澳洲Australia property brisbane hotspots - infrastructure related research Sydney

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Hi, After reading a lot over the past few days I think that there are a lot of theories around on why a suburb achieves above normal capital gains The theme that is consistent is that a suburb must become desirable in the short term ( lt; 5 years) to achieve above normal growth which only happens if there is a transformation ie shopping centre, improved infrastructure, cafe precinct, new school etc I am excluding renovation as a method to increase values;and mining towns where there is an influx of people during the construction phase Based on this I think Brisbane should have extra ordinary gains and over the next 10 year as workers will have greater wealth Now to which suburbs inner south brisbane - new train line and it is close to the river I am focussing on yeerongpilly, dutton park, yeronga Carindale - extension of busway Does anyone want to contradict or substantiate on this theory regards,
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Unfortunately, Yeronga amp; Dutton Park railway stations won't see improved rail services from the Cross River Rail project because the tunnel entrance is just north of Yeerongpilly Railway Station Providing it does receive funding, it may be 20 years or more before the Eastern Busway reaches Carindale Having stated that, I think that there is some good value around Brisbane amp; Ipswich Compare prices for similar properties in similar suburbs in Sydney amp; Melbourne amp; you'll see what I mean The climate is a bonus
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I think that the suburbs around the northern busway will do well Kedron, Lutwyche and Gordon Park stand out once the project finishes in June 2012
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i'm thinking that they could be a good buy now while all the noise, dust, traffic disruptions etc put people off from buying but once it's finished the prices might go up
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I've got a unit in Kedron which is a few minutes walk from the Northern Busway terminal A number of units in the complex have recently sold at very good prices It seems that the savvy buyers already know that there are going to be good increases once the busway is completed to Kedron in June 2012 I have a friend in Melbourne who had a house in Ashburton He told me that prices in his area skyrocketed once the nearby freeway got completed
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Hey Nth Brisbanite, Care to share the numbers I was looking at Kedron a little while ago I think you will do very well in the long term As part of my DD (About 12 months ago) I spoke to the valuer for the area from Brisbane HTW From memory he said there was potential for renovation buying around the $320k on units with larger interior sqm 10% spent on an upgrade could see reval up to $380k depending on the quality of the finish Jack
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Will cross river rail be delivered in next 5 years I thought a lot of people were not happy with it I am not sure it will be delivered Extension of eastern busway to Carindale will increase the value of the land
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Great density increases in the Eastern Corridor Plan for the Busway Many agents have no idea about it Peter W on here excluded, he is all over it 15 storeys in central Coorparoo and down to the bowls club 6 storeys at Bennetts Rd Blocks along there could be picked up at 2 storey prices D
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Anyone targeting the western corridor on the back of the Legacy Way tunnel project
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I haven't had a single conveyancing client mention this infrastructure as a reason for their purchase With construction under way I would expect to have a had a couple
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So there would only be a small time frame to buy in that small area,but 15 storeys would be only the start longterm
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Not neccessarily I have complaints against client DA's all the time where the people bought a Qlder in a nice street full of Qld'ers and ignored the fact that it is all zoned LMR, then you put a DA in for town houses or units and are disgusted you could do that Once the first DA goes in and signs go up for presales then it will be late This may not occur for several years though The only one I have seen is 9 storey's opposite McDonalds on Old Cleveland Rd and that was only the DA a year or so ago, no presales signs or anything Most people would not know anything about it
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Up to 15 stories in Coorparoo That's ridiculous I'd imagine every owner occupier in the suburb would object to that once the DA street notice goes up Even the 6 story blocks in ChermsideGarden City seem out of place to me reminds me of the old soviet blocks in suburban eastern europe
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I am sure they will Especially the ones with great city view that will be looking at the back of the buildings instead They can object all they want, it meets the codes they have no leg to stand on I have attached a map to show how wide spread it is The Maroon sites mean 1 6-8 stories high density res 2 15 stories high density res The grey blue is district centre -15 stories mixed use the orange 3 is up to 9 stories mixed use
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I think we need to go up, rather than out and generally more dense (unless it's next door to me of course) You can't have functioning large cities with single story houses on 14 acre blocks (or even half that) in the inner or middle circle
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This man speaks truth Everything suddenly becomes viable, eg tube-stations for one As far as I'm aware, most councils require each floor as you go up to be set back from the first to prevent the menacing look of tall menacing looking buildings
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People forget that Australian cities are amongst the most spread out as well as most centrally focused on a single major economic focal hub (CBD) in the world There's absolutely no way that cities like Sydney or Melbourne can maintain their enviable lifestyle and liveability if the only new housing pushes further and further away from the existing centres as they continue to grow, and if all the employment growth remains concentrated in the CBDs It's not sustainable, and who in the cities really wants to live a million miles from everything Why else would state governments be implementing metropolitan planning schemes such as Melbourne 2030, the SEQ Plan or the 30 Year Plan for Greater Adelaide The fact that we can generally choose to buy detached housing is one Australians take for granted when there's so many places in the world where it's out of reach for the majority
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Yeerongpilly yeronga, dutton park fantastic forget carindale a lot of new money flash houses, flash cars no dough areas Yeerongpilly is generally older units and largish -high maintance housing u will be getting large cash losses Yeerongilly has industry and a noisy railway line well to the east side and may get a Moorooka label in time ,, dutton park and the gabba are great but look for unregistered 'flats' typically 3-4-5 in a house these always rent and produce a great yield if u buy a sound property but u need to search u will find these within a 3 km radius of the CBD anyway thats my view
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Well spoken Darryl people will always object -but it is a NIMBY Not in my back yard sob sob story, we must have medium high density for lots of reasons - i wonder if those who dont agree will be happy to pay more tax for the provision of extra infrastructure, Those who have traveled all the way to SNG will see the condos that satisfy their requirements Anyway bit of a 'no brainer' I guess the detractors wish that they had had the foresight to invest into those 'on the nose' areas 20 years ago, the high rise will happen and Brisbane will be a different urban footprint in just 10 years , I can stand on Kangaroo point and see 10000 units that have been built in the last 10-12 years, this will continue for dozens of reasons object all u like it want make any difference as the Town Plan is the Bible Thats my viewNorthside What do people think of Keperra as an investment opportunity Good location to CBD I've been looking at the Brisbane northside for opportunities
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Cant Be Sure But Certainly Worthy Of Investigation The Houses Generally Too Old Now For Tax Advantage Old Drive In Site Mmmm Cant Think Of Names Minerals I Think Too Lazy To Look Up Had A Mixture Of Dhas As Well As Other Ares In Keppera Certainly Worth A Look Although I Do Think That Other Areas Could Be Higher On My Shopping List Why Northside Only Keen To Understand Your Reasoning Always Looking For Free Wisdom Thats My View Thx
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I am also beginning to warm up to Alderley, Everton Park and Stafford Angel recommended Everton Park My reasoning is that they are in the reasonable price range for investors and are attracting lots of renovation which lifts up valuation in the area by gentrification Topographically, I believe they are on higher grounds and avoid devaluation from flooding City views can also sustain valuation They are also at reasonable proximity to Brisbane I would be happy to hear others' views of these places
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Ex-gov housing seems to sell at a pretty good price $350k for 3bed 1 bath Not sure if it's the govt's goal to sell off all their housing but would be good for area having a higher % of owner occupiers It's still relatively rough there so could be a good long term investment Ferny Grove has a new taverntrain stop upgrade which will be good for the area too The ex-gov housing is built exclusively of fibro asbestos inside and out if you're thinking of reno'ing
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I love Everton Park at the moment I am doing my own small estate out there at present, 11,000 m2 raw site into a mix of small lots, couple of commercial lots and a couple of larger left over I am doing a 12 lot estate for a client out there also My site is still in early stages of planning but am contemplating zoning some lots for laneway with a fonzie flat over the rear garage The zoning would allow for 2 separate tenants I have no intention in building on them myself, my money is made in the rezoning and subdivision, there is enough left in it for others and I am better to move on to the next one Also vacant land is moving so fast at the moment I hope to sell stage one before I settle on the land I will probably build a 500m2 NLA strip shop on one of the sites and keep that as a long term income stream
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I have been looking at suburbs in the 10 km ring from CBD that are most affordable I am not very familiar with northside so am trying to get myself a bit more knowledge I have been to Stafford and that seems like a very convenient suburb to services and the cbd, but there are no houses there that appeal to me at the moment but I will keep looking Keperra came up when I looked at a map, but I've never been thereprices seem affordable
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Not Sure What U Mean Didnt Appeal To Me Is That Poor Location Or Ugly Wallpaper Your Locations Mentioned Are Solid capital Growth Spots But The Westside I I Think Is Light Years In Front Ie Graceville Sherwood Corinda Among Many Others Thats My 2 Bobs Worth
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Generally, Id agree that Brisbane will be performing well in the next 10 years The reason I say this is because there is good population growth, primarilly, because there is a well diversified employment base [ led by the miners, but they are not going away anytime soon] and also because it is cheaper than sydmel [ purchase price] As you correctly pointed out, that does not mean all brisbane suburbs will outperform Infrastructure spend is always tricky to predict- no one knows what the govt will table in the following budgets Id stick to the fundamentals: 1 Location [ distance to the city] 2 Land Size 3 Safe, convenient, transport and shopping infrastructure already in place- and not betting that the govt will improve it, but rather, if they do improve it, all the better Thus, both areas you mentioned - yeronga etc and the 4152 [ camp hill, carina, carindale] are good bets Id prefer the 4152 because it has less crime than yeronga area [ which is close to annerley and moorooka], and also because places like dutton park may flood [ being close to the river], and finally because the 4152s have good shopping facilities already in place [ as opposed to the yeronga, annerleymoorooka area which has more limited shopping]
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Mr Jag I think that your statements reflect a deep understanding ofood ol the Brisbane market place in my miind ( not that I am anybody really) i agree with your 4152 advice although I would exclude Carindale ,,It is full of a lot of 'would be -if they coulld besalways plenty of financially induced sales, and also has a high medium' price ,as opposed to average,,and wont be the first aresa to move as the entry level 'shacks' atound 4152 leave it in a distant vapour trail the others areas near shouldering 3152 ,I havent checked postcode would be seven hills, east side carindale,( seven hills side) , cannon hill east brisbane mmmm on the hill near ernest st ,just as a point of referencce,,,upper mt gravatt ,south of broadwater rd the list goes on ,,,even east of cav rd would be a place to look as they meet your wise paracticl criteria --anyone who follows your advice will be on the right track -particularly unsophisticated first time investors ( my advice ddoes not apply to units, townhouses, apartments just to clatify ) well in this area at least
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Is that you GrossReal
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Hi RIP, I'd be interested to know what is it that you love about Everton Park Is there any new infrastructure planned What are the drivers Thank you!
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Although his typing isn't perfect he makes logical points Therefore cant be gross real
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There is already a lot of new infrastructure including new tollways and new busway Other drivers would include closeness to CBD, big blocks, opportunities to add value due to age of dwellings, plenty of shopping, good schools Angel seems to be more of an expert than me in this area so you'd get more information if you did a search for her comments
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Old news for some, but hadn't seen it mentioned on this site yet I'm a bit of a fan of Keperra, very undervalued IMO Look at it's neigbouring suburbs (The Gap, Ferny Grove and Mitchelton) and there is a massive discrepancy in the sale prices http:wwwbrisbanetimescomauquea-quarry-gets-green-light-20130927-2ui89html gt;10km to CBD, good transport links, gentrification in progress, currently very good returns, big blocks with first signs of development showing, cheap purchase price Purchased one a few months back under $400k, 4 bed 2 bath, should rent around the $550 mark pw once reno is complete
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