with $260k-$300k which area in Brisbane would you recommend?

[ianvestor]

That doesn't make sense... Yes units have had their fair share of growth over the last 12 months*, however the prices being asked for units are practically the same if not more than houses in the same areas, if this was the case you would buy a house.
300k may get you an older style 80's brick -2 bed which would rent 300p/week at best ,which would be highly neg geared with body corps and 10% interest rates. Maybe the only upside is vacancy rates whichwill be very low, but who in brisbane can afford higher rents? which leaves you little room to increase, to improve cashflow
IMHO I think the outer suburbs still have alot of catch up to do in regards to capital growth, also yields are better helping with cashflow.
250-300k will get you an older style has, whilst still achieving similar if not better rents.**

*I assumed a long-term view, i.e. 30 to 40 years. I don't really care much what the last 12 months have been like.

**My focus is completely on capital growth, and again if you're talking about 30 to 40 years, rents don't matter much either.

So to me, I still think captial growth focused investors should look as close to a CBD as possible, regardless of the property type. Sorry if the original poster has a different strategy, I have just offered mine.

 

[outbackjack]

Um,its gone off the boil a little, but I still think Eaglby is a worthing looking at around that price range??????????

 

[Kevin Hockey]

I'm with Ian,

Buy an apartment at Nundah or Clayfield, they have achieved excellent growth and I believe still have good growth remaining. Otherwise Redcliffe would be excellent for a cheap house if you can find one. There is a couple about.

Kev
www.gogecko.com.au

 

[mixedup]

ianvestor, what's your view on Ipswich? that's where i'm currently looking. $250-$350k

 

[sailor]

Logan, Nundah, Ripley Valley lagging in infrastructure

And this in the Courier Mail this morning:
http://www.news.com.au/couriermail/story/0,23739,23268076-3102,00.html

"THEY are the biggest growth areas in the fastest growing region of Australia, but they are also the most needy.
The Property Council has named its four most neglected areas in southeast Queensland.
They are places where so many people are choosing to work and live that there is not enough infrastructure to cope with demand, the development lobby group says. "

 

[Kevin Hockey]

Sailor - I'm unsure of the other areas, however with regard to Nundah (and Northgate) it didn't say the infrastructure was "lagging" just that they were looking to increase it. That's very different to lagging.

The local infrastructure needs increasing because of the enormous positive changes over recent times. Millions has been spent on the bypass tunnell, Nundah Village upgrade, new Woolworths shopping precinct, numerous developments incl Nundah Bowls site, Hedley Av, Mc Master St and Amelia St to name a few. The pubs have spent millions on upgrades, there is brand new building developed and every conceivable facility you could require is local.

Prices have soared bringing a younger element to the area whereas it used to be the domain of the elderly. The old Queenslanders and colonial homes are now being restored to their original glory and attracting big bucks and boosting the economy locally. This is attracting more kids again. Norths Rugby League Juniors at Nundah have been achieving record levels of sign ons for past couple of years after the club was almost dead and buried a few years ago, in fact without Melbourne Storms commitment it would not have survived. This year the Broncos have seen the benefit and now the club is the Broncos feeder team to the NRL.

With these changes it is no surprise the area needs further increases to infrastructure. To say it is "lagging" would be an unwise slant on what I still believe to be an area which investors can still choose excellent investment property on the basis of strong growth.

Of course this is just my opinion and anyone should complete their own due diligence and consider their own personal circumstance before purchasing.

Cheers

Kev
www.gogecko.com.au

 

[Guan]

Hey mixed up,

I reckon you go for Springfield especially if you could find land and house package to save your stamp duty and new property maximises your depreciable value. Latest demographic has shown tremendous demand for living in that area with big shopping centre in central Springfield just opened last year. However, it is important to look for quality/trusted builder and know all the procedures for purchasing. Do your due diligence and you will be great.

All the best!

 

[sailor]

Sailor - I'm unsure of the other areas, however with regard to Nundah (and Northgate) it didn't say the infrastructure was "lagging" just that they were looking to increase it. That's very different to lagging.

I personally didn't say lagging, I was quoting the Courier Mail http://www.news.com.au/couriermail/s...6-3102,00.html

 

[Kevin Hockey]

I personally didn't say lagging, I was quoting the Courier Mail http://www.news.com.au/couriermail/s...6-3102,00.html

Still can't see where it says "Lagging".

Kev

 

[sailor]

Still can't see where it says "Lagging".

Kev

I cut and pasted the title of the article. Just went back in to check, and it has changed.

 

[mixedup]

save your stamp duty

So if you build you only pay stamp duty on the land you buy then right? And you're saying if you buy a house & land package you can effectively still get this benefit?

 

[Guan]

So if you build you only pay stamp duty on the land you buy then right? And you're saying if you buy a house & land package you can effectively still get this benefit?

Yes, it is because the purchase is made when the house is not built yet.

 

[Sam Watts]

Hi Fenix

I have an investment property in Redcliffe I also bought mid last year. I am now looking to purchase again but can't decide on Woodypoint, Scarborough or Deception Bay having never been there. Do you have any advice you can give on which suburb you feel is a better long term option?

Thanks Sam

 

[fenix]

Hey Sam,

Check your private messages.

Regards.

 

[wallace]

Im 23 and bought an IP in ipswich in august last year. The property is currently being renovated on a tight budget.

I have had a couple of agents call and knock on the door (as they know what im doing with the property. Ie. Not PPOR and investment) to try and list my house. the house three doors down is an ugly 70's brick (still has orange glass in the front sunroom) sold recently for $48k more than what i paid. Ive had indications that an approx value for mine will be a minimum of $60k over what i paid. Not bad in three months.


Whether you like the area or not, the area has big growth. A client of mine predicted Lowood as a boom area three years ago and bought up a number of blocks of land there. He is currently about to go on paper for 7 million on one of these blocks.

They are building a massive industrial estate which will create around 5000 new jobs, and all of this is close to town, on the train line and only 25-30mins to brisbane.

Adam

 

[wallace]

one other thing....


Matusik has mentioned at a seminar i went to in december that ipswich has had around 15% growth over the previous 12mths and expecting this to go down to about 10%. So not toooo bad.

However in my opinion there are certain parts of the ipswich market better than others. I think that if your a little creative, the profits are there. there are still properties around that are ok for around the 200k mark. that to me is good value when you consider the proximity to brisbane.

 

[Kevin Hockey]

Hi Fenix

I have an investment property in Redcliffe I also bought mid last year. I am now looking to purchase again but can't decide on Woodypoint, Scarborough or Deception Bay having never been there. Do you have any advice you can give on which suburb you feel is a better long term option?

Thanks Sam

1. Scarborough
2. Woody Point
Forget Deception Bay, also consider Kallangur, Strathpine, maybe Bray Pk.

Scarborough would be the best suburb out of all of them. Close to water all round, good reputation, good infrastructure and significant renovation and improvements occurring both by homeowners and local Govts etc. You can still buy reasonably priced property at Scarborough at the moment.

Kev
www.gogecko.com.au

 

[Sam Watts]

Hi Kevin

Thanks for your advice. Why do you say forget Deception Bay? I heard Scarborough is a great area...it does look good on google and is still very close to Brisbane.

Thanks Sam

 

[sparky23]

Im 23 and bought an IP in ipswich in august last year. The property is currently being renovated on a tight budget.

I have had a couple of agents call and knock on the door (as they know what im doing with the property. Ie. Not PPOR and investment) to try and list my house. the house three doors down is an ugly 70's brick (still has orange glass in the front sunroom) sold recently for $48k more than what i paid. Ive had indications that an approx value for mine will be a minimum of $60k over what i paid. Not bad in three months.


Whether you like the area or not, the area has big growth. A client of mine predicted Lowood as a boom area three years ago and bought up a number of blocks of land there. He is currently about to go on paper for 7 million on one of these blocks.



They are building a massive industrial estate which will create around 5000 new jobs, and all of this is close to town, on the train line and only 25-30mins to brisbane.

Adam

I agree with regards to Lowood I had h/l packages listed and they sold within a few weeks.

 

[Perp]

A client of mine predicted Lowood as a boom area three years ago and bought up a number of blocks of land there. He is currently about to go on paper for 7 million on one of these blocks.

For what it's worth, the valuer from Herron Todd White that spoke at the Better Investing Group (BIG) in Brisbane a couple of months ago specialises in western Brisbane/Ipswich and was most disparaging of Lowood's prospects; in particular he thinks there is currently land available far in excess of demand. No doubt Lowood will do alright in the long term - as nearly everything does - but he thinks that it's currently over-priced and you'd have to be looking at a very long term investment to see significant growth.