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Queensland experts reveal the tops spots to buy in 2018

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Queensland experts reveal the tops spots to buy in 2018

WHETHER you are a first time entrant into the market, a family looking to expand or wanting to dip your toe into the luxury market, these are southeast Queensland’s top spots to buy this year.

Is the new year time for a new home? Whether you are a first time entrant into the market, a family looking to expand or wanting to dip your toe into the luxury market, we’ve asked the experts to nominate the top southeats Queensland suburbs to buy in 2018.

The Experts:

Tony Warland – Ray White Qld CEO

Damian Hackett – Place Estate Agents CEO

Brendan Whipps – Harcourts Qld CEO

Jon Iceton – Belle Property Head Qld

Paul Arthur – Qld Sotheby’s International CEO

Their picks:

FIRST HOME BUYERS (under $500,000)

NORTH

Narangba: A long-time popular suburb for its affordable homes. TW

North Geebung: Growing in value, 20 minutes from CBD with access to motorway and renovated Chermside shopping centre. DH

Banyo: Great buying, emerging services and close to Nundah’s thriving scene. BW

Redcliffe: Affordable waterside suburbs, new rail link, very attractive to the first homebuyer. JI

Banyo: Close to the CBD, train and bus, and strong returns. This a great place. PA

SOUTH

Springfield: Technically southwest. Still close to the CBD, while still in Ipswich Council area. TW

Acacia Ridge: Next to thriving south-side suburbs, without the price tag. Large blocks. DH

Springfield Lakes: Great value for money and plenty of investment surrounding it. BW

Rochedale: An attractive alternative for the first homebuyer looking to enter the Brisbane market. JI

Rochedale South: New estates popping up. this is the best pick for in the south . PA

EAST

Alexandra Hills: Nice steady suburb for homebuyers and investors with good returns. TW

Tingalpa: Great opportunities only minutes away from premium locations like Bulimba and Hawthorne precincts. DH

Wakerley: Close to the Bayside and City, surrounded by big blocks . BW

Murarrie: Post-war weatherboard and chamferboard houses combined with more modern estates. JI

Alexandra Hills: Average home prices of under $500,000, but still less than 30 mins to CBD. PA

WEST

Ipswich: We expect price growth in 2018 as the market has caught up and is ready to go . TW

Forest Lake: New homes at affordable prices in smaller communities with great amenities. DH

Riverhills: Affordable one to watch with better access to the city now through Legacy Way. BW

Oxley: Quiet neighbourhoods with a strong sense of community. Streets are wide and leafy, and many big blocks of land. JI

Ferny Hills / Arana Hills: I can’t go past either for location, quality, and value for money. PA

GOLD COAST

Upper Coomera: Long been a favourite for commuters and for affordable stock in the high growth corridor. TW

Upper Coomera: Continuously evolving, with new homes and developments in safe communities at affordable prices. DH

Ashmore: Great value in low sets and good sized blocks. Pockets of opportunity. BW

Coomera / Hope Island: Within reach of the beaches and an easy commute to Brisbane, great opportunities for the entry level buyer. JI

Varsity Lakes: Smaller homes ideal for first home buyers close to Bond University and Robina Town Centre. PA

SUNSHINE COAST

Sippy Downs: Set for more growth as it becomes more of an education hub. TW

Sippy Downs: It offers housing opportunities close to the Sunshine Coast University at very affordable prices. DH

Caloundra: Beaches, closest Sunny Coast location to Brisbane for work options and beautiful. BW

Caloundra: Plenty of development in the pipeline offering excellent opportunities for those wanting to enter the market. JI

Bli Bli: Increased infrastructure, new developments and regular capital gains.PA

FAMILIES ($500,000 to $1 million)

NORTH

Bracken Ridge: Close to good arterials and shopping centres. A lot of people who sell in Bracken Ridge, buy in Bracken Ridge. TW

Wavell Heights: An attractive suburb close to the M1, with good, quality character homes and homes ready to renovate. DH

Wavell Heights A hot spot in the inner-north. Beautiful leafy streets and big homes. BW

Wavell Heights: A quick commute to work. Families can capitalise on generous blocks close to the city. JI

Wooloowin / Kalinga: Close to the city, and many great prestigious schools, plus Kedron Brook. Still priced under the luxury market. PA

SOUTH

Rochedale South: This suburb stands out for its volume. This is family heartland. TW

Mount Gravatt East: Still offers value for money. Some of the South’s best school catchment areas, public transport and parks. DH

Daisy Hill: Home to some large, quality homes on large parcels of land. BW

Tarragindi: Easy commute to the CBD and a major motorway heading north and south.JI

Macgregor: Still a relatively undiscovered gem with some great bargains still to be had.PA

EAST

Carina: There’s been a solid five years of growth in Carina and it should continue. TW

Cannon Hill: Affordability for families on reasonable land, and an attractive lifestyle. DH

Camp Hill: It’s hard to beat the inner-east — so much to offer for everyone in the family. BW

Carindale: A lively entertainment and shopping culture, and quiet residential pockets and greenspaces. JI

Manly: Brilliant opportunity for families looking to take advantage of the coastal life while still in reach of the city. PA

36 Watcombe St, Wavell Heights is listed for sale in the popular family suburb. Picture: realestate.com.au

36 Watcombe St, Wavell Heights is listed for sale in the popular family suburb. Picture: realestate.com.auSource:Supplied 

WEST

Toowong: There’s such strong affinity to St Lucia in this education hub. TW

Kenmore:Large renovated Queenslanders on decent-sized allotments and a leafy lifestyle. DH

Chapel Hill: Leafy, quiet, well positioned and easy access to quality schools. BW

Kenmore: Changing demographic towards younger families, neighbourhood bars and eateries are eon the rise. JI

Bardon/Auchenflower: Close to the city, including Suncorp Stadium, with consistent growth, and great resale. PA

GOLD COAST

Helensvale: Helensvale is rocking. It keeps improving year on year. TW

Elanora: Affordable family homes on larger allotments with easy access to beaches. DH

Hope Island: Big homes with all the lifestyle and quick access to the M1 for commuters.BW

Palm Beach: A fabulous blend of community on the beach. Only minutes from the airport and heart of Surfers Paradise. JI

Parkwood: Larger blocks, many on the golf course. Excellent, central location with easy transport links. PA

SUNSHINE COAST

Buderim: In a high ground area which has always been popular. TW

Coolum: Significant growth in infrastructure and new developments, making it a hotspot for families for affordable beachside living. DH

Buderim: Bustling community with funky cafes, stunning views and close to the beach. BW

Moffat Beach: Beachside neighbourhood which radiates summer. Moffat is becoming a favourite for family’s due to its easy lifestyle. JI

Buderim: Perfect for families. Warm, close-knit community, close to good schools and just over 60 mins to Brisbane CBD. PA

LUXURY – ($1 million plus)

NORTH

Ascot: This is blue ribbon Brisbane’s classic heartland for fine luxury homes. TW

Teneriffe: Riverside hotspot offers one of Brisbane’s best lifestyles. Restaurant precincts and extensive amenities. DH

Clayfield: Stronger than ever, tree lined streets, stunning homes and some hidden value.BW

Hamilton: Picturesque river views, a perfect blend of community vibes, heritage aesthetics and entertainment culture. JI

Hendra: 2018 should see Hendra come into the light after reaching an average sales price above $1m for the first time last year. PA

West End: In the $1 million median club for its great schools and vibrant community. TW

Coorparoo: Strong development and growth, with new developments, like Coorparoo Square, adding to the appeal of the location. DH

Tarragindi: Emerging luxury, family orientated and great proximity to CBD. BW

Coorparoo: A balance of old and new, with character-rich homes and entertainment and lifestyle developments moving into the area. JI

Highgate Hill: It will rebound strongly in 2018, to join the group of suburbs with an average sales price above $1m. PA

EAST

East Brisbane: Strong connections to Kangaroo Point, Woolloongabba and Stones Corner. A lot of real estate opportunity. TW

M anly: A relaxed, seaside community lifestyle, perfect for families and boating enthusiasts. DH

Balmoral: Views, cafes, restaurants, stunning homes — always in high demand. BW

Hawthorne: Premium river side location with an enviable selection of refurbished homes and colonial Queenslanders. JI

Balmoral: Great city views, great community, great lifestyle. PA

39 Yabba St, is listed for sale in the luxury enclave of Ascot.

39 Yabba St, is listed for sale in the luxury enclave of Ascot.Source:Supplied

WEST

St Lucia: A long held suburb where people buy and hold for many generations. TW

Chelmer: Plenty of opportunity for those who want to live in a renovated Queenslander in a leafy, riverside location. DH

Paddington: Character filled with opulence. so close to the city. BW

St Lucia: Prestigious, renovated Queenslander and federation homes. JI

Brookfield: Seclusion, privacy on generous acreage blocks, Brookfield is now home to Brisbane’s most stunning luxury properties. PA

GOLD COAST

Paradise Point: This has always been an affluent high end sought-after area. TW

Palm Beach: Huge growth in new homes on prime beachfront land along with the opening of trendy restaurants in the main strip. DH

Broadbeach: Say no more — you can have it with no shortage of luxurious choice. BW

Broadbeach: Towering high-rise and contemporary apartments dominate the picture-perfect coastline. JI

Broadbeach Waters: Luxurious, waterfront residences. Enviable lifestyle close to popular shops, cafes, beaches and schools. PA

SUNSHINE COAST

A lexandra Headland: Had two years of growth and we don’t see it slowing anytime soon. TW

Noosa: An incomparable premium beach lifestyle with stunning luxury homes. DH

Noosa: Who doesn’t love Noosa, National Parks, beautiful beaches and relaxed coastal scene. BW

Sunrise: A relaxing beachside location, with pristine beaches and national parks. JI

Noosa: It’s hard to go past Noosa for location and luxury on the Sunshine Coast. It’s a crown that seems to never tarnish. PA

Originally published: brisbaneinvestor.com.au

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Opinion

Expert insight: Should investors buy Brisbane properties today?

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Expert insight Should investors buy Brisbane properties today

With the Sydney and Melbourne property markets declining, the stability of the Brisbane property market has been welcomed by investors with open arms. Will the Queensland capital ultimately emerge as the next investment hotspot?

While Brisbane has yet to witness a stellar growth in its property market, the capital city has remained stable in the past few months as other major capital cities suffer continuous decline in property values.

As a result, a considerable number of investors are starting to flock into the Queensland capital, hoping to take advantage of the affordable entry points and consequently benefit from the eventual rise of its property market in the near future.

How exactly will the Brisbane property market be performing in the next five years?

Streamline Property Buying’s Melinda Jennison said that, in general, she’s optimistic about the Brisbane property market moving forward.

“We’ve certainly had a lot of headwinds as have all property markets now that the royal commission and the federal election are behind us, even though we still have tight lending – that’s going to continue into the foreseeable future, I think. With the second half of the year coming up, one or two rate cuts may provide further stimulus into the market.”

“Brisbane itself had a 38 per cent reduction in building commencements just in the last 12 months. We had an oversupply in the apartment market but that has been absorbed by the accelerating population growth. Vacancy rates are now declining in some of the inner city locations,” the buyer’s agent highlighted.

With good population growth and a decline in housing supply, the Brisbane property market only needs employment and wage growth to complete the ‘perfect recipe for upward pressure on prices’, according to Ms Jennison.

Where to invest

As there is no ‘one size fits all’ strategy for investing in property, Ms Jennison highlights the importance of understanding the investor’s personal goals before ultimately jumping into a purchase.

What type of results do they want—rental yield, capital growth, or a balance of both? How can they get their considering their personal and financial capabilities and limitations?

Moreover, investors are encouraged to study the fundamentals that will drive growth into their assets over the long-term.

Ms Jennison said: “We love trains and sub-train line locations, but Brisbane is very widespread and we don’t simply buy in all train line locations.”

“There are blue chip suburbs and the fringe suburbs just on the outer areas of those blue chip locations – the train lines there, that’s where we’re certainly looking at right now… Where there’s price disparity between one suburb and the next, there are certainly opportunities for investors there.”

Apart from train stations, investors are also advised to look out for ongoing and upcoming infrastructure projects in the area, which could ultimately spur growth for investment properties.

In Moreton Bay, for instance, the new campus of the University of Sunshine Coast is expected to improve the housing market conditions across The Mill at Moreton Bay, the new destination with the university at its core, and, ultimately, the entire Moreton Bay region.

Stage one of the campus, which will be located adjacent to the Petrie railway station, is set to be completed in time for the first semester of 2020.

“We feel that Moreton Bay will gentrify quite quickly with young university students moving in, so we’ll see the types of accommodation gradually change over time to suit their preferences. There’s lots of opportunities within the area and the region as a whole because of this gentrification.”

Finally, rezoning may also spur growth in certain property markets across Brisbane in the near future.

Local councils often rezone land to assist in the planning for future growth. Rezoning, therefore, typically occurs around growth corridors or areas where the population and infrastructure spending has been rapidly increasing.

“A lot of the land has been rezoned and we’re certainly still finding great opportunities in that region for investors that are in the $500,000-price point. If we were to categorise investors in Brisbane based on price point alone, that would definitely be our preferred location right now.”

“Were not going Logan or Ipswich for the simple reason that property investment is all about supply and demand—the availability of future supply of land in the Moreton Bay region is a lot more limited than it is when you go west towards Ipswich or when you go south towards the Gold Coast,” Ms Jennison explained.

At the moment, Brisbane is ripe with off-market opportunities, which puts investors who engage property professionals at an advantage.

Property professionals with local knowledge of the markets could serve as the perfect guide and ‘insider’ as investors try to navigate the real estate landscape, especially in changing markets such as Brisbane. Thus, investors are strongly encouraged to engage field experts, where appropriate.

“We’re certainly getting a lot of off-market opportunities presented to us as we get an influx of interstate investor activity… There’s some great buying opportunities across Brisbane, and we’re achieving yields of upwards of 5 per cent right now.. Even up to 5.5 or 6 per cent per annum,” she concluded.

Source: brisbaneinvestor.com.au

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Opinion

How good an investment is south-east Queensland

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How good an investment is south-east Queensland

Why do we believe we’ll see increasing investor interest in this market? Strong population growth, a diversified and growing economy, and substantial investment in infrastructure should combine to boost demand.

We expect that these factors will swell the number of white-collar jobs – increasing demand for office space, which in turn will push down vacancy rates and raise rental incomes. This should be good news for office property investors – especially those like Centuria Metropolitan REIT (CMA) that are already well-positioned in the market.

A significant and growing population

South East Queensland (SEQ) stretches from the Gold Coast up to the Sunshine Coast and across to Toowoomba in the west. As Australia’s third-largest population zone, the region has been growing significantly, particularly Brisbane and the Gold Coast. Interstate migration figures show a pattern of steady net migration, with Queensland the only Australian state with consistent net inflows of people from other states. In the five years prior to the 2016 Census, over 220,000 people moved to the Sunshine State – mainly to SEQ where nearly 90% of population growth occurred. This is important for property investors because of its implications for demand, but the trend is interconnected with other favourable factors.

A diversified economy poised for growth

Queensland’s economy is diversified across a range of industries including agriculture, resources, construction, tourism, manufacturing, and services. Over the past two decades, its economic growth has consistently exceeded the national average – and in our view this is likely to continue.

The resources sector is gaining momentum, and a significant pipeline of major infrastructure and development projects is helping propel economic and jobs growth, in turn increasing interstate migration and driving demand for both residential and commercial property.

Investment in infrastructure

A strong infrastructure program delivers more than business and consumer amenity – it generates jobs, drives investment, and facilitates population growth. The pipeline of infrastructure and development projects announced in the past few years is likely to have a material impact on the region – substantially improving its accessibility and amenity – most notably, Brisbane’s Queen’s Wharf precinct and the Cross River Rail.

Queen’s Wharf, touted as a “world-class entertainment precinct”, is an integrated resort development costing $3.6 billion and covering over 26 hectares with retail, dining, hotel and entertainment spaces. As Queensland’s biggest ever tourism project it will be a game-changer for Brisbane, attracting overseas as well as local visitors.  Estimated to contribute $1.69 billion annually to the economy, it will employ more than 2,000 people during construction and an estimated 10,000 once operational.

The Queensland Government’s number one infrastructure project, the $5.4 billion Cross River Rail, comprises a new 10.2km rail line between Dutton Park and Bowen Hills, which includes a 5.9km tunnel under the Brisbane River and CBD. It’s the first major rail infrastructure investment in the inner city since 1986 and is set to generate urban renewal, economic development and the revitalisation of inner-city precincts.

Outlook for commercial office property investment

These factors indicate a region poised for growth – and for growing commercial property demand. CMA’s portfolio has a significant exposure to the area in general (six SEQ assets with a combined book value of over $480 million), with many of the individual assets located in those parts of Brisbane set to benefit most from these developments.

Our view is that Brisbane office markets, where five of CMA’s assets sit, are continuing to improve, with vacancies hitting a five-year low – indicating increasing tenant demand – and continued yield compression, demonstrating strong investment demand. Office sales hit the highest level in a decade during 2018 (at $2.35 billion), increasing 60% from 2017.

With the strong outlook for SEQ, we expect the region will continue to attract tenants and investors alike.

Source: brisbaneinvestor.com.au

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Opinion

Brisbane’s out-performing real estate markets: Hotspotting’s Terry Ryder

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Brisbane's out-performing real estate markets Hotspotting's Terry Ryder

Brisbane is like a car where the engine is revving but it can’t move forward because the handbrake is on. The city’s property market is poised for an up-cycle but, according to the generalised price data published in mainstream media, it’s not yet happening.

Brisbane is like a car where the engine is revving but it can’t move forward because the handbrake is on. The city’s property market is poised for an up-cycle but, according to the generalised price data published in mainstream media, it’s not yet happening.

The key point for investors, however, is that there are many Brisbane markets achieving above-average price growth.

There’s no doubt that Brisbane real estate has an underlying strength and it continues to show gradual improvement in its market. It remains poised to deliver on the potential shown by advances in the economy, population trends (lots of Sydney refugees are escaping to affordable South-East Queensland) and infrastructure spending. 

The price data for the Greater Brisbane Area is noteworthy, because it shows that the generalised figures published in mainstream media are highly misleading. The latest figures from sources like SQM Research, Domain and CoreLogic have Brisbane houses showing little or no growth in the past year, but Hotspotting’s suburb-by-suburb analysis shows there are many out-performers.

We analysed 269 suburban markets, looking at the latest price figures showing quarterly and annual growth rates: 83 of them have recorded annual price growth above 5% (including 20 suburbs with double-digit growth) and another 100 have recorded growth below 5%; 47 have dropped by less than 5% and 39 have dropped more than 5%.

This means seven out of 10 suburban markets have median prices higher than a year ago – very different to the trend in Sydney which is dominating media coverage and causing careless analysts and writers to morph that into a national downturn.

Many of the Brisbane suburbs where the median house price has lifted more than 10% are higher-end markets, including Bardon (up 11% to $1,005,000), Hendra (up 13% to 1,100,000), Graceville (up 13% to $950,000), Kenmore Hills (up 10.5% to $900,000), Norman Park (up 10% to $950,000) and Paddington (up 11% to $1,165,000).

But the highest annual growth in median house prices has been recorded for Sandgate houses (up 19% to $755,000).

A key trend is that 27 or the 39 markets with prices down more than 5% are unit markets: median prices have dropped for apartments in Bowen Hills (20%), Bulimba (15%), East Brisbane (15%), Woodridge (10%), Greenslopes (11%), Hamilton (11%) and Woody Point (18%). 

This reflects the cold reality that the Brisbane unit market has been oversupplied for the past few years – and not just in the inner-city areas.

The Moreton Bay Region LGA has been the busiest market in Greater Brisbane for some time – and my latest survey of sales activity shows that the number of suburbs with rising demand has risen from 7 (six months ago) to 12 – making it one of the leading municipalities in the nation for growth markets.

Growth locations include Bray Park (median $435,000), where quarterly sales have been 37, 57, 62 and 65 in the past 12 months; Murrumba Downs ($540,000) where the sales pattern has been 50, 60, 58 and 68; and Everton Hills ($595,000), where sales have been 26, 39, 39 and 45. 

A number of Moreton Bay suburbs recorded good median price growth in the past 12 months, including Beachmere (up 10%), Sandstone Point (8%), Upper Caboolture (7.5%), Strathpine (10%), Burpengary East (up 9%) and numerous others which grew 5-6%.

The Brisbane-north precinct (the northern suburbs of the sprawling Brisbane City Council area) is now level with the Moreton Bay Region on growth markets (those where demand, as measured by sales volumes, is rising). 

With Moreton Bay Region and Brisbane-north the strongest market, it means the Brisbane market is strongest north of the Brisbane River (with more than half the rising suburbs in the Greater Brisbane area being in these two northside precincts).

A number of Brisbane-north suburbs recorded have good annual price growth, headed by Gordon Park (9%), Hendra (13%), Sandgate (19%), Newmarket (8%) and Nudgee (10%) – while many others have grown 5-6-7%.

These numbers, once again, show how misleading the generalised data is – and that investors need to dig a little deeper to find the growth markets. Brisbane – boosted by the affordability and rental yield comparisons with the biggest cities – has a lot more forward momentum than the media reports suggest.

Once the handbrake comes off (with the big banks starting to compete for business again and the Federal Election soon to be history), Brisbane will become a more obviously upwardly-mobile market.  

Source: brisbaneinvestor.com.au

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