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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

How much does it cost to buy property at Australia’s best beaches?

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How much does it cost to buy property at Australia’s best beaches

Winter is coming, the property market is cooling and hot summer days spent at the beach are becoming a distant memory.

But dreams of a sea change could still keep you warm for months to come and looking to one of Australia’s coastal markets now could have you sitting beachside by summer.

The location of that home and beach will depend on your budget. Here’s what it now costs to buy in some of Australia’s top beach locations.

$2 million+

If you’ve got serious cash to splash, then real estate by Sydney’s Bondi Beach — arguably Australia’s most famous strip of coast — could be within your reach.

With a median house price of $2.675 million and a median unit price of $1.2 million, buying into the beachside suburb does not come cheaply, but it’s more affordable than Sydney’s other top beach contender – Manly.

How much does it cost to buy property at Australia’s best beaches 1

While house prices in the northern beaches gem dropped 11.5 per cent in the year to March, according to Domain data, the median house price still sits at $2.955 million. Meanwhile, the median unit price dropped 3.7 per cent to $1.315 million.

If Sydney’s not your cup of tea, you can cast your gaze west, far west to the other side of the country, where you’ll find the turquoise water and white sand of Perth’s Cottesloe Beach.

Despite  Perth’s market downturn – house prices are down 14 per cent and units down 16.6 per cent from the 2014 peak – Cotto will still set you back a pretty penny, with a $2,147,500 median house price. Units are more affordable with a median of $780,000.

How much does it cost to buy property at Australia’s best beaches 2

$1 million+

Northern NSW and south-east Queensland offer up the top rated beaches in Australia for those looking to spend about $1.5 million or less.

Byron Bay, Noosa and Surfers Paradise have long been favoured spots for holidaymakers and are increasingly attracting people looking to make their favourite vacation spot their hometown.

While about half the out-of-towners snapping up real estate in popular Byron Bay were once only looking for a holiday home, that’s no longer the case,  said Ian Daniels of McGrath Byron Bay

“Half the houses were holiday houses before, now you can see how many more people are living here,” Mr Daniels said.

How much does it cost to buy property at Australia’s best beaches 3

Byron Bay has the highest median house price of the three at $1,562,500. It’s followed by Surfers Paradise and Noosa Heads, with respective medians of $1.55 million and $1.145 million. Meanwhile, the median unit price is $850,000 in Byron Bay, $890,000 in Noosa Heads and $380,000 in Surfers Paradise.

Mr Daniels said there had been “no let up” during cooler winter months in recent years, but noted buyer demand could be a little weaker this year due to the broader property market downturn.

While there tended to be less stock in winter, Mr Daniels said, it could be a great time for both vendors and buyers to be on the market because there was less competition.

How much does it cost to buy property at Australia’s best beaches 4

$750,000+

The Sunshine Coast and Gold Coast are again the best beachside bet for buyers in this price range, with Burleigh Heads and Mooloolaba offering house prices of $865,000 and $837,500. Unit medians sit at $535,000 and $424,750.

While investor activity has dropped off, Josh Willatt of Ray White Robina said, there is still good demand from locals and buyers looking to make a sea change.

“We’re still seeing buyers come up here in droves from Sydney and Melbourne … and we also see good inquiry from Brisbane, ” Mr Willatt said, adding they were drawn to the area for its great beaches, strong village atmosphere, restaurants and cafes.

How much does it cost to buy property at Australia’s best beaches 5

Mr Willatt said the Gold Coast and south-east Queensland was still extremely affordable for what it offered. He noted buyers had more choice in late winter and spring as more stock hit the market, but that there was still a steady stream of buyers over the cooler months as the market was less seasonal than others.

$500,000 or less

Buyers who want to purchase near a well-known beach for less than $500,000 should cast the net wide, looking to Broome,  Darwin and Victoria’s Phillip Island. However, swimming year round won’t be an option, due to cold temperatures in some cases and box jellyfish in others.

For $494,500 you can buy a house by Cable Beach in Broome, or an apartment for a little under $300,000.

Apartments near the famous Mindil Beach Sunset Markets in Darwin have a median of about $380,000 as do units in the suburb of Cowes, near Kitty Miller Bay on Phillip Island.

How much does it cost to buy property at Australia’s best beaches 6

Michael McLeod of First National Phillip Island said those looking to buy on the island might be best doing so in winter.

“[Island living] is not all glamour, there is rain,” Mr McLeod said. “We’re still quite consistent in winter, [but] there’s fewer people around and [buyers] have the time to make decisions.”

“The time a property is on the market [varies greatly] … when it’s extremely busy places can be snapped up … or we have things that can take two years or a year to sell,” Mr McLeod said.

While retirees cashing out of Melbourne still make up a bulk of the population, Mr McLeod said, a growing number of younger families were moving to the area and commuting to Melbourne or working remotely.

Source: goldcoastinvestor.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

Queensland’s 100,000-property public housing shortfall revealed

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Queensland's 100,000-property public housing shortfall revealed

Queensland has a severe shortage of social and affordable housing, an issue that is projected to get worse by 2036 according to new research.

More than 102,000 additional social houses are currently needed across the state, and 54,700 affordable houses are also needed with nearly 13 per cent of Queenslanders spending more than 30 per cent of their income on rent.

By 2036, Queensland is projected to need 254,300 more social and affordable houses – the second-highest unmet need behind NSW, the report found.

The new figures come from a UNSW City Futures Research Centre report on social housing shortfall across Australia.

Regional social housing shortfalls are higher than in Brisbane, the data shows, but Brisbane residents are slightly more likely to be spending more of their income on rent.

Housing Minister Mick de Brenni said housing affordability was a “big issue” for Queensland.

“Through the Palaszczuk government’s $1.8 billion Queensland Housing Strategy, Labor is driving key reforms and targeted investment across the housing continuum,” he said.

“The Strategy commits us to build more than 1000 affordable homes for Queenslanders, as well as a further 4522 new social homes to help ensure everyone has a safe, secure and stable place to live.”

Lead researcher Laurence Troy said 22.5 per cent of Australia’s entire housing growth must go to social housing to meet demand into the future.

“Our analysis shows that the sheer number of households in rental stress across the country means that if we’re going to meet the need, at least 12 per cent of all our housing by 2036 will need to be social and affordable housing – which is a very reasonable ambition in global terms,” Mr Troy said.

“To cover the backlog of unmet need and future need in Australia two in 10 new homes will need to be for social housing over the next 20 years, and a further one in ten for below-market affordable rental housing.”

Mr Troy said the research’s financial modelling found the “best and cheapest way” for governments to meet the need for social housing was to fund it through upfront grants and low-interest government financing.

“Delivering below market rental housing through the not-for-profit sector, as opposed to the private equity model, will save $3 billion a year by removing developer mark-ups and shareholder returns,” he said.

The financial modelling was commissioned by the NSW community housing sector.

Mr de Brenni said the state government was “listening” through its recent public consultation on rental reform and was committed to investing in affordable housing in partnership with community housing, to provide more subsidied homes for low income earners.

“We heard Queenslanders are struggling to afford rental properties in the suburbs close to where they work,” he said.

“Through our Build-to-Rent pilot project, we are seeking to work with the private sector to increase the number of long-term, affordable rental properties for low to moderate income earners, including key workers in health, early childhood and hospitality.

“Internationally, the Build-to-Rent model is delivering fantastic outcomes and facilities for tenants and we’re looking to see what the market is open to delivering here.

“The pilot, if it proceeds, will see $70 million invested towards delivery of hundreds of affordable rental properties for key workers in inner-city areas where affordability has been identified.”

Mr de Brenni said the registrations of interest for that pilot had seen strong market interest, and the department was considering the responses before calling for expressions of interest.

Source: brisbaneinvestor.com.au

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