QLD Brisbane's best suburbs below 400K

What's everyone think is the best greater brisbane suburbs with a median below 400K (or have houses available below 400K that don't require much work). I'm only really looking for places less than 22km from CBD, so in Ipswich direction Redbank, in south brisbane region Hillcrest, in Logan Kingston, in Redlands Ormiston, and in Moreton Bay Petrie.

I'm looking for around neutral cashflow, but a bit negative is fine. I'm also looking for suburbs with the biggest potential for large % capital growth.

Thanks

 

Ok. I'd go for Brisbane CC, Redland or Moreton Bay.
I think Ipswich and Logan are often lower SES - perhaps more frustrating to own.

 

I was keeping that in mind, but a lot of those suburbs you could easily find sub 330K, which would allow me to buy quicker. In Brisbane CC I've been looking at Ellen Grove because of the price, or Richlands. Also been looking at Bracken Ridge and Bald Hills

 

And mainly Goodna, Gailes, Redbank in Ipswich

 

There have been people regretting buying in the cheaper Brisbane region suburbs...
Brisbane isn't Sydney.
There's a lot of land and good tenants have plenty of options to rent better located homes.
So when you get to the cheaper suburbs... who is willing to be your tenant?

 

Bracken Ridge and Bald Hills. Be careful though that you dont buy something right alongside the motorway.

 

Good house Bracken Ridge approaching high $400k to low $500k.
Bald Hills mid to high $400k.
Like Angel said, best to avoid close to motorway and unfavourite oversupply townhouses.

 

How abt Springwood, Rochedale Sth?

 

Moreton Bay

 

Yes I didn't look closely enough into those two suburbs yet, all the houses below 400K appear to be on main roads

 

Both above my budgets, but I have been considering Slacks Creek

 

I only have good things to say about inner Ipswich and by that you’d want to look at the premium areas near and in Ipswich CBD, which have had great growth in the last 12 months and heating up even more now. But perhaps a bit too far for you.

 

Have a bit of a look at runcorn, near altandi station.

Slacks creek north of Park Road (but you hvae to be quick).

Meadowbrook if you can go to 450, Loganlea if you can't.

Are you living in it? Or renting it out.

 

if your budget will not allow you to buy in Moreton bay penninsula areas then look around the fastly emerging areas of Lawnton/Petrie/Dakabin and Kallangur.
If you prefer south of the river then the only areas I would suggest for under a $400k budget are Edens Landing/Bethania & a little of Waterford West

 

I own property in most those areas you have listed. Petrie, Bald Hills, Bracken Ridge, 1 in Ipswich and another 3 in Logan and few more in Brisbane BCC.

Honestly I have ZERO regrets on any of them. Yields are so high they pay themselves and my 4/2/2 houses in Crestmead came back with bank valuation over $370k after less than 1 year ownership which I bought for $340k.

Not longer than 2 weeks without a tenant in any of them, depreciation on average $7k and above in the 5 years done by BMT and good long term tenants who are very tidy. I've said this numerous times now my blue chip suburb rentals in Sydney like in St Ives, Hills district and inner west give me ALOT more headaches than any of my Brisbane, Logan, Moreton Bay and Ipswich investments.

 

Any tips for young players in these areas?
What should we be looking for, what part of their cycles do you feel they are in?

Thanks

 

Bethania if you like wet feet

 

Logan is a HUGE area, it's hard to tar it all with the same brush. Prices range from $170,000 all the way to well over $1,000,000+, with a realistic middle ground for a good 4/2/2 sitting around $350,000-$450,000 depending on property and area. Some properties are extremely easy to rent to quality tenants, others are a nightmare.

You really need to look at each property on its specific merits. Any property and area is a good area to buy at the right price, but you need to know all the idiosyncrasies before you can come to a true market value. For example- did you know Logan Central is incredibly difficult to rent, but neighboring Slacks Creek is in demand.

 

9 Merrell Street North Booval Qld 4304 - House for Sale #125827874 - realestate.com.au

The one above went under contract over the last 48 hours,and it was on the market for a while..try and target the land content as what's above the footprint is not that important..

 

Flood overlay.