Here are some tips from one of the magazines for 2006 from each state-any thoughts on the below?
NSW
Tamarama, Bronte, Clovelly: Water, beachside. Tamarama was rising 15 percent a year before the downturn — but in 2004-05 its median fell 14 percent. "Investors should watch these blue chip suburbs, which have fallen on hard times," Christopher says. "When there's a recovery, they're the ones that will bounce back first." Wilkinson favours Bronte, Clovelly and Tamarama as safe places to buy "out of the noise of Bondi and Coogee".
Newtown: Urban renewal Newtown. It's a couple of stations from the CBD, is being rejuvenated with café lifestyle features. "It's a pretty safe bet," says Wilkinson. But aim for the northern end, which has less commercial and light industrial. The median is around $570,000.
Victoria
Surf Coast: Sea change, infrastructure. The Surf Coast may have a second wave from the Geelong ring road, which will bring seaside towns from Anglesea (median $370,000) to Lorne 30 minutes closer to Melbourne. Goldfields: Hill change, infrastructure. The Ballarat-to-Bendigo region is 60-90 minutes from central Melbourne and upgraded rail services will reduce travel times. Attractive towns with prices down 10-20 percent from peaks. Ballarat's median is about $220,000.
Queensland
Yeppoon: Sea change. On the coast near Rockhampton, Yeppoon has seen big price growth but remains affordable (median $264,000). Lawless says Yeppoon is being transformed by renovation and development. Nearby Emu Park and Cooee Bay are also growing fast.
Maleny: Hill change. The Sunshine Coast hinterland town had a growth spurt in the boom but is now a buyers' market, with appealing acreage selling at big discounts. Typical homes are in the $450,000 to $550,000 range, although the best are $1 million-plus.
ACT
Deakin, Red Hill, Forrest: The stayers. The current market will buy quality — and these upmarket suburbs in Canberra's inner south have had several home sales above $2 million this year, although prices are more typically in the $650,000 to $750,000 range.
SA
Carrickalinga: Sea change. The prime sea change spots are Victor Harbour and Port Elliot — but Carrickalinga is gaining popularity because it's quieter and cheaper (median $310,000). Klemich says you don't need to be on the esplanade because streets further back are elevated with sea views.
Stirling and Crafers: Hill change. The Adelaide Hills continue to grow in popularity. The Heysen Tunnel means areas like Stirling and Crafers (median $380,000) are only 15-20 minutes from the city and offer fine family homes on large lots amid hills-style community living. "I can only see them increasing," says Klemich.
WA
Albany: Government decisions, water. Wherever the state government's Landcorp builds, values climb. Landcorp's latest project is a mixed-use harbourfront project at Albany, four to five hours south of Perth. Albany offers lifestyle around a natural harbour, where you can buy for under $250,000, though typical three-bedders are around $300,000.
Coogee: Urban renewal. Coogee, south of Fremantle, has been a high performer recently — but renewal of a noxious industry area with a marina and residential will take the area to a new level. Currently homes with views fetch $500,000 to $1 million.
Tasmania
Inner Hobart: The stayers. Hobart's market always hinges on the prime inner-city. The next up-cycle is expected to start with Sandy Bay, North Hobart, Battery Point and West Hobart. "The inner suburbs hold best and move first," says Saunders. North Hobart is typically $250,000-$500,000 while Sandy Bay and Battery Point have regular $1 million sales.
Orford: Sea change. The closest east coast town to Hobart is expected to benefit from a new residential estate around a Greg Norman golf course. Brothers says typical Orford homes sell for $300,000 with the best $600,000-$700,000.
NT
Nightcliff: Water. Darwin's northern suburbs are an out-performer, especially Nightcliff and Rapid Creek, where the entry point is the low $400,000s. Nightcliff has parkland, the foreshore and elevated sections with views. "Anything with views is over $800,000," Peacocke says.
Rosebery: Urban renewal. There's always land shortages in Darwin and house-and-land packages tend to sell well. Rosebery has new estates which Peacocke says have been selling quickly.
NSW
Tamarama, Bronte, Clovelly: Water, beachside. Tamarama was rising 15 percent a year before the downturn — but in 2004-05 its median fell 14 percent. "Investors should watch these blue chip suburbs, which have fallen on hard times," Christopher says. "When there's a recovery, they're the ones that will bounce back first." Wilkinson favours Bronte, Clovelly and Tamarama as safe places to buy "out of the noise of Bondi and Coogee".
Newtown: Urban renewal Newtown. It's a couple of stations from the CBD, is being rejuvenated with café lifestyle features. "It's a pretty safe bet," says Wilkinson. But aim for the northern end, which has less commercial and light industrial. The median is around $570,000.
Victoria
Surf Coast: Sea change, infrastructure. The Surf Coast may have a second wave from the Geelong ring road, which will bring seaside towns from Anglesea (median $370,000) to Lorne 30 minutes closer to Melbourne. Goldfields: Hill change, infrastructure. The Ballarat-to-Bendigo region is 60-90 minutes from central Melbourne and upgraded rail services will reduce travel times. Attractive towns with prices down 10-20 percent from peaks. Ballarat's median is about $220,000.
Queensland
Yeppoon: Sea change. On the coast near Rockhampton, Yeppoon has seen big price growth but remains affordable (median $264,000). Lawless says Yeppoon is being transformed by renovation and development. Nearby Emu Park and Cooee Bay are also growing fast.
Maleny: Hill change. The Sunshine Coast hinterland town had a growth spurt in the boom but is now a buyers' market, with appealing acreage selling at big discounts. Typical homes are in the $450,000 to $550,000 range, although the best are $1 million-plus.
ACT
Deakin, Red Hill, Forrest: The stayers. The current market will buy quality — and these upmarket suburbs in Canberra's inner south have had several home sales above $2 million this year, although prices are more typically in the $650,000 to $750,000 range.
SA
Carrickalinga: Sea change. The prime sea change spots are Victor Harbour and Port Elliot — but Carrickalinga is gaining popularity because it's quieter and cheaper (median $310,000). Klemich says you don't need to be on the esplanade because streets further back are elevated with sea views.
Stirling and Crafers: Hill change. The Adelaide Hills continue to grow in popularity. The Heysen Tunnel means areas like Stirling and Crafers (median $380,000) are only 15-20 minutes from the city and offer fine family homes on large lots amid hills-style community living. "I can only see them increasing," says Klemich.
WA
Albany: Government decisions, water. Wherever the state government's Landcorp builds, values climb. Landcorp's latest project is a mixed-use harbourfront project at Albany, four to five hours south of Perth. Albany offers lifestyle around a natural harbour, where you can buy for under $250,000, though typical three-bedders are around $300,000.
Coogee: Urban renewal. Coogee, south of Fremantle, has been a high performer recently — but renewal of a noxious industry area with a marina and residential will take the area to a new level. Currently homes with views fetch $500,000 to $1 million.
Tasmania
Inner Hobart: The stayers. Hobart's market always hinges on the prime inner-city. The next up-cycle is expected to start with Sandy Bay, North Hobart, Battery Point and West Hobart. "The inner suburbs hold best and move first," says Saunders. North Hobart is typically $250,000-$500,000 while Sandy Bay and Battery Point have regular $1 million sales.
Orford: Sea change. The closest east coast town to Hobart is expected to benefit from a new residential estate around a Greg Norman golf course. Brothers says typical Orford homes sell for $300,000 with the best $600,000-$700,000.
NT
Nightcliff: Water. Darwin's northern suburbs are an out-performer, especially Nightcliff and Rapid Creek, where the entry point is the low $400,000s. Nightcliff has parkland, the foreshore and elevated sections with views. "Anything with views is over $800,000," Peacocke says.
Rosebery: Urban renewal. There's always land shortages in Darwin and house-and-land packages tend to sell well. Rosebery has new estates which Peacocke says have been selling quickly.
