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top ranking qld suburbs for growth
1 Sandstone Point 2 Munruben 3 Pelican Waters 4 Sippy Downs 5 Doonan 6 Ningi 7 Twin Waters 8 Bellmere 9 Forest Lake 10 Murrumba Downs 11 Caloundra West 12 Peregian Beach 13 Parkwood 14 Sunrise Beach 15 Griffin 16 Noosaville 17 Morayfield 18 Samford Valley 19 Warner 20 Ormeau 21 Cashmere 22 Rothwell 23 Yaroomba 24 Pacific Paradise 25 Banksia Beach 26 Mudjimba 27 Heritage Park 28 Sinnamon Park 29 Parkinson 30 Marcoola 31 Macleay Island 32 Russell Island 33 Burpengary 34 Bulimba 35 Sunshine Beach 36 Cornubia 37 Upper Kedron 38 Fitzgibbon 39 Noosa Heads 40 Doolandella 41 Curra 42 Tallabudgera 43 Tanah Merah 44 Moffat Beach 45 Coolum Beach 46 Balmoral 47 Hawthorne 48 Arundel 49 Cooroy 50 Manly 51 Logan Village 52 Narangba 53 Wilston 54 Springfield 55 Tewantin 56 Yamanto 57 Clear Island Waters 58 Buderim 59 Alexandra Headland 60 Bongaree 61 Highgate Hill 62 Glass House Mountains 63 New Farm 64 Little Mountain 65 Aroona 66 Seven Hills 67 Currimundi 68 Bli Bli 69 Mermaid Beach 70 Cannon Hill 71 Newstead 72 North Lakes 73 Lota 74 Morningside 75 Sandgate 76 Scarborough 77 Gordon Park 78 Minyama 79 East Brisbane 80 West End 81 Wynnum 82 Woody Point 83 Bonogin 84 Grange 85 Bridgeman Downs 86 Newmarket 87 Mooloolah Valley 88 Palmwoods 89 Eight Mile Plains 90 Wooloowin 91 Windsor 92 Auchenflower 93 Kenmore Hills 94 Worongary 95 Graceville 96 Belmont 97 Coorparoo 98 Greenslopes 99 Deception Bay 100 Beachmere pinoob,
We all go through pre-purchase and post purchase jitters. I have delayed and waited off on Brisbane and as far as I can see Brisbane has came back from 2003 highs to very low growth some are -ve and is starting to increase again, basing this on Residex and looking at postcode trends on domain and rpd data etc. I am targeting lower price areas with a decent yield, depreciation etc so for me its H&L package where I know exactly what the land price is and how it compares and also the market rate for building and the builder himself it is easy to check, the value is clear to me no speculative buying. If it goes backwards then I should be able to hold anyway (got a 10 year lease back) and if I exit I might loose stamp duty, agent costs and because it is at entry level hopefully will appeal to the largest amount of buyers and I wont get a complete whooping thats my safety zone.The US market is not all downside and not all areas are sliding. UK is now looking like it might come back as well for the first time for a long time.
On the other hand in Bulimba where I bought my PPR I got a bank valuation and believe it or not got a 20% increase in 6 months which is fine for me but I wouldn't buy in here as an IP because I think these kind of price rises could come back if there was a slow down.
An investor I know in Florida reckons that it is a buyers market with the prices having dropped as much as they have especaily waterfront plenty of motivated vendors
http://mfr.mlxchange.com/Pub/EmailView.asp?r=1494266216&s=MFR&t=MFR
Must admit I am glad I am out of the WNY market after seeing those vacant houses in Cleveland
jutaylor wrote:BARDON – when you say juggling a few h&L contracts, does that mean you are buying them yourself? Also when you say 970m2 4/2/2 330pw waterside at Ningi does this mean a 4 bed, 2 bath, 2 car, on waterside and you'd get $330 per week? What would that be bought for (roughly – or is it rude to ask?) That package sounds nice as there appears to be a lot of stuff going on up there.
Yes I am buying myself, yes to Ningi comment, price is less than 400k, yes there is a lot going on in Ningi and it is overflowing out of Bribie where there is also a lot going on and much higher house prices. With avoiding stamp duty on a H& L package it tends to even out as you loose 6 months rent between land settlement and first rent after build.
Hey millions, I expect Brisbane to grow don't forget it has been flat for a few years but I don't know much that's why I am sticking with Residex for locations they seem to get it right and they are saying 15% growth for the next 8 years where I am buying. There are many areas that are still affordable and potentially good investment areas, the big end of town is still appreciating rapidly as well. There is a lot of major infrastructure projects on now, low unemployment, diverse economy, big population growth and housing supply problems. Don't forget also that loan products are more sophisticated making it possible to buy more properties so although prices are up you can still get finance to buy them this in its own will support price growth. I was looking at waterside properties 3/2/1 today less than one hour to Brisbane CBD under 500k.
Julian,
I am juggling with a few H&L contracts in Bellmere and Ningi right now. Price range between 340k 600m2 4/2/2 320pw in good part of leafy Bellmere and a 970m2 4/2/2 330pw waterside at Ningi. Cant personally vouch for the builder but done the usual dd and checked out other houses etc, his office is close by and he needs return business.. Best I could get was a 210 day building duration and a promise to finish a lot earlier so will find out shortly.
Developer at Ningi read the courier mail report on Wednesday that house prices will incresae 40% in next four years and tried to jack up the land price on my deal land component by 15k as I hadn't signed the contract it didn't happen though. There is a big supply problem in SEQ coming with a shortage of new land forecasted due to da time frames etc. My contact buys land of off developers and has told me in the last 6 months he has seen it change where there is now no negotiation on price and terms from developers he has a big LOC and has to commit on land unconditionally if he wants it.
The Caboolture bribie island road has been approved for a major upgrade and lane duplication, rumour is that AMP have bought the marina at Ningi wtch this space. With respect to rents they are low in Ningi but expected to increse in line with Bribie.
Cheapest H&L pacakges I have seen that are in the Residex top ranking areas are Morayfield and Forest Lake. Seen some nice pacakages at Waterford very good builder but not on residex and small blocks.
Caboolture is promising but for some strange reason isn't on Residex.
Apana, if you dont want to buy the prop you can get out of it based on inspection report if that deadline has passed you can get out on finance you can also extend unconditional phase until all of this is sorted out to your satisfaction. I have had the same issue on a purchase and put it all back on the vendor they had to run around getting approval etc you could also get a $ concession depending on how keen the vendor is to sell.
If and when you sell the buyer may do the same to you if the structures are not approved and cant be approved.
Qlds007 wrote:They will not be alone.I have it on very good authority that the majors will all be increasing their rates before Xmas irrespective of whether the RBA move again.
The other product which will be withdrawn or amended is the Pro packages as at 0.7- 0.9% below SVR there is no money to be made.
Richard, if the pro packs are going and rates going up maybe a good time to fix current loans ?
Thanks Richard,
If I have to pay LMI what is the maximum LVR for a UT.
Dasheed,
Try Caboolture SEQ 5 bedders 100 per room you might have to pay more to agent to run but CF+ is there and the area is very hot no mines here just chronic shortage of rentals and population increasing
Can anyone list the suburbs that he is tipping in the Brisbane region ?
Hey Worldchanger,
Thanks for that dont worry about me to much I am more concerned for those that are still trying to get out as it truly is the "death of a thousand cuts" when you are exiting but once you get out your right like I am now.
At the end of the day we aint talking sheep stations with respect-to losses I am looking at it as the most-expensive and effective property investing seminar that I have ever attended shame I cant offset the cost of it.
I heard that Seth turned out to be a crook as well, DASA seem to be the only ones that didn't stitch anyone up other than extortionit repair prices.
Kim will sell your property no upfront costs she sold mine and some other aussies and is currently selling two for a guy I know who bought two of of Dan for 80K US she reckons only worth 25 each……he didn't believe her and got a valuation which showed she was spot on….. like he said to me if only he got an appraisal up front rather than buying on a yield that he never got anyway.
I was buying foreclosures of the market at least I didn't overpay. My mistake was having to many rehabs on at one time, my guy going bad on me after Ihad paid him and realising that it would cost me 20k roundtrip including loss of earnings here as I was a contractor then to take time out of work and go out there to sort it out. With no guarantee that the next guy wouldn't go south on me as soon as I jumped on the plane to come back enough was enough it was a hard call to bale as a solution was possible but no regrets that I did.
There is a lot to be said for touching things, seeing things, hearing things and smelling things (like rats) first hand this unfortunately you cannot do over the Internet or by email.
I take it that god willing no one is buying houses from Dan and James anymore.
Hey Ned, Don't forget Brisbane is only just started moving again after a relatively flat period (correction) since 03 unlike Perth which is coming of the top.
Santoriniwalk,
I must admit that I was for some unknown reason pretty wary of Delfin type estates but having looked at a few recently in SE Queensland I gotta say they seem to be very well planned and appealing to both investors and home buyers, they seem-to have a European feel about them. I haven't bought one myself yet but looking at resale value and layout I think they are far superior to any of the other new estates that are going up. A bloke I work with has two H&L packages on the go with Delfin of the plan and judging by resale and what new ones are going for he believes it is off to a good start. I was very impressed with the Springfield Lake model and Waterford my mate is in Sippy Downs with Delfin. I also noticed that Delfin are active in areas that Residex are predicting high growth for, so hopefully this bodes well for Mawson Lake and your chosen lifestyle.
try this lady for selling in Buffalo she doen't work for polis anymore I know she is still selling as another mate of mine told me he had tracked her down
Kim Panzarella
Polis Realty Group, Inc.
5727 Main Street
Williamsville, NY 14221
office: 716-929-0100
direct line: 716-961-7630
fax: 716-929-0101
cell: 716-861-0378the guy I used in Rochester is a fire sale guy he is very effective but doesn't sound like you are that desperate
Dasheed
there is a lot of cashflow +ve in SEQ even in high growth suburbs like Parkwood, I had an offer on the 480K one lenders will do a 97% LVR, treasurer made me pull out
A new hospital is going to be built here also
Toowoomba is a buyers market shit loads of affordable cf+ units on market market take your pick everybody nervous about water, it is a fact that the whole area of darling downs is going to go ahead with rail line, coal mining and coal seam methane gas I work in this industry and there are many well heads coming on line in western qld, now that the PNG to QLD gas pipeline is not going ahead there will be a gas shortage in eastern states in 2012, coal seam methane gas will be huge the waste product is water!! Toowomba will benefit from this growth
http://www.realestate.com.au/cgi-bin/rsearch?a=o&id=104195321&f=30&p=10&t=res&ty=&fmt=&header=&c=69030645&cc=AUSTRALIA&s=qld&snf=rbs&tm=1187868279
http://www.realestate.com.au/cgi-bin/rsearch?a=o&id=104115721&f=40&p=10&t=res&ty=&fmt=&header=&c=69030645&s=qld&snf=rbs&tm=1187868279
Dasheed
there is a lot of cashflow +ve in SEQ even in high growth suburbs like Parkwood, I had an offer on the 480K one lenders will do a 97% LVR, treasurer made me pull out
A new hospital is going to be built here also
Toowoomba is a buyers market shit loads of affordable cf+ units on market market take your pick everybody nervous about water, it is a fact that the whole area of darling downs is going to go ahead with rail line, coal mining and coal seam methane gas I work in this industry and there are many well heads coming on line in western qld, now that the PNG to QLD gas pipeline is not going ahead there will be a gas shortage in eastern states in 2012, coal seam methane gas will be huge the waste product is water!! Toowomba will benefit from this growth
http://www.realestate.com.au/cgi-bin/rsearch?a=o&id=104195321&f=30&p=10&t=res&ty=&fmt=&header=&c=69030645&cc=AUSTRALIA&s=qld&snf=rbs&tm=1187868279
http://www.realestate.com.au/cgi-bin/rsearch?a=o&id=104115721&f=40&p=10&t=res&ty=&fmt=&header=&c=69030645&s=qld&snf=rbs&tm=1187868279
I bought wholesale and still done me arse!!!
Broke even in Buffalo, lost in Rochester
If anyone knows how you can offset a foreign loss against oz income then please let me know
Couldn't get out quick enough as Murphys law was created in WNY
Two other seasoned investors I know have tried to weather it out but both now are looking at getting out
My advice is not to spend any more money on anything as you will never get it back cut your losses and sell as is
Think of it like buying shares and selling them at a loss if that helps
Genesis I know them well and unfortuantely I was the one that introduced them to a bird dogging company in Jan 05 who introduced them to the oz market and the rest as they say is history
I never bought from them as I knew they were selling overprice and I was surprised how they marketed in oz as being safe and secure and guaranteed yields, and investors actually paid for the service. I also never got any kickbacks either.
Brisbane
Buy and Hold slightly negative for me I make my cash flow at work and enjoy it.
Ashgrove just got a bank valuation on my IP showing large jump this is a very recent jump as I am always ripping the equity out of it, its nearly as much as I wrote on the form as my estimate and I thought that I had whacked an extra 50k on that!!
Hawthorn friend bought 14 months ago small house on 400m on top of hill for 1.05M bank valuation`last week 1.4M
Bulimba bought my own PPR uniterupted city views on a hill contract signed early Jan 07 (not telling price) have been offered 300k plus but I aint selling
Forest Lake just missed out on a 4 bedroom house and land package for 290k in new estate just gone to contract on a 4bdr H&L package 350k second last block left on new but developed estate, residex reckon 14% for next 5 then 13%`for next 3 (dont know why but they seem to be good at predictions), have a look on real estate .com see how quick they are selling there 1 hour sometimes
Looked at Springfield Lake very nice things moving along, not on residex so gave it a miss, might revisist this one as it is quite a nice long term prospect
Murarrie offered a private sale 350k with views, treasurer said no, it sold through an agent 2 months later June 440k its on terry ryders list as super performer whatever that is, I work there its so close to the city, the airport, rail, gateway bridge duplication median house price in Bulimba 3km's away are $820k
New estate at Waterford very secluded spectacular views half way between gold coast and Brisbane selling fast good blocks already sold, this is dragging prices up in the not so desirable adajcent houses its not on residex so gave it a miss
Sippy downs friends buying there solid fundamentals lots of land flips happening right now
What is very encouraging is the bank valuations for refi are coming in higher than expected and as you know they are normally conservative
