warehouse with massive yard and high eaves.

• 1 Platinum Drive – Premium commercial space with sustainable features and flexible layouts.

• Emerald Business Park – A secure, sectional-title opportunity for owner-occupiers or investors.

CONCLUSION

For businesses seeking premium warehouse space in Gauteng, Longmeadow Business Estate stands out as a strategic choice. With its prime location just off the N3, close proximity to OR Tambo International Airport, and world-class infrastructure, it offers an ideal environment for logistics, storage, light manufacturing, and commercial operations.

But Longmeadow is more than just a place to store goods — it’s a high-performance business ecosystem designed to support growth and operational efficiency. Whether you're expanding your distribution footprint, enhancing supply chain capability, or scaling your team, this estate provides the right platform and prestige to elevate your business.

Demand remains consistently high, so securing space in Longmeadow requires proactive planning and swift decision-making. The opportunities here are limited — but the long-term value is undeniable.

At a Glance: Longmeadow Business Estate

- Location & Accessibility

• Situated off the N3 with quick access to the R25 and 15 minutes from OR Tambo

• Ideal for regional distribution and national reach

- Why Choose Longmeadow

• Modern, A-grade facilities with scalable layouts

• Fibre internet, high-capacity power, and green building options

• Strong security, on-site amenities, and a proactive management framework

- Types of Warehouses

• Distribution centres, fulfilment hubs, cold storage, manufacturing units, bonded facilities, and tech-enabled smart warehouses

- Rental Guidelines

• Industrial Space: R75 – R85/m²

• Commercial Office Space: R110 – R150/m²

• Influenced by specs, security, yard space, connectivity, and sustainability features

- Leasing & Investment Tips

• Know your operational needs and costs

• Negotiate for tenant installation contributions

• Consider scalability, energy efficiency, and access to arterial routes

• Work with an experienced area broker for optimal results

- Featured Listings

• Curated selection of available properties tailored to various business types and operational needs

Final Word
Longmeadow Business Estate isn’t just a viable option — it’s a strategic advantage. For businesses serious about performance, efficiency, and long-term value, this is where smart industrial investment begins.