You cant go wrong on the EMP side. The other side has seen dramatic demographic changes in the last 8 years and it's not from Asians. This is where I would tread carefully knowing what has happened to values interstate.
Locality research - Brisbane
- Thread starter wombat777
- Start date
You cant go wrong on the EMP side. The other side has seen dramatic demographic changes in the last 8 years and it's not from Asians. This is where I would tread carefully knowing what has happened to values interstate.
From a Macro perspective Runcorn was on my radar back in 2003. Once on the ground I conducted my Micro DD on that suburb and few others my Macro pin pointed.
I vividly remember inspecting a Runcorn Townhouse. Whilst walking through the complex common area I asked the REA how many units were in this complex? To which he replied 750!
..He went on to tell me the complex was built over 4 estates which took up a few blocks around the neighborhood.
I said thanks alot, see ya!
And never ventured into that suburb ever again.
I really like the pockets directly across the road from EMP. The 3-4-5 streets south, I think are great. Anything further south I'm not interested in.
From a Macro perspective Runcorn was on my radar back in 2003. Once on the ground I conducted my Micro DD on that suburb and few others my Macro pin pointed.
I vividly remember inspecting a Runcorn Townhouse. Whilst walking through the complex common area I asked the REA how many units were in this complex? To which he replied 750!
He went on to tell me the complex was built over 4 estates which took up a few blocks around the neighborhood.
I said thanks alot, see ya!
And never ventured into that suburb ever again.
I'd buy a house in Runcorn, but never a townhouse. As you said there are an epic amount of them. For townhouses I'd go to areas that are highly desirable but have very few of them - like Macgregor, Sunnybank, parts of Sunnybank Hills.
Just curious, is this the Kuraby end? It's not just Runcorn either. The bordering Logan suburbs are changing demographics as well. Been a bit of council controversy about it. It use to take a generation for these things to occur. I think the quickness of it will catch a few investors out. As I said interesting times ahead.
What are the changing demographics in these areas exactly? I haven't lived there for about a decade so I've kind of lost touch. I just remember driving past Runcorn / EMP a few years ago and thinking holy crap it's little Korea!
Hi
If I was buying in Brisbane, I would possibly firstly eliminate the flood-prone areas (streets etc) within 10-12 km of the CBD, and then proceed to check out the remainder areas which are close to transport/ schools/ shops etc.
A check on the previous price growth can assist in that I would avoid areas which have experienced great growth in the past 12-18 months. I would also avoid OTP developments.
I just bought in Oxley (the flood-free part) - 3 bedroom t/h, and cost $315k.
The same price paid by the previous owner in 2007.
Was it a good buy? - ask me again in 2 years time.
Good luck.
Tony
If I was buying in Brisbane, I would possibly firstly eliminate the flood-prone areas (streets etc) within 10-12 km of the CBD, and then proceed to check out the remainder areas which are close to transport/ schools/ shops etc.
A check on the previous price growth can assist in that I would avoid areas which have experienced great growth in the past 12-18 months. I would also avoid OTP developments.
I just bought in Oxley (the flood-free part) - 3 bedroom t/h, and cost $315k.
The same price paid by the previous owner in 2007.
Was it a good buy? - ask me again in 2 years time.
Good luck.
Tony
Yep as my CGA investment strategy dictates townhouses and villa's, a house doesnt meet my purchasing criteria.
Sunnybank Hills is another suburb I have IP in.
Yes SBH is a much better place to have one. I don't buy townhouses but one of the only complexes in Brisbane that I would even consider is in SBH.
Hi there,
Whats everyones thoughts on Rochedale South ? Is this considered apart of the Logan region? There seems to be a few decent house on decent blocks for around 420k.
Cheers
Whats everyones thoughts on Rochedale South ? Is this considered apart of the Logan region? There seems to be a few decent house on decent blocks for around 420k.
Cheers
What are you looking for them to do for you? How does your DD stack up in relation to them providing it for you?
Hi Rick,
just long term growth, seems to be a low vacancy rate (1%) and 4% yields(not that great) in that area and being close to the M3 id consider a plus. Also the blocks are decent but I'm unsure of any potential zoning changes. But its just a suggestion as I've only been around Brisbane once and am still getting a feel. Just feel Brisbane still has some room to grow considering how melb and sydney are. Any thoughts would be appreciated.
cheers
Why would you buy into Redcliffe with 500k?
With that kind of money you can buy into BCC zone look at - acacia ridge, and zillmere plenty of LMR sites under 500k Sunny bank hills and algester as mentioned before. Of if you want to go Logan council Rochedale South. Much better CG prospects IMO
Yes I think you are definitely on the right track. Brisbane is over due for some CG shine.