SA Adelaide where to start

Hi all,

Been off the forum and sitting on the sidelines for a few years.

Due to unfortunate circumstances, we are looking to relocate to Adelaide. Problem is I dont know the area at all and have no idea what suburbs to start looking at for a PPOR.

Hope that some people might be able to point me to some areas to start looking at. Budget is around 750 to 850k, 3 or 4br house either walking distance to beach or towards hills with a view or something to stand out. Have a young family. As long as it is within close proximity to a decent hospital.

Would be great to get something that we can increase value in the medium term.

Broad scope I know, but anything beats throwing darts at a board to start.

Cheers!

 

I would start with the suburbs in this stretch of beach (within the green box) and aim for west of Brighton Road (i.e. beach side).

I have marked Flinders Medical Centre on the map.

Over the past 10+ years I have lived in 3 different homes along this stretch of beach and have no regrets.

Most of this stretch is covered by Brighton Secondary School which is typically well regarded.

A lot of the suburbs are connected to the CBD by train line or tram.

If you provide a bit more information around what specifically you are looking for in a house (i.e. closeness to restaurants or supermarkets, size of block, backyard, etc) I may be able to guide you to some example properties, but here is a couple (with a view) within your price range toward the south in Marino:

19 The Cove Road, Marino, SA 5049
39 Bundarra Road, Marino, SA 5049

 

Great post. Should also note that Marion shopping centre is in the same pic, which is one of the biggest in SA.

Have lived within the ‘green box’ last 4 years. With quite a large budget that @Ardi has, he/she should be able to find something suitable here.

Brighton area has nice cafe strip, access to good beaches and is just down Sturt Rd to the hospital.

If needs to be even closer to hospital, perhaps look at Pasadena instead. Eden Hills might give the views desired as well.

 

Some great views from homes in Pasadena and love the Foodland there. That's the amazing thing about Adelaide, million dollar views begin at $600k in many areas. 20-40% off sale

 

If you need to be near the city and don't mind average beaches with seaweed above suggestions are fine. Brighton school is good.

If you want quality beaches with closer proximity to the hills, mclaren vale, victor harbour etc look further south from christies further south down to Sellicks. Hospital at Noarlunga and I am sure there will another hospital built at Aldinga in the future - not sure when....

Can also get beach view or esplanade with some patience

21 Anderson Avenue, Port Noarlunga, SA 5167

lifestyle
69 Justs Road, Sellicks Beach, SA 5174

 

Average beaches with seaweed?

They are awesome beaches, except for the lack of waves. These are photos I've taken recently around Seacliff/brighton beaches in the last month.

Although rare, I've seen dolphins (i hope they were dolphins) and a seal. Beautiful sunsets too.

Nice place to live.

Agree with R377 that further south has nice beaches, but they are in lower socio economic areas and much longer commute times. Port Noarlunga is one of my favourite places.

 

Great post and much appreciated!

Spent the last week doing some driving around to get familiar with some Adelade areas.

Regarding scope, honestly open to any areas, but so far have liked Belair and around the "foothill" areas the most so far. Prefferably free standing house and 3br+.
This will be for a PPOR but I do not see us living in it for more than 3 or 4 years. So I am mostly focusing on something that we can make significant CG through future development or significant reno.

 

Will have a bit more of a look at Pasadena and Eden Hills in the coming week. Thanks for the heads up

 

That's a pretty important omission from the first post IMO

Adelaide's median is ~$450k, so looking for something almost double that value which has potential for a significant reno / development is probably going to be difficult to find (especially if you are looking to spend $750K+ in the hills).

3-4 years isn't a long time. Why not rent where you would like to live and invest elsewhere (whether in Adelaide or interstate)?

 

I know a great little rental in one of the nicest parts of the green box

 

Really not keen on renting, but will look at it if we cannot find a place. I have never felt settled when we have rented.

That is max budget. Was thinking along the lines if we buy something that we are happy to live in for a few years and pick up some CG when we want to move out. Maybe do a large reno, or even knock down or split/ devide.

Who knows we could be here longer.

 

You will really need to do you homework on CG. Many parts of South Australia hasn't seen any gains in 10 years.

South Australia has also just had a bungled Land Tax change which is closing business and causing investors to look in other states:
LAND TAX, DROUGHT DRIVE SA’S GREAT SLOWDOWN - 24th Jan 2020.

Final state demand for S.A. in the September quarter was -0.3%, the worst in the country. (W.A. was -0.2%). If you talk to business, December was also a bad quarter, so many believe S.A. entered a technical recession on the 1st Jan. I guess we will find out on the 4th March when the figures are released.

 

Ardi, the foothills are lovely, but if you do buy be aware of the high fire risk in those areas.

There are some bottlenecks to get out of the area.

I know a lot of locals who wouldn't buy in that area for those reasons.

Old article below, however the risk remains.

No Cookies | The Advertiser

 

Today is the 4th March. South Australia State Final Demand came in at -0.2% for the December Quarter.

South Australia joins Western Australia in technical recession.

 

Ouch!
Still seeing very strong competition for anything in the 600k to 800k range in any of the suburbs we are looking at!

 

A friend of mine has also been looking in the $550-650k range in the past couple of months and had been outbid on a number of homes, finally got one under contract a week ago.

 

South Australia state may be in technical recession territory but in my opinion the macro economics whilst important, should not necessarily override a great deal.

Adelaide market offers affordable buy and hold or buy and renovate deals that simply aren't possible in most other cap-cities. Development may be desirable, but in this low-interest rate environment, IMHO I would way prefer a low-maintenance buy and hold deal that yields awesomely from day #1 and also offers both further land value appreciation (if you buy a single family home on a large block in a great location with scarcity/amenity), and options to further add value via renovation or extension later on.

For example, this one in Christie's Beach is a steal. Even at $315K full asking price it'll yield amazingly and is basically fully renovated, on a large block bearish to beaches with limited greenfield land available nearby to develop around it. Whilst yielding well (especially with how cheap money is right now!), a large block low maintenance house in a location like this will also see decent appreciation over a medium to long term hold. Plus, at the low price point, and 80% lend mortgage at today's cheap rates could be paid down fairly fast. So I would be looking to deals like this one (if I could still access lending myself right now, that is!!):

21 Brown Road, Christies Beach, SA 5165

 

Have a look at Panorama, it's really affordable, big blocks, close to the city and good schools. There's many 50s, 60s to 70s houses, and few new builds on duplex blocks being developed. Try the higher areas of Panorama, great views to ocean and cbd, architecturally designed homes. Borders Colonel Light Gardens along Springbank Rd, which has a high average price and others that surround it. We have invested there and while not amazing gains, has steadily increased in value with no capital investment.