Point taken Dazzling.
Del,
Please take this on face value as I am a investor just as much as anybody else ,it just so happens that I work in the industry (land sales) so it may look as though I have other motives other than simply discussing investment opportuntities around Aust.
Beachfront land now has become very expensive on the Fraser coast in the last 3 years.In fact anything close to the beach or with water views has a price tag of at least $300,000.00 . Beachfront is around $450,000.00 to 1 million and over depending on the block and the location.
The beachfronts I speak about at Burrum are the cheapest around and have the potential to be duplexed strataed and sold off individually.A friend of mine recently (12 months) purchased a unit (off the plan) in Hervey bay (esplanade position, 2 bedroom)and has since just resold it for $500,000.00 this price is now not uncommon for units in and around the Fraser coast, these unit developments have huge body corporate fees attached (around $5000.00 pa)with this price tag and fees these propertys are very heavily geared. So getting back to the Burrum beachfronts ,950 m2 block split down the middle , two storey 3 bedroom 160m2 unit ,beach and sea views 100m walk to the beach no body corporate fees, room for your own pool,spa to me $425,000.00 sound very resonable for a unit in a growing town close to a major growth area (Quoted as the 2nd fastest in Aust)interstate air travel beaches and a great climate, The data i have quoted can be gotton from realestae.com or ring an agent and do some investagating for yourself or read the data i have attached below,
and before you say you cant belive everything you read (I dont) but I do think if you find the right property or develop at the right price not just in Burrum but anywhere close to the water on the fraser coast now is a good time to buy and hold .Thats my opinion anyway , comments good and bad would be appreciated.
Cheers
john
see below

‘Seachange cities’ to reinvent themselves over first three decades of 21st century
09/06/2005

Selected coastal cities in Australia will reinvent themselves over coming decades as strong population growth and new households trigger a surge in the demand for new dwellings, according to a recent KPMG study on Australian housing.

KPMG carried out the landmark study, Australia on the Move, for the Property Council of Australia. This important study provides an assessment of future demand for housing across 41 cities until 2031, and was released at a national conference of industry leaders in Noosa Heads today.

The author of the study, KPMG Partner Bernard Salt provided crucial insights into what the future could hold for some key seachange cities.

“In particular, the seachange cities of Mandurah, Hervey Bay, Sunshine Coast, Gold Coast and Cairns will more than double their housing stock over the 30 years to 2031; the housing stock in the industrial city of Gladstone will also double as a consequence of Queensland’s strong population growth.

“The projected demand for new housing rises is sluggish in places like the Latrobe Valley, Adelaide and the three largest cities in Tasmania,” Mr Salt noted.

Replicating a similar study completed by US think-tank the Brookings Institute last year which concluded that 38 per cent of residential property in America by 2030 would be built over the preceding three decades, KPMG’s Australian study concludes that by 2031 some 40 per cent of all dwellings will have been built over the preceding three decades.

“There is both an opportunity and a responsibility for this generation to strategically plan for the future development of our cities and the infrastructure they require,” Mr Salt advised.

OR

Author: Report Tina Perinotto
Date: 11/06/2005
Words: 492
Source: AFR

Publication: The Financial Review
Section: Property
Page: 19

Forecasts for Sydney’s population growth may be overblown and those for Tasmania far too pessimistic, according to ANZ economist Saul Eslake.

Mr Eslake, speaking at a Property Council of Australia housing conference in the Sunshine Coast last week, was responding to the latest population forecasts from demographer Bernard Salt.

While Mr Salt predicted that Sydney would need more than 800,000 new housing units by 2031, Mr Eslake said this might be too optimistic.

In fact, Sydney had in recent years become “the lead in the saddlebags of the national economy”, with poor performance in employment growth and population, and it would not score so well in long-term population trends, Mr Eslake said.

In his latest report Australia on the Move: Population Growth and Dwelling Demand, 2001-2031, Mr Salt has pinpointed the out performers and underperformers in about 40 major population centres nationwide.

According to Mr Salt, Mandurah will experience the highest growth, with a 74 per cent increase in its total new dwelling stock between 2001 and 2031.

This is followed by Hervey Bay, Sunshine Coast and Gladstone.

Sydney and Melbourne are neck and neck, each recording growth of 40 per cent, well below the median level.

Hobart, Burnie-Davenport and Launceston are among the worst performers in the Salt table, with housing growth of less than 25 per cent in the next 25 years, only marginally ahead of the worst-expected performer, Latrobe Valley.

Mr Eslake, however, said Tasmania had come out of a long slump and would continue to perform well.

NSW, on the other hand, lost about three-quarters of the migrants it attracted, Mr Eslake said.

“In a sense, people are voting with their feet. NSW population growth in 2004 was 0.7 per cent half the national average,” he said.

Mr Salt agreed that long-term trends could diverge widely from their trajectory.

For instance, projections made in the early 1970s about population growth had proved broadly correct for the major cities, he said, except for one fact: no one had anticipated the Gold Coast’s popularity.

Other issues could be “fundamental change” in immigration levels.

“It could suddenly become fashionable to have babies. Or there could be further disintegration of nuclear families,” Mr Salt said.

Even with the lower population growth overall, cities could “punch above their weight” and become magnets for people.

This was possible with a coastal city, he said.

Alternatively, he said it might be hard to sustain immigration levels in the global economy. Competition for skilled immigration might become intense because of globalisation and Australia might in fact find it difficult to hold on to its skilled young people, who could be attracted to other countries.

Mr Salt stuck by his projections for Sydney.

“Sydney is on its knees at the moment, but cities go through cycles. It’s almost as if it is at the height of the Olympics it’s taking a breather at the drinking station.”

I have other articles if anyone is interested

John

Foundation,
The land that I spoke about for $320,000.00 has all been sold (Resales available)(which i dont sell) and so there is no financial interest to me at all except that it is land that is on my radar once im in a position to purchase.
This land is 950m2 and suitable for a dual occupancy and each house would sell for around $425,000.00 eachhouse about 170m2 in size.You sound as though you have a bit of knowlege of the area why are you so negative about it.This is of interest to me as i am a keen investor and never jump in where i dont see value for money.
Cheers

John

Sorry to hear about your bad run with the agents in HB , I on the other hand have had agreat deal of better luck in Burrum Heads where i have just completed a dual occupancy and i now have them both rented at $240.00 pw at an overall cost of $400,000.00. Good tennants both are building in the estate so I will get a good nine months out of both them untill I turn it over and get a fresh batch of new home builders come along.the estate (dolphin waters) has another 1100 more blocks to develop , with most of the buyers retired ,sold their family home and looking to rent while their dream home is being built.1100 more house blocks and other developments dur to start at Burrum as well .In reference to the amout of rentals available at Burrum Heads most that are available are for holiday rental so therefore they will alway be advertised as available. The new arrivale are looking for somthing unfurnished so as they have somewhere for their own belongings

John