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.
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
FIRST HOME BUYERS (under $500,000)
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
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
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
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
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
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)
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
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
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
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
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
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)
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 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
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
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
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
Negative gearing changes will affect us all, mostly for the better
Don’t have a negatively geared investment property? You’re in good company.
Despite all the talk about negatively geared nurses and property baron police officers, 90 per cent of taxpayers do not use it.
But federal Labor’s policy will still affect you through changes in the housing market and the budget. Here’s what you should know.
Labor’s negative gearing policy will prevent investors from writing off the losses from their property investments against the tax they pay on their wages. This will affect investors buying properties where the rent isn’t enough to cover the cost of operating the property, including any interest payments on the investment loan.
Doesn’t sound like a good investment? Exactly right: negatively gearing a property only makes sense as an investment strategy if you expect that the house will rise significantly in value so you’ll make a decent capital gain when you sell.
The negatively geared investor gets a good deal on tax – they write off their losses in full as they occur but they are only taxed on 50 per cent of their gains when they sell.
Labor’s policy makes the tax deal a little less sweet – losses can only be written off against other investment income, including the proceeds from the property when it is sold. And investors will pay tax on 75 per cent of their gains, at their marginal tax rate.
Future property speculators are unlikely to be popping the champagne corks for Labor’s plan. But other Australians should know that there are a lot of potential upsides from winding back these concessions.
Limiting negative gearing and reducing the capital gains tax discount will substantially boost the budget bottom line. The independent Parliamentary Budget Office estimates Labor’s policy will raise about $32.1 billion over a decade.
Ultimately, the winners from the change are the 89 per cent of nurses, 87 per cent of teachers and all the other hard-working taxpayers who don’t negatively gear. Winding back tax concessions that do not have a strong economic justification means the government can reduce other taxes, provide more services or improve the budget bottom line.
Labor’s plan will reduce house prices, a little. By reducing investor tax breaks, it will reduce investor demand for existing houses.
Assuming the value of the $6.6 trillion property market falls by the entire value of the future stream of tax benefits, there would be price falls in the range of 1 per cent to 2 per cent. Any reduction in competition from investors is a win for first home buyers.
Existing home-owners may be less pleased, especially in light of recent price falls in Sydney and Melbourne. But if they bought their house more than a couple of years ago, chances are they are still comfortably ahead.
And renters need not fear Labor’s policy. Fewer investors does mean fewer rental properties, but those properties don’t disappear – home buyers move in, and so there are also fewer renters.
Negative gearing would affect rents only if it reduced new housing supply. Any effects will be small: around 90 per cent of investment lending is for existing housing, and Labor’s policy leaves in place negative gearing tax write-offs for new homes.
All Australians will benefit from greater stability in the housing market from the proposed change. The existing tax breaks magnify volatility. Negative gearing is most attractive as a tax minimisation strategy when asset prices are rising strongly. So in boom times it feeds investor demand for housing. The opposite is true when prices are stable or falling.
The Reserve Bank, the Productivity Commission and the Murray financial system inquiry have all raised concerns about the effects of the current tax arrangements on financial stability.
Negative gearing would affect rents only if it reduced new housing supply.
And for those worried about equity? Negative gearing and capital gains are both skewed towards the better off. Almost 70 per cent of capital gains accrue to those with taxable incomes of more than $130,000, putting them in the top 10 per cent of income earners.
For negative gearing, 38 per cent of the tax benefits flow to this group. But people who negatively gear have lower taxable incomes because they are negatively gearing. If we look at people’s taxable incomes before rental deductions, the top 10 per cent of income earners receive almost 50 per cent of the tax benefit from negative gearing.
So you shouldn’t be surprised to learn that the share of anaesthetists negatively gearing is almost triple that for nurses, and the average tax benefits they receive are around 11 times higher.
Treasurer Josh Frydenberg says aspirational voters should fear Labor’s proposed changes to negative gearing and the capital gains tax.
But for those of us who aspire to a better budget bottom line, a more stable housing market and better opportunities for first home buyers, the policies have plenty to find favour.
Revealed: The top 10 suburbs to buy a bargain home and reap long-term capital growth returns – but experts warn there’s a catch
The top 10 suburbs for buying a bargain home have been revealed.
The top two on the list were Norlane and Lovely Banks, two northern suburbs in Geelong, Victoria, while the remaining eight all come from Queensland.
Hollywell in the Gold Coast was named as the best Queensland suburb for an affordable home with long-term capital gain, according to property researcher RiskWise.
The Gold Coast suburb, located 70km south of Brisbane’s CBD, is close to shopping centres, good schools and the beach.
Experts have warned buyers not to confuse a ‘bargain’ property with a ‘cheap’ one.
The coastal suburb also has many older properties which will have plenty of potential after renovation, according to realestate.com.au.
It has a median house price of $786,614, according to property data researcher CoreLogic.
Mount Ommaney, Sinnamon Park and Gordon Park in Brisbane also make the list, followed by Gaven on the Gold Coast and Doonan in the Sunshine Coast.
Mount Ommaney, an outer suburb located 14 kilometres south-west of Brisbane’s CBD, has a median house price of $852,729.
Sinnamon Park, also located south-west of the Brisbane CBD, has a slightly lower median house price of $747,272.
RiskWise’s list ends with Gordon Park, Stafford Heights and Twin Waters in Queensland.
All the suburbs listed had a median house price of $300,000 to $870,000, with Norlane having the lowest price at $370,931 and Doonan with the highest at $871,189.
RiskWise chief executive Doron Peleg warns the public that a ‘bargain’ house does not necessarily mean buying a ‘cheap’ one.
RiskWise listed down suburbs where capital growth was expected to increase steadily over the years.
‘It’s more about knowing where to buy for long-term capital gain,’ Mr Peleg said.
‘Sure, there are a lot of well-priced houses out there, but if they are not expected to grow in value down the track, then they really aren’t the best buy.
‘These (Queensland) suburbs, which all enjoyed capital growth of 13 per cent of the past 12 months, are expected to continue to do well as they have a number of things going for them.
‘For starters, they are relatively affordable and all within 100km of Brisbane which means, provided there is a good public transport and road infrastructure, commuting to work is not too much of an issue’.
Property Experts Reveal Surprising Areas Investors Are Snapping Up
We all know Sydney’s property market has taken hit after hit recently — but there are other lesser-known areas that are experiencing a sudden property boom.
That’s according to Australian real estate experts, who claim that while investors may have deserted Sydney and Melbourne, their attention has turned to other regions across the country.
According to Daniel Walsh of investment buyer’s agency Your Property Your Wealth, investment activity has now firmly shifted to Queensland.
“Net migration has now overtaken Melbourne due to the affordability that Brisbane has to offer,” he explained.
“We’re also seeing rising demand particularly in the housing sector in southeast Queensland where yields are high and jobs are increasing due to the amount of government expenditure around infrastructure which is attracting families to the Sunshine State.
“With Brisbane’s population growth at 1.6 per cent and surrounding areas like Moreton Bay at 2.2 per cent, the Sunshine Coast at 2.7 per cent and Ipswich at 3.7 per cent, we are forecasting that Brisbane will be the standout performer over the next three to five years.”
Realestate.com.au chief economist Nerida Conisbee agreed, saying Sydney investors especially had started to turn their attention north.
“Interest is strong in the Gold Coast across the board although there’s more action on the south side in places like Tugun and Burleigh Heads,” she said, adding there was also a notable trend towards Tasmania, Adelaide and pockets of NSW.
“In Tasmania, most activity is definitely taking place in Hobart, but it has shifted — a lot of the action was in the inner city, but it’s now happening in the middle and outer ring suburbs, as well as in Launceston.
“Tweed Heads and Byron Bay (in NSW) have also had strong price growth at the moment,” she said, adding that in Sydney, trendy inner-city suburbs like Paddington, the premium end of town and areas like Winston Hills in the city’s west were defying the downward trend.
Ms Conisbee said long-neglected Adelaide was also finally booming after recently hitting the highest median house price ever recorded, largely driven by jobs and economic growth off the back of defence contracts, the announcement of the new Australian Space Agency and other investment in the area.
“Inner Adelaide, beachside and the Adelaide Hills tend to have the most activity but there’s also quite a lot of rental demand in low-cost suburbs so we’re expecting to see a bit more investment there in those really cheap suburbs over the next 12 months,” she said.
“There you can get houses for $250,000 so for an investor, it’s a relatively low cost in terms of outlay and the area is seeing really strong rental demand which means you’re more than likely to get tenants, so for investors it’s a really attractive area.”
Mr Walsh said Sydney still remained a solid investment option in the long term — but stressed it was just not the right time to buy in the city due to its market cycle as well as lending constraints.
“While property prices in Sydney have softened by about 9 per cent this year, they are still high, which means it’s not an affordable option for many investors,” he said, noting the city’s high buy-in prices coupled with relatively low rents made the yields quite unattractive.
“At this point in time, the high costs of entry as well as holding costs make it a location that should be avoided — but not forever,” he said.
“The thing is, Sydney is still Sydney, which means that it will always be in demand.
“Its population is forecast to grow by some three million people in the decades ahead, plus it remains our nation’s economic engine room.”
He said the entire NSW economy remained “robust” with unemployment falling to 4.4 per cent last year, with Sydney’s major infrastructure program also proving there was “much to be positive about” in Sydney.
“Sydney homeowners and investors who bought a number of years ago are still well ahead because they chose the optimal time to buy and they remain focused on the future,” he said, adding the optimal time to re-enter the market probably wouldn’t be for at least another year or two.
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