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Brownfiled New Greenfield

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High-density living is not for everyone and there are limited opportunities to provide a house and land product as part of an integrated development in the existing infill areas.

Brownfield development provides this opportunity. Smaller freehold allotments containing innovative, architect-designed dwellings have had very strong take up in the Redlands and the Priority Development Areas.

These developments have proven to be an effective method of achieving a dwelling density to meet infill dwelling targets, while also catering to first home owners reluctant to live in a residential tower.

The Strategic Framework of the recently adopted Brisbane City Plan 2014 is a high-level planning instrument which seeks to retain these industrial areas for future industrial activities.

The Strategic Framework sits above all other components of the planning scheme, such as codes or neighbourhood plans, and where there is a conflict the Strategic Framework will prevail.

I acknowledge the important role of industrial land and its contribution to Brisbane’s economy. The intent to prevent the wide spread loss of industrial land is important to ensure that there is sufficient industrial land for the future generations.

However, it is our understanding that during the drafting of the City Plan 2014, Brisbane City Council did not undertake any new studies of the actual demand and availability for industrial land, nor whether the existing land was still suitable for the changing needs of the industry.

It is understood the latest study of industrial land supply and demand was undertaken for the inner city area approximately four years ago and no recent study had been undertaken for the remainder of the city.

Anecdotal evidence suggests that there is an abundance of available industrial land in pre-existing industrial areas. This is being driven by the strong growth in the pre-lease market by companies such as Goodman in areas like the Trade Coast.

This pre-lease market involves the redevelopment of a new industrial building in new areas, which are leased to a tenant prior to the development. This, combined with the small often fragmented nature of existing industrial areas, results in unsuitable buildings for refurbishment or rehousing new tenants. This new product offers an m2 rate comparable to 20-year-old industrial buildings. Clearly the existing stock cannot compete with the new product.

Valuable Infill Sites

We believe that we should learn from Sydney and Melbourne and recognise that these older industrial lands are valuable infill sites and not necessarily land worth protecting for the industrial sector.

Sure, we will continue to need industrial land and we will need these near our cities, but this land needs to be capable of being economically serviced, accessible and suited to changing sectors and demands of production.

We would argue, as would many of the holders of industrial land, that many of the older under performing industrial areas of our city are under performing because they can’t provide the access or serviced needed of the tenants.

We believe that Council and developers should be willing and able to explore ways to reinvent and repurpose older industrial areas. The key is to understand the challenges and potential conflicts between existing and ongoing industrial uses and potential new residential occupants.

Assuming these can be solved, why should Brisbane be stuck with development limited to smaller piecemeal sites in key centres? Larger consolidated industrial holdings that no longer represent the most attractive or best practice industrial land should at least be in the mix for redevelopment, as opposed to the current BCC approach of taking them off the table altogether, which we believe is short sighted.

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Opinion

Sydney Baby Boomers drive real estate boom in Brisbane

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Sydney Baby Boomers drive real estate boom in Brisbane

Brisbane’s bayside suburb of Wynnum is an attractive option for southern buyers.Source:Supplied

A MIGRATION of cashed-up Baby Boomers from Sydney will lead to a real estate boom in Brisbane, according to property investment experts.

A Property Investment Professionals of Australia (PIPA) members’ survey revealed that Brisbane was regarded as the best capital city for property investment.

Of the members who participated in the survey, 46.15 per cent rated Brisbane as the best capital for investment prospects in 2018.

PIPA chairman Peter Koulizos said the Queensland capital was expected to boom as a side effect of the Sydney property boom happening when Baby Boomers were looking at retiring.

“People that have a lot of equity in their home can retire or semi-retire by selling up and buying a home in southeast Queensland,” Mr Koulizos said.

And with the median house price in Sydney more than $1 million, he said this would give them a sizeable pile of cash left over after buying a home further north.

“That is because there is such a big price difference between Brisbane and Sydney,” he said.

A PIPA survey from last year also rated Brisbane as the best capital city in which to invest, but in the past 12 months the average house price has increased by just 2.9 per cent.

Mr Koulizos said a boom would come eventually, but picking the exact point was tricky.

“Property booms take a long time to gather momentum, I doubt you will see double digit growth in Brisbane this year but it may be different next year,” he said.

Melbourne was the next best investment option according to the survey, with 19.23 per cent believing it was a good place to invest, followed by Perth at 15.38 per cent.

Originally published: brisbaneinvestor.com.au

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Opinion

The property clock strikes big for hot spot areas

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The property clock strikes big for hot spot areas

9 Lion St, Ipswich. Picture: realestate.com.auSource:Supplied

DESPITE last month’s previous lacklustre values, analyst Michael Matusik has identified the areas on the upswing.

While property values remained fairly stagnant during February, property analyst Michael Matusik has revealed where the housing market is on the upswing.

Mr Matusik’s latest property clock for houses, has Brisbane, Gold Coast, Logan, Redlands, Sunshine Coast and Gympie all in upswing.

He said a market’s position on the property clock was based on the strength and direction of key indicators including sales numbers, price and rent, demand and how much new supply there was.

His latest Matusik Missive also listed Ipswich, the Fraser Coast and Noosa markets as heading into upswing territory.

Ipswich has many beautiful homes, often at prices well below what something similar would cost in Brisbane’s suburbs. A four-bedroom home at 9 Lion St,Ipswich is listed for $879,000.

The land the home sits on was bought in 1904 from the family of the then Ipswich Mayor Mr Pettigrew. A home was built on it in 1907.

The period home has 3.5m high ceilings, VJ walls, period window, and timber floorboards which have all been restored.

REAL ESTATE: 9 Lion St, Ipswich. Picture: realestate.com.au

REAL ESTATE: 9 Lion St, Ipswich. Picture: realestate.com.auSource:Supplied

The home has two new bathrooms, a large separate dining area and study. It is listed through Steve Athanates of NGU Real Estate Ipswich.

On the Gold Coast at Robina, 196 Easthill Drive is listed for more than $850,000.

The three-bedroom home is within the Glades Golf Community.

It has formal and informal living and dining areas, and an outdoor entertainment area with a swimming pool nearby.

196 Easthill Drive, Robina. Picture: realestate.com.au

196 Easthill Drive, Robina. Picture: realestate.com.auSource:Supplied

It is listed through Ian and Linda Mills of McGrath – Palm Beach.

On the Sunshine Coast at Noosaville a home at 15 Bluebell Court is listed for offers of more than $740,000.

The three-bedroom home is in a cul-de-sac in a residential pocket bordered by the Lake Doonella Reserve.

The single-level home has open plan living and dining areas. An outdoor area overlooks the pool and reserve at the rear of the property.

15 Bluebell Court, Noosaville. Picture: realestate.com.au

15 Bluebell Court, Noosaville. Picture: realestate.com.auSource:Supplied

The property has a double lockup garage, plus on-site side parking for a boat or caravan, on the 975sq m block.

It is listed through Tansy Grant and Justin Sykes of Ray White – Noosa.

Originally published: brisbaneinvestor.com.au

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Opinion

Where to invest: These are the suburbs where house prices are tipped to grow

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Where to invest These are the suburbs where house prices are tipped to grow

Annaliese Bullock, 27 with husband Jared, 27 and daughter Lyla 5 months sold their Burpengary before it even went on the market. Picture: AAP/ Megan Slade.Source:News Limited

THESE are the rising stars of Brisbane’s property market, the 27 growth suburbs investors need to know about.

INVESTORS chasing capital growth in Brisbane are spoiled for choice, with a new report identifying 27 suburbs where house prices are tipped to rise — and more than half of them have a median price of less than $500,000.

Property analyst Terry Ryder has identified the rising stars of the property market — where sales are rising steadily and house prices are set to follow. And they’re not the inner-city, blue chip suburbs you might expect.

Terry Ryder, managing director of Hotspotting.com.au.

Terry Ryder, managing director of Hotspotting.com.au.Source:News Corp Australia

Moreton Bay is the number one local government area in the state for growth, according to the latest Price Predictor Index report from Hotspotting.

The report examines sales activity, rather than prices, to determine the best and worst local government areas for property market growth.

This property at 8 Kroll St, Kippa-Ring, is inviting interest over $379,000.

This property at 8 Kroll St, Kippa-Ring, is inviting interest over $379,000.Source:Supplied

This big, four-bedroom home at 35 Westminster Rd, Bellmere, is available for offers over $379,000. Picture: realestate.com.au.

This big, four-bedroom home at 35 Westminster Rd, Bellmere, is available for offers over $379,000. Picture: realestate.com.au.Source:Supplied

The Moreton Bay region has 10 rising star suburbs where sales have been steadily increasing including Banksia Beach, Bellmere and Deception Bay.

This family home at 33 Male Rd, Caboolture, is on the market for offers over $349,000.

This family home at 33 Male Rd, Caboolture, is on the market for offers over $349,000.Source:Supplied

This cute Queenslander cottage at 62 Tibrogargan Drive, Narangba, is on the market for offers over $355,000.

This cute Queenslander cottage at 62 Tibrogargan Drive, Narangba, is on the market for offers over $355,000.Source:Supplied

Quarterly sales in Burpengary have risen from 69 to 97 in the past six quarters, while at Sandstone Point, sales are up from around 40 per quarter to 55 to 60.

Homes are selling so fast in the area that Jared and Annaliese Bullock just sold their four-bedroom house in Burpengary for $475,000 before they had a chance to even put it on the market.

Mrs Bullock said she contacted an agent at RE/MAX Ultimate, who brought through a couple of potential buyers and the offer was made within days.

But she’s not too surprised, given how close the suburb is to the train station, shops and the highway. The couple also recently bought two units as investment properties in nearby Caboolture. Acacia Ridge, Algester, Eight Mile Plains, Kuraby and Sunnybank Hills are also predicted growth areas.

This four-bedroom home on 617 sqm at 13 Stonewood St, Algester, is for sale.

This four-bedroom home on 617 sqm at 13 Stonewood St, Algester, is for sale.Source:Supplied

“It’s the affordable, outer areas that have got the most activity at the moment,” Mr Ryder said.

“The infrastructure is pretty good, with train links to the centre of the city, and there’s lots of shopping centres and good amenities.”

“The sweet spot is to be about 200 metres from a school, a shopping centre and a train station.”

SUBURBS WHERE SALES ARE RISING

Acacia Ridge $402,000

Algester $493,000

Banksia Beach $550,000

Bellmere $345,000

Birkdale $533,000

Boondall $490,000

Burpengary $420,000

Caboolture $340,000

Caboolture South $290,000

Deception Bay $345,000

Eight Mile Plains $788,000

Ferny Grove $595,000

Goodna $324,000

Jimboomba $480,000

Kippa Ring $415,000

Kuraby $679,000

Mt Warren Park $390

Narangba $458,000

Petrie $410,000

Raceview $318,000

Sandstone Point $420,000

Sinnamon Park $720,000

Springfield $426,000

Sunnybank Hills $660,000

Tingalpa $516,000

Victoria Point $522,000

Woodridge $299,000

Source: Hotspotting

Originally published: www.news.com.au

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