Zillmere, Brisbane

I'm having a bit of a mental tussle regarding Zillmere and would appreciate your thoughts on the suburb.

If I'm thinking of buying a new unit/townhouse in Zillmere, here's my take on it.

I keep hearing & seeing that Zillmere is "on the boil" but I'm thinking this is only for developers who seem to be buying up the big lots and rebuilding new units/townhouses. Pretty soon there won't be anything much else in Z except units/th's.

Only houses there seem to be old housing commission ones, so there aren't any nice ones to keep the suburb lovely looking.

There seems to be a few enormous unit/th developments along Handford Rd that must surely be a future slum?? So MANY units etc in Z, that's got to be a lot of competition when looking to rent out.

Surely with the demographic seemingly being toward a low socio-economic scale, you'd end up with trouble tenants constantly.

OK, that's all my negativity............anyone willing to show me some pros about the area??
 
brrmm,

Let me clarify a common misconception, the introduction of units and townhouses does not mean the introduction of slum but rather the replacement of it.

The units\townhouses are sitting on sites largely pre-owned by department of housing.

Further more their sale price in zillmere averaging 330k-380k are comparable to the house prices sitting on 600-800sqm blocks i.e. about 400-430k and therefore meaning people with (actual jobs) are moving in as opposed to free loaders.

The stats on zillmere would however be a little skewed given the price rises on "house prices" will be rising faster than usual, largely thanks to builders and developers buying up all the developable land which happen to be existing house sites.

There are good buys though in Zillmere, I would suggest looking to buy a recently completed townhouse 3bedroom for UNDER 350k-370k (they exist), hit us developers up with a clean straight up offer and see if we are prepared to sell the last one for cheap.

If you do this i can safely gaurantee that you will be buying that townhouse cheaper by about $50k compared to any other townhouse that are currently getting built or in planning when it hits the market, making you a quick gain.

Whether or not zillmere is a good location that question you will have to answer yourself but try and convince yourself that it is not you that is living there as I am assuming your a little iffy with Zillmere. Ontop of that know that Zillmere still represents good value in dollar terms compared to most of Brisbane so in theory there should be good upside.

Me personally.. if i was buying in Zillmere for a rental\investment I would buy a $430k, 600+sqm LMR site that can be developed in the future. You will get MUCH higher capital growth this way, you want a suggestion? Heres on I actually looked at myself but was too small for me http://www.realestate.com.au/cgi-bi...fmt=&header=&cc=&c=871684&s=qld&tm=1267059432

Good luck with whatever decision you take...
 
The problem with new unit developments in Brisbane is that they are now often approved with inadequate car parking, not even one space to each unit. Nearby streets become a sea of cars which definitely detracts. I suggest you take a close look at the style of development in the area you are considering.
Marg
 
Sorry Marg.. but thats jibberish, I challenge you to find a single development with less than the minimum allowed parking, and when you fail at that I challenge you to find a developer who has put in more parking than the minimum required;

The realitity is each development adheres to the following code strictly;

0.75 or 1 parking per dwelling + .25 for visitor

The worst thing a developer could do, is once completed close up the visitor parking and turn it into a lockup garage. (some do this dodgy trick)

But BCC will never allow a development to get through with less than the required and beleive me ive tried, in a large development you maybe lucky and do away with a single parking spot (visitor).

I am sorry if I sounded spitefull but your comment sounded dangerously close to the frivolous complaints developers get which are ALWAYS the same, "oh this development will increase the number of cars in brisbane and traffic is already bad" in relation to a townhouse development of 3!

Anyways, again apologies if my comments were a little direct.


The problem with new unit developments in Brisbane is that they are now often approved with inadequate car parking, not even one space to each unit. Nearby streets become a sea of cars which definitely detracts. I suggest you take a close look at the style of development in the area you are considering.
Marg
 
One example:

http://www.abc.net.au/local/stories/2010/02/02/2807404.htm

"In Mitchelton, the Mitchelton Action Group was formed after the Brisbane Housing Company proposed a four-storey affordable housing project on Blackwood Street. They initially protested about a lack of parking spaces in the development: only 10 spaces were planned for 51 units".

Had there not been so much local opposition the original plan would have gone through.

Just take a walk in the streets around "student" unit blocks in Logan Road, Upper Mt Gravatt - don't drive because you won't be able to get a park.
Marg
 
Someone needs to sue BHC......It is hardly as if the true private sector gets the same zoning relaxation they get......and no wonder considering their shareholders.

Shareholders

Initial Ordinary Shareholders:

  • Queensland Department of Housing representing the State Government holding 2 shares
  • Brisbane City Council holding 1 share
Community Shareholders:

  • Queensland Community Housing Coalition
  • Metropolitan Association towards Community Housing (MATCH)
  • Urban Development Institute of Australia
  • Property Council of Australia
  • Australian Property Institute
  • Royal Australian Planning Institute
  • Queensland Shelter
  • Queensland Disability Housing Coalition
  • Foresters ANA Friendly Society
  • Red Hill Paddington Community Care
  • New Farm Neighbourhood Centre
  • Churches of Christ Care
  • Centre Care (Archdiocese of Brisbane)
  • Bank of Queensland


Everyone should keep in mind if they sell property to BHC, the company says it is not for profit. On that basis, they can afford to pay above market value.
 
Marg,

Both examples are wrong.

#1 you cannot assume because it was submitted it will get through. Virtually all submission by developers push the envelop and get pegged back by council. Second, these units are under 50sqm big each! if you put 1 parking per unit you will literally have more parking space than living 16sqm for parking + 6m for turning circle add driveway the building will be a parking station not an apartment.

Read the article and its damn obvious their concern isnt parking, its simply the fact that "scum" is coming to their neck of the woods - nimby sydnrome.

#2 Student accomodation? You mean old queensladers rented by the room? Has nothing to do with council or developers so long as its under the magic number set by council as to how many students per dwelling. Plus your example of Logan Rd, pretty sure the ton of retail down that strip is much more to blame than students.

So again I repeat, find a built, new building that lacks parking.





One example:

http://www.abc.net.au/local/stories/2010/02/02/2807404.htm

"In Mitchelton, the Mitchelton Action Group was formed after the Brisbane Housing Company proposed a four-storey affordable housing project on Blackwood Street. They initially protested about a lack of parking spaces in the development: only 10 spaces were planned for 51 units".

Had there not been so much local opposition the original plan would have gone through.

Just take a walk in the streets around "student" unit blocks in Logan Road, Upper Mt Gravatt - don't drive because you won't be able to get a park.
Marg
 
Winston its BCC\state's way of wiping its hands clean of having to tell a suburb guess what we are shoving a ton of no hopers down your throat..

cant vote against a party who had no direct involvement in building a ton of low cost housing next door to your home can you.



Someone needs to sue BHC......It is hardly as if the true private sector gets the same zoning relaxation they get......and no wonder considering their shareholders.

Shareholders

Initial Ordinary Shareholders:

  • Queensland Department of Housing representing the State Government holding 2 shares
  • Brisbane City Council holding 1 share
Community Shareholders:

  • Queensland Community Housing Coalition
  • Metropolitan Association towards Community Housing (MATCH)
  • Urban Development Institute of Australia
  • Property Council of Australia
  • Australian Property Institute
  • Royal Australian Planning Institute
  • Queensland Shelter
  • Queensland Disability Housing Coalition
  • Foresters ANA Friendly Society
  • Red Hill Paddington Community Care
  • New Farm Neighbourhood Centre
  • Churches of Christ Care
  • Centre Care (Archdiocese of Brisbane)
  • Bank of Queensland


Everyone should keep in mind if they sell property to BHC, the company says it is not for profit. On that basis, they can afford to pay above market value.
 
cant vote against a party who had no direct involvement in building a ton of low cost housing next door to your home can you.

too true....

All part of Labor's ongoing plan to outsource socialism to anyone who wants to make a fast buck......... volvo socialist riff raff.

One day someone will do an audit of the Labor party election contributions made by the list above....

Australia really needs to take its politicians a lot more seriously.

And I want to know why Hendra, Wilston, Balmoral, and Brookfield haven't been slated for affordable accommodation, considering Labor elites are well represented in each.

And if I had been a long term resident of Moorooka, I'd have set up a tent embassy outside Peter Beattie's home years ago.
 
Wondering if anyone else has opinions on Zillmere, not just parking issthews around Bne ????

I've got a house on about 1000m2 block of land. I'm going to hold onto for the long term because:

  • Zillmere is still affordable with house and land still available for under 400K - not much left though.
  • it's close to railway station and buses
  • only 12km from CBD
  • surrounded by houses (not commission) which are being renovated thus increasing the value of property overall in the suburb
  • close to all facilities eg 5 shopping centres within a 2km radius, public and private schools, 45 minutes to Sunshine Coast, 15 minutes to airport
  • Zillmere has many ex housing commission properties, many of which are being renovated by 1st home buyers and investors
.
I can't see any negatives.
 
Being a newby at all of this I'll be interested to see some considered opinions and explanations by those with more experience.
 
Looked at all three of these places while they were on the market. Anything calling itself a house on a decent block of land and with a '2' in front of the price deserves immediate consideration this close to the CBD :)

First house I posted a picture of in another thread! It's an interesting house with some issues! Great piece of land but the list price might be a little under quoted (putting it nicely) , similar theme for the second house. Quite a bit of choice with smaller townhouse developments around the suburb, some areas are nicer than others as always.
 
Thanks for looking into those properties Andrew.
Both houses are zoned LR not LMR, doesn't that make them unsuitable for townhouse development though?
What exactly can be done with LR on land under 809sqm? Can they be developed at all - ie duxplex, small lot (very small) ?
Thanks.
 
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