beenleigh vs slacks creek?

[annahk]

Hi guys, I'm a newbee here and also a first home buyer.

I've been looking at the market for about 5 months now and I think its time to make decision.


The property in Beenleigh-
mid 300k
795 sq.m
4/1/6
had a look at flood map and it shows about half of its backyard has been flooded.
fully renovated.

One in Slacks Creek
349k negotiable
637 sq.m
3/1/-

Which one do you think is better?
The house in Slacks Creek is nicer than the one in Beenleigh.

Thank you

 

[Angel]

The one that doesn't flood.

 

[tomlemke]

Slacks creek

 

[JT87]

$349 sounds like a lot for a 3/1

 

[jerrybee]

Yeah it seems a bit steep. I would be expecting around the low 300's for a decent place in SC.

e.g.

http://www.realestate.com.au/property-house-qld-slacks+creek-119082243

 

[sumterrence]

Have you thought about Marsden? I think that area looks pretty good.

Otherwise maybe look at Collingwood Park? There are certain areas which are quit nice with a 10 year old house on a land 4/2/2 going for low to mid 300s

some examples such as

http://www.realestate.com.au/property-house-qld-collingwood+park-118272071
http://www.realestate.com.au/property-house-qld-collingwood+park-117864379

 

[JT87]

Nothing wrong with the areas your looking.
Try to focus on the value of the property rather than which suburb too much.
Be cautious in coolingwood park there is a lot
Of land movement.
I think this was caused by Old mines filled in from
Memory?

 

[sumterrence]

yea did some research around that issue but apparently it's only affecting Collingwood Dr and Duncan St?

While I'm doing my research it seems like Collingwood park and Redbank Plains are having developments in areas of residential and infrastructure while the property prices there are still in the wake up stage compare to the surroundings like Logan.

http://www.ipswich.qld.gov.au/about...rk-with-another-301-residential-lots-approved
http://www.ipswich.qld.gov.au/about...earch/redbank-collingwood-park-sports-complex
http://www.ipswich.qld.gov.au/about...state-at-redbank-plains-given-the-green-light

 

[beachside]

yea did some research around that issue but apparently it's only affecting Collingwood Dr and Duncan St?

While I'm doing my research it seems like Collingwood park and Redbank Plains are having developments in areas of residential and infrastructure while the property prices there are still in the wake up stage compare to the surroundings like Logan.

http://www.ipswich.qld.gov.au/about...rk-with-another-301-residential-lots-approved
http://www.ipswich.qld.gov.au/about...earch/redbank-collingwood-park-sports-complex
http://www.ipswich.qld.gov.au/about...state-at-redbank-plains-given-the-green-light

From what I have been told it is more extensive than that, although the couple of streets north of Duncan with just the odd house remaining is a give away. I think the top end nearer Redbank is the worst, the area I liked the most . I was referred to an agent at the local Professionals office (must have been Goodna) but can't remember his name, spoke by phone. He had good knowledge and his son was an engineer on the motorway - a lot of concrete was pumped into the mines to stabilise the road area which seemed to have benefited the stability of houses in the area. Looking at the office staff I am guessing it may have been Les http://www.thorntons.net.au/staff-profile/ . He would be worth calling to give you more detailed info.

 

[Michael_X]

Need more information to say which is better. Both suburbs can work, depends on which part of the suburb you are buying in.

I posted this recently in another thread on Slacks Creek which may help.

Slacks Creek can be broken down in several sections:

i) Between Queens Rd and Paradise Rd. This was originally Kingston but later renamed Slacks Creek. It's less desirable and the prices tend to reflect this. Stay away from the flooding areas around Darren Drive and Borman St. Also stay away from any street names with gemstone names like Opal, Garnett, Diamond, Pearl St etc.

http://en.wikipedia.org/wiki/Kingston,_Queensland.

Look at section on Kingston Industrial Waste Incident and Kingston Goldmine (copied below)

In September 1986 residents, in the Diamond street area of Kingston, started to notice black sludge beginning to ooze from the ground and seep into their gardens and began to complain of health problems to the Logan Council. (p4)[4] By April 1987 the council was warning people to avoid the sludge. Surrounding soils and ground-water were also found to be contaminated.

ii) Paradise Rd and Park Rd. The original Slacks Creek. Take a drive around and you will find the houses are nicer and the streets alot more presentable. A few small sections which floods so stay clear. Prices here are more expensive.

iii) North of Park Rd. You don't want to go too far north as it becomes an industrial area.

Hope this helps.

Thanks,
Michael

 

[knightm]

Neither in that price. Unless you want larger land in Beenleigh zoned for units with intent to redevelop.

If you want quality housing in the area for 300-350 you really should check out Bethania and Edens Landing, my pick of suburbs in that local for decent housing stock, still affordable, fewer shock horror tenants and plenty of house proud owners.

For that money you really should aim for 4 beds too.

This kind of thing (after about 20seconds of searching so no I am not suggesting this one is better than the others) might work
http://www.realestate.com.au/property-house-qld-edens+landing-119706523

 

[KathyK]

Need more information to say which is better. Both suburbs can work, depends on which part of the suburb you are buying in.

I posted this recently in another thread on Slacks Creek which may help.

Slacks Creek can be broken down in several sections:

i) Between Queens Rd and Paradise Rd. This was originally Kingston but later renamed Slacks Creek. It's less desirable and the prices tend to reflect this. Stay away from the flooding areas around Darren Drive and Borman St. Also stay away from any street names with gemstone names like Opal, Garnett, Diamond, Pearl St etc.

http://en.wikipedia.org/wiki/Kingston,_Queensland.

Look at section on Kingston Industrial Waste Incident and Kingston Goldmine (copied below)

In September 1986 residents, in the Diamond street area of Kingston, started to notice black sludge beginning to ooze from the ground and seep into their gardens and began to complain of health problems to the Logan Council. (p4)[4] By April 1987 the council was warning people to avoid the sludge. Surrounding soils and ground-water were also found to be contaminated.

ii) Paradise Rd and Park Rd. The original Slacks Creek. Take a drive around and you will find the houses are nicer and the streets alot more presentable. A few small sections which floods so stay clear. Prices here are more expensive.

iii) North of Park Rd. You don't want to go too far north as it becomes an industrial area.

Hope this helps.

Thanks,
Michael

As a local, this is 100% accurate. I will be taking heed of anything you say from now on. The nicer parts have people who have been there for decades and created many of the local businesses. They have the cash to move but they love living there. You will also see subtle differences in price due to the different school zones in the area. Some areas take in eastern side schools as well. Feel free to PM me if you want any info on that.

As for the original question. I wouldn't buy anything in QLD in a flood zone. It will flood. A lot of places were flooded on the weekend. People were being rescued from their houses in Marsden. Be really really careful in Marsden. I also find Beenleigh sketchy due to the court house attracting every scum bag in Logan.

 

[annahk]

Need more information to say which is better. Both suburbs can work, depends on which part of the suburb you are buying in.

I posted this recently in another thread on Slacks Creek which may help.

Slacks Creek can be broken down in several sections:

i) Between Queens Rd and Paradise Rd. This was originally Kingston but later renamed Slacks Creek. It's less desirable and the prices tend to reflect this. Stay away from the flooding areas around Darren Drive and Borman St. Also stay away from any street names with gemstone names like Opal, Garnett, Diamond, Pearl St etc.

http://en.wikipedia.org/wiki/Kingston,_Queensland.

Look at section on Kingston Industrial Waste Incident and Kingston Goldmine (copied below)

In September 1986 residents, in the Diamond street area of Kingston, started to notice black sludge beginning to ooze from the ground and seep into their gardens and began to complain of health problems to the Logan Council. (p4)[4] By April 1987 the council was warning people to avoid the sludge. Surrounding soils and ground-water were also found to be contaminated.

ii) Paradise Rd and Park Rd. The original Slacks Creek. Take a drive around and you will find the houses are nicer and the streets alot more presentable. A few small sections which floods so stay clear. Prices here are more expensive.

iii) North of Park Rd. You don't want to go too far north as it becomes an industrial area.

Hope this helps.

Thanks,
Michael

Of course it helps!
Thank you
This morning I read a thread about Sydney thatit will be a peak in 2016-2018 so shouldn't buy any now.
Will this affect a lot on Brisbane too?


Thank you guys for all your replies.
It all helped a lot!

 

[jerrybee]

Of course it helps!

Will this affect a lot on Brisbane too?

Based on past cycles, no - a Sydney slowdown does not directly correlate with a Brisbane slowdown. Quite the opposite in fact. Brisbane has historically boomed either after Sydny had boomed or shortly after Sydney's boom has ended. History is not a 100% indicator but it has been this way the last few cycles now.