Bartlett: The Ideal Location for Your Industrial Space

Contents

Section 1: Bartlett at a Glance. 1

Section 2: The Industry Backbone of Bartlett 1

Section 3: Commercial Hubs and Developments. 2

Section 4: Infrastructure That Works for Business. 2

Section 5: Proximity and Access. 2

Section 6: Amenities That Support Business. 2

Section 7: Transport Network. 3

Section 8: Why Bartlett Works for Business. 3

Section 9: What the Market’s Doing. 3

Section 10: Looking Ahead. 3

Section 11: Bartlett vs. Jet Park – Side-by-Side. 4

Section 12: FAQ.. 4

Conclusion. 5

Bartlett, tucked into the heart of Boksburg on Gauteng’s East Rand, has carved out a name for itself as a premier industrial and commercial address. For businesses with an eye on growth, efficiency, and connectivity, this node is hard to beat. Close to OR Tambo International Airport and flanked by the N12 and R21 highways, Bartlett has become a magnet for companies in logistics, warehousing, manufacturing, and related sectors — and it’s showing no signs of slowing down.

Section 1: Bartlett at a Glance

What started as a largely agricultural and residential zone has gradually morphed into a sought-after industrial pocket, thanks to its strategic location and ever-improving infrastructure. Bartlett’s commercial transformation picked up pace in the mid-20th century, when businesses began capitalising on the easy highway access and its closeness to what is now OR Tambo International Airport. Over the years, industrial activity intensified, with demand for warehouse space, light industrial premises, and distribution centres driving up both investment and interest.

These days, Bartlett is a critical player in the East Rand's commercial landscape. National and international businesses — like RTT Logistics, Ram Hand-to-Hand Couriers, Motus, and Babcock — have established themselves here, attracted by the promise of operational efficiency and regional reach.

Section 2: The Industry Backbone of Bartlett

Bartlett's economic engine is fuelled by logistics, warehousing, and transport — sectors that thrive off location, connectivity, and space. The global e-commerce boom has only strengthened demand for well-located distribution centres, and Bartlett ticks every box. It’s close to the airport, hemmed in by key arterials, and surrounded by a workforce that can support industrial operations at scale.

Over the past five years, logistics and warehousing activity in Bartlett has grown by roughly 4% annually. That’s been good news for employment in the area, which boasts a lower-than-average unemployment rate. Property values are up too, climbing by about 6% annually, a reflection of ongoing demand and a healthy market for commercial and industrial real estate. The consistent investment in business parks and logistics hubs has made this more than just a convenient spot — it’s a strategic one.

Section 3: Commercial Hubs and Developments

Bartlett isn’t short on quality real estate. Whether you’re after secure warehousing, modern offices, or small-scale industrial units, there’s a strong mix of developments tailored for different business needs.

Anchor Industrial Park is a popular choice, located on Springbok Road. It offers secure access, spacious units ranging from 360 m² to 1,100 m², and solid infrastructure including three-phase power and high floor clearance. Perfect for distribution, engineering, or light manufacturing operations.

N12 Industrial Park is another gem. With 24-hour manned security, smart finishes, and strong highway visibility, it’s ideal for businesses that need exposure and functionality in equal measure.

N12 Airport Industrial Park along Dr Vosloo Road adds another layer of warehousing excellence, with units between 300 m² and 500 m². It’s well-suited to SMEs looking for efficiency without compromising on quality or access.

Section 4: Infrastructure That Works for Business

If there’s one thing Bartlett gets right, it’s infrastructure. The entire node is geared toward making business run smoothly, from the ground up. The N12 and R21 provide fast connections across Gauteng, while OR Tambo International is practically on your doorstep — just 10 minutes away.

Industrial parks here aren’t just modern — they’re built to support efficiency. Expect secure warehouses with solid floor loads, ample turning space for trucks, high-speed internet, and reliable utilities. Zoning is business-friendly, allowing for a wide range of commercial activities. Plus, the area draws talent from surrounding suburbs like Boksburg, Benoni, and Kempton Park, thanks in part to nearby industrial colleges and vocational training centres.

Section 5: Proximity and Access

Bartlett’s location does a lot of heavy lifting when it comes to logistics and employee convenience. The suburb is 10 minutes from OR Tambo International, and its proximity to the N12 and R21 makes getting around Gauteng — or shipping goods nationally — quick and simple. You’re close to industrial neighbours like Jet Park, Spartan, and Isando, which opens the door to supplier relationships, client networks, and mutual infrastructure benefits.

Public transport is also well established, with access to buses, taxis, and even Gautrain connections via nearby Rhodesfield station. Planned transport upgrades in the region will only boost connectivity further, making this an area to watch.

Section 6: Amenities That Support Business

Bartlett’s not all warehouses and logistics parks — the lifestyle side holds its own, too. Staff and clients enjoy easy access to shopping centres, eateries, and services, making day-to-day operations more pleasant.

Red Pepper Mall is close by, offering a mix of shops and restaurants — great for lunch breaks or casual client meetings. K90 Centre is also just around the corner, and East Rand Mall, one of the biggest in the region, is a few minutes’ drive away. Between those three, staff have everything from groceries to banking and medical services on their doorstep. Cafes like Wimpy and Mugg & Bean round out the picture, providing spaces for informal chats or coffee breaks.

Section 7: Transport Network

Transport and accessibility are two of Bartlett’s biggest drawcards. The area’s stitched together by some of Gauteng’s most important roadways — the N12 and R21 — making it easy to move goods, meet clients, or coordinate deliveries. Being near OR Tambo International is a major plus for companies with international reach or clients who fly in regularly.

This connectivity helps reduce delays, cut costs, and improve supply chain efficiency. It’s not just about moving goods — it’s about doing business smarter.

Section 8: Why Bartlett Works for Business

Bartlett’s appeal is no accident — it’s built on real advantages. The logistics focus of the area, plus its strong infrastructure and airport access, attracts serious businesses that need to move fast and grow confidently.

From a cost point of view, rentals are still competitive compared to older areas closer to Johannesburg, yet you’re getting newer builds, better truck access, and a growing commercial ecosystem. The labour pool is strong, thanks to nearby residential areas, and new developments continue to push the area’s profile up.

Section 9: What the Market’s Doing

Bartlett is trending upward. Vacancy rates are low, demand is climbing, and rental escalation remains stable — usually between 6% and 8% per year, depending on the lease term. The area is benefitting from the e-commerce and logistics boom, which is driving growth in distribution facilities, bulk storage, and modern warehouses.

Section 10: Looking Ahead

Bartlett’s industrial future is shaping up with real intent. With demand for quality industrial space on the rise — especially from logistics, light manufacturing, and last-mile delivery businesses — developers are responding with a fresh wave of premium offerings.

One of the most exciting new entries is Airport Strategic Park, a secure, access-controlled development set to break ground in late 2025. Driven by ALW — the same team behind the popular N12 Strategic Park — this project is designed to offer practical, flexible industrial spaces that match the pace of modern logistics.

The full park will eventually bring 30 industrial units to market. Phase one, comprising 18 units, is set for completion in early 2026, with the balance in phase two following by Q4 2026. All units are zoned Industrial 1, with sizes ranging from 372m² to 550m² — and for larger users, there's the option to combine spaces for a total GLA of up to 4,000m².

Each unit will include 7 parking bays, 1 loading bay, and 60 amps of three-phase power. Truck access is planned for rigid vehicles up to 9 metres, as well as single 17-metre trailers, offering just the right balance between accessibility and manoeuvrability.

Inside, the finishes are smart and modern — expect off-shutter concrete ceilings, aluminium-framed windows, and concrete floor finishes. The warehouse structures themselves combine face brick and Chromadek sheeting, with energy-efficient LED lighting throughout.

Airport Strategic Park is more than just another industrial development. It’s a marker of where Bartlett is heading — toward a future defined by premium, purpose-built infrastructure, smart investment, and real staying power in Gauteng’s industrial mix.

Section 11: Bartlett vs. Jet Park – Side-by-Side

Section 12: FAQ

Q: What should I consider before leasing industrial space?

A :Look at location, access to highways, floor loading capacity, power supply, security, and proximity to your suppliers and clients. Don’t forget about zoning and potential future expansion.

Q: What lease terms are typical?

A: Most leases run 2–5 years. Longer leases often come with better escalation rates or allowances for tenant fit-outs.

Q: Is the advertised rental all-inclusive?

A: Usually not. You’ll typically pay base rent, plus extras like rates, electricity, water, and security. Always confirm with the landlord or broker.

Q: What about rent escalation?

A: Expect around 6% to 10% annually, depending on lease terms and market conditions.

Q: Who handles maintenance?

A: Tenants usually handle internal maintenance. Landlords take care of structure, roof, and common areas — but check your lease.

Q: Can I break my lease early?

A: There’s usually a penalty. This could be payment for the remaining term or a portion thereof. Read the fine print.

Q: Are there restrictions on what I can do in the space?

A: Yes — zoning laws and body corporate rules may limit certain uses. Check upfront to avoid surprises.

Conclusion

Whether you're scaling up, streamlining operations, or entering Gauteng’s industrial heartland for the first time, Bartlett stands out as one of the smartest choices on the East Rand. It’s not just about ticking boxes — it’s about being in a place that actively supports business momentum. From its unbeatable proximity to OR Tambo International Airport and major highways, to its expanding network of secure, modern industrial parks, Bartlett offers a location that works just as hard as you do.

You’re surrounded by reputable businesses, competitive property rates, and a strong, skilled workforce — plus a growing set of lifestyle amenities that make it easier to attract and retain great people. And with future-forward developments like Airport Strategic Park on the horizon, the area isn’t just keeping up with demand — it’s setting the pace for the next wave of commercial and industrial growth.

For tenants looking for location, flexibility, and long-term upside, Bartlett isn’t a maybe — it’s a must-see. The infrastructure is solid, the market fundamentals are strong, and the future? It’s already being built.