I am weighting up buying in SE QLD or Inner Melbourne….some I talk to are all for Inner Melbourne but I hear that the main activity seems to be in QLD. I am looking at long term (20 yrs +) investing. Which has the best potential and occupancy rates
i have been doing a lot of reading recently about investing in Qld as i have been a little concerned about the stigma of multi-tiered marketing attached to it. I have also been concerned about the small amount of growth in Qld in general in the past 7 years although things have definitely been on the up recently.
im in Sydney so i do not know much about Melbourne but from various articles and sources i have read previously, they all seem to point to South East Queensland as the place to invest due to reasons such as affordability levels, migration, popularity etc…
Multi tiered marketing overall for Qld property seems to have dropped off although if you do thorough research ( dont rely on slick marketing seminar salespeoples figures) into pricing, growth etc.. you will be better off for it.I recently travelled up and down the SE QLD border and spoke to varios people and have found out that prices began to take off about 12-15months ago but are still relatively cheap compared to Sydney/Melb.
Rental yields also still seem to be attractive in general compared to Sydney yields.From what I can see areas to look out for are (mainly on the coast) Caloundra, Redcliffe, Maroochydoore( alot of work in the cards here), Moololaba, Coolum, Deception Bay,Yeppoon, Tin can bay, Rainbow Beach, Victoria Pt, Wellington Pt,Cleveland. The majority of these areas have a lovely beach/seaside strip and median prices of between $220k-$280k, but there are bargains to be had. Areas such as Yeppoon, Tin Can Bay,Deception Bay and Rainbow Beach have lower median house prices. There are many up and coming suburbs with lower median prices eg Caboolture.
Anyway just some thoughts and hope i have helped but you must do your own research eg ring local councils for future works on the cards(most will help) and visit the area to get a good feel for pricing and structure .
[
]Thanks Marketmad!
That’s some great information. [
]Hey all,
You certainly have picked some hot spots Marketmad and these areas have experienced significant growth over the past year. My thoughts are that most (nearly all) properties in this area are cashflow negative. They will cost you money to own every week. Also there has been good growth but past is no guarantee for immdeiate growth in the future. Please don’t think I am trying to stifle you but just be aware of the market as it is because it is very hard to get a realistic market snapshot from a distance. Some time spent roaming the streets up here would be worthwhile. Personally I like these parts of town but have not invested there as they cost me money to own and do not bring me closer to my goal.Hope this helps
Enjoy
AD [:0)]“Enjoy life. There’s plenty of time to be dead.”
-Anon.Your right and I understand your point of view.
My strategy consists/will consist of both negatively geared property(hoping for gains.. & for tax implications) and also cash flow positive property (the greater proportion to be cash flow positive).
Realistically, I am looking at a longer term time frame( 5 to 10yr plan) so Im not expecting these negatively geared properties to go up overnight in value (although realistically chances are being near the coast & other factors they should given time….)
Anyway just my thoughts and strategy.
Ta
Hey all,
You certainly have picked some hot spots Marketmad and these areas have experienced significant growth over the past year. My thoughts are that most (nearly all) properties in this area are cashflow negative. They will cost you money to own every week. Also there has been good growth but past is no guarantee for immdeiate growth in the future. Please don’t think I am trying to stifle you but just be aware of the market as it is because it is very hard to get a realistic market snapshot from a distance. Some time spent roaming the streets up here would be worthwhile. Personally I like these parts of town but have not invested there as they cost me money to own and do not bring me closer to my goal.Hope this helps
Enjoy
AD [:0)]“Enjoy life. There’s plenty of time to be dead.”
-Anon.Rick
I have some figures in front of me rating the return from 1980 to 2000. It shows the gross return of Melbourne as being 17.1% (9.2% growth and 7.9% yield) compared with the gross return of Brisbane as 15.7%(8.3% growth and 7.4% yield).
Hope this helps although I must confess to being very Melbourne-centric when it comes to investing.
Anthony
[^]Have just done a drive around – for a week – thru central coast of qld – from Bundaberg to Mackay. Lots of +ve places to be had up there, all with big populations and large investments going on – eg Gladstone, pop approx 32000 Comalco putting in a development 1.54billion with 5,000 new jobs – and I’m sure they won’t all be single, so they need 5,000 new houses. Rockhampton also has a big development happening. Most of these places have universities, so have constant need for rentals. Then, of course there’s Cairns………so many places, so many properties!!!!!!! Have fun searching[
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